Land for Sale in Leicestershire

# Land for Sale in Leicestershire

Leicestershire sits at the heart of England, offering land buyers a compelling combination of accessibility, agricultural heritage, and development potential. Straddling the East Midlands, this historic county encompasses 832 square miles of varied terrain, from the rolling hills of Charnwood Forest to the fertile plains of the Vale of Belvoir. With the M1 motorway running through its western edge and Leicester city providing a major economic hub, Leicestershire has become increasingly attractive for both agricultural investment and strategic land purchases.

The county's land market benefits from its central location—within two hours of London, Birmingham, and major northern cities by road or rail. This connectivity, combined with a population of over one million and a diverse economy spanning logistics, manufacturing, and food production, creates sustained demand across all land sectors. From traditional farmland commanding premium prices in sought-after areas to brownfield regeneration opportunities in former industrial zones, Leicestershire offers land buyers considerable variety within a relatively compact geographical area.

Types of Land Available in Leicestershire

Agricultural Land dominates Leicestershire's rural landscape, with the county's Grade 2 and Grade 3 farmland particularly prevalent in the eastern districts around Melton Mowbray and Market Harborough. These areas have historically supported mixed farming, with arable cultivation of wheat, barley, and oilseed rape alongside livestock grazing. The Vale of Belvoir, straddling the Leicestershire-Nottinghamshire border, is renowned for its high-quality agricultural land and typically commands prices above the county average. Dairy farming remains significant, though the sector has consolidated in recent decades, occasionally releasing smaller parcels suitable for lifestyle buyers or diversification projects.

Equestrian properties and paddocks are increasingly common across Leicestershire, particularly within commuting distance of Leicester, Loughborough, and Market Harborough. The county's hunting heritage—home to several prestigious hunts including the Quorn, Cottesmore, and Fernie—has created sustained demand for grazing land, stables, and gallops. Plots ranging from two to twenty acres near villages attract competitive interest from horse owners seeking countryside access whilst maintaining convenience for urban employment.

Woodland and conservation land features prominently in western Leicestershire, where Charnwood Forest's ancient woodlands and distinctive granite outcrops create a landscape markedly different from the county's agricultural heartland. Small woodland parcels occasionally become available, appealing to conservation-minded buyers and those seeking recreational land. The National Forest, which extends into northwestern Leicestershire around Ashby-de-la-Zouch, has driven woodland creation and offers opportunities for buyers interested in environmental stewardship schemes.

Development land and strategic sites generate significant activity, particularly around Leicester's urban fringe and the market towns of Hinckley, Loughborough, and Melton Mowbray. The county's housing demand—driven by population growth, university expansion, and employment opportunities—creates a speculative market for land with development potential. However, buyers should note that securing planning permission requires navigating complex local authority requirements; our planning permission guide provides essential background for those considering such investments.

Key Features and Connectivity

Leicestershire's transport infrastructure represents a major asset for landowners. The M1 motorway provides direct access to London, Sheffield, and Leeds, whilst the M69 connects to Birmingham and Coventry. This road network has established the so-called "Golden Triangle"—the area between the M1, M6, and A14—as one of Britain's premier logistics and distribution hubs, with Magna Park near Lutterworth representing Europe's largest road-served distribution park. This concentration of warehousing and logistics facilities influences land values in southern and western Leicestershire, where strategic sites command premium prices.

Rail connectivity further enhances the county's appeal. Leicester station offers frequent services to London St Pancras (journey time approximately 70 minutes), whilst Market Harborough, Loughborough, and Hinckley maintain regular services to major cities. The Midland Main Line upgrade programme promises enhanced capacity and reliability, potentially supporting further development pressure along this corridor.

Whilst Leicestershire contains no National Parks, Charnwood Forest in the northwest offers a distinctive landscape of pre-Cambrian rocks, ancient woodlands, and heathland, popular for recreation and valued for its biodiversity. Bradgate Park, covering 850 acres, provides public access to this characteristic landscape and influences land values in surrounding villages such as Newtown Linford and Woodhouse Eaves, where properties with land command premiums.

The county's economic drivers extend beyond logistics. Leicester's textile and manufacturing heritage has evolved into advanced engineering, space technology, and food production sectors. Melton Mowbray, renowned for pork pies and Stilton cheese (both holding Protected Geographical Indication status), anchors the county's food manufacturing cluster. Loughborough maintains a strong presence in advanced engineering and research through Loughborough University, whilst Hinckley's proximity to Coventry and Birmingham supports manufacturing supply chains.

