--- title: "Development land market insights: Regional realities that matter for your next acquisition" description: Regional dynamics in the Q3 development land market offer unique opportunities for SME developers, requiring strategic adaptation to local planning approvals, infrastructure constraints, and government support. image: https://www.shojin.co.uk/hubfs/Blog/2025/07%20July/Development%20Land%20Market%20Q3%20Insights/UK-Development-Land.jpg --- Don’t invest unless you’re prepared to lose all the money you invest. This is a high-risk investment and you are unlikely to be protected if something goes wrong.  Take 2 minutes to learn more. Risk information **Risk summary for investments in speculative illiquid securities which are arranged by a firm by way of an online platform.**   **Estimated reading time: 2 min**   Due to the potential for losses, the Financial Conduct Authority (FCA) considers this investment to be very complex and high risk.   **What are the key risks?**   1. **You could lose all the money you invest** - By investing into a real estate project through Shojin you will be investing in a Bond instrument issued by Special Purpose Vehicles (SPV’s) which provide a funding facility for the purpose of real estate development. If the project fails, Investors can lose some or all of the money they invested. - Advertised rates of return aren’t guaranteed. This is not a savings account. If the project doesn’t pay the SPV back as agreed, you could earn less money than expected or nothing at all. A higher advertised rate of return means a higher project risk with an increased probability of losing your money. - Due Diligence and project oversight is carried out by the platform on each Shojin project that you are investing into to assess how well they are expected to perform. However, you should always also do your own research before investing. - These investments are sometimes held in an Innovative Finance ISA (IFISA). While any potential gains from your investment will be tax free, you can still lose all your money. An IFISA does not reduce the risk of the investment or protect you from losses. 2. **You are unlikely to be protected if something goes wrong** - Protection from the Financial Services Compensation Scheme (FSCS), in relation to claims against failed regulated firms, does not cover poor investment performance. [Try the FSCS investment protection checker here.](https://www.fscs.org.uk/check/investment-protection-checker) - Protection from the Financial Ombudsman Service (FOS) does not cover poor investment performance. If you have a complaint against an FCA regulated firm, FOS may be able to consider it. [Learn more about FOS protection here.](https://www.financial-ombudsman.org.uk/consumers) 3. **You are unlikely to get your money back quickly** - This type of property investment could face delays that can delay payments. These investments could also fail altogether and be unable to repay investors their money. - You have the opportunity to sell your investment early through the secondary market but there is no guarantee you will be able to find someone willing to buy. 4. **This is a complex investment** - This investment has a complex structure to ensure the interest of investors is protected. Investments are made into each designated project SPV and are ringfenced from other project SPV's to ensure full transparency of each investment made. - You may wish to get financial advice to understand how the structure works before deciding to invest. 5. **Don’t put all your eggs in one basket** - Putting all your money into a single business or type of investment for example, is risky. Spreading your money across different investments makes you less dependent on any one to do well. - [A good rule of thumb is not to invest more than 10% of your money in high-risk investments.](https://www.fca.org.uk/investsmart/5-questions-ask-you-invest) [If you are interested in learning more about how to protect yourself, visit the FCA’s website here.](https://www.fca.org.uk/investsmart) [For further information about minibonds, visit the FCA’s website here](https://www.fca.org.uk/consumers/mini-bonds). 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We share opportunities for global investors to gain exceptional returns. [Why us ![](https://www.shojin.co.uk/hubfs/shojin/icons/arrow-right-light-white.svg)![](https://www.shojin.co.uk/hubfs/shojin/icons/arrow-right-light.svg)](https://www.shojin.co.uk/invest/why-us) [Overview ![](https://www.shojin.co.uk/hubfs/shojin/icons/arrow-right-light.svg)![](https://www.shojin.