Planning and Development Considerations

Navigating Leicestershire's planning landscape requires understanding both county-level strategic policies and district-specific requirements. Leicestershire County Council coordinates strategic planning, but development management sits with seven district authorities: Blaby, Charnwood, Harborough, Hinckley and Bosworth, Melton, North West Leicestershire, and Oadby and Wigston.

The Leicester and Leicestershire Strategic Growth Plan identifies substantial housing and employment land requirements through 2050, designating strategic growth areas around Leicester's periphery and major market towns. Whilst this signals potential development opportunities, the plan emphasises brownfield regeneration and sustainable urban extensions rather than widespread greenfield release. Land buyers considering speculative purchases should thoroughly research district-specific Local Plans and any emerging neighbourhood plans, which increasingly influence development prospects at the local level.

Agricultural buildings and diversification projects typically benefit from permitted development rights, though these have limitations and exceptions. Converting agricultural buildings to residential use—permitted under Class Q regulations—has become popular, though structural surveys and prior approval from local planning authorities are essential. Those considering such projects should consult our complete guide to buying land to understand the full regulatory framework.

Environmental constraints require careful consideration. Parts of eastern Leicestershire, particularly areas near the River Soar, River Wreake, and River Welland, face flooding risks. The Environment Agency's flood risk maps should inform any land purchase, especially for sites near watercourses or on floodplains. Former industrial sites, particularly around Leicester, Loughborough, and the coalfield areas of northwestern Leicestershire, may carry contamination risks requiring investigation and potential remediation—factors that significantly impact valuation and development viability.

Conservation designations affect numerous Leicestershire villages. Over 80 Conservation Areas protect historic settlement character, imposing additional scrutiny on development proposals and alterations. The county contains over 4,000 listed buildings, with particular concentrations in market towns like Market Harborough and villages throughout the Harborough district, where ironstone architecture creates distinctive streetscapes.

Investment Potential and Market Trends

Leicestershire's land market demonstrates resilience supported by diverse demand drivers. Agricultural land values in the county typically range from £7,000 to £12,000 per acre, with premium Grade 2 land in eastern districts occasionally exceeding these benchmarks. Factors influencing agricultural land prices include soil quality, field sizes, access arrangements, and available infrastructure such as buildings and water supplies.

Lifestyle and amenity land attracts competitive bidding, particularly for well-located parcels between two and ten acres near desirable villages. Proximity to Leicester and Loughborough, combined with good schools and community facilities, drives demand from professionals seeking rural living alongside urban employment. Villages in Charnwood, such as Quorn, Barrow upon Soar, and Rothley, or in Harborough district, including Great Glen and Kibworth, typically command premiums for both residential property and associated land.

Development land values vary dramatically based on planning status, location, and infrastructure availability. Sites with planning permission or clear development potential in sustainable locations near Leicester or the market towns can command £500,000+ per acre, though this represents the upper end for fully serviced sites with resolved planning matters. Land identified in Local Plans for future development, but lacking permission, trades at substantial discounts reflecting planning risk and delivery timescales.

The Golden Triangle's continued expansion influences land values throughout southern and western Leicestershire. Whilst achieving planning permission for logistics development remains challenging without strategic allocation, proximity to the M1 and M6 motorways sustains speculative interest. However, local resistance to further warehouse development has stiffened, with communities in areas like Hinckley and Blaby expressing concerns about traffic, visual impact, and loss of agricultural land.

Emerging opportunities include land suitable for environmental initiatives. Government agricultural policy increasingly rewards environmental outcomes through schemes like Environmental Land Management (ELM), potentially enhancing returns from lower-grade agricultural land through habitat creation, carbon sequestration, or biodiversity net gain provisions. The National Forest's ongoing expansion in northwestern Leicestershire creates specific opportunities for woodland creation and associated funding.

For those considering purchasing land in Leicestershire, obtaining an accurate valuation represents a crucial first step. Land values can vary significantly even within small geographical areas based on subtle differences in location, access, planning context, and physical characteristics. Professional valuation helps establish realistic expectations and negotiating positions in this diverse and competitive market.

Conclusion

Leicestershire offers land buyers a mature, accessible market characterised by strong infrastructure, diverse economic drivers, and varied landscape. Whether seeking productive agricultural land in the eastern Vale of Belvoir, amenity land near Charnwood Forest, or strategic sites within the logistics corridor, the county provides opportunities across price points and land types. Success in this market requires thorough due diligence on planning prospects, environmental constraints, and local market dynamics—but for well-researched buyers, Leicestershire's central location and economic fundamentals provide a solid foundation for land investment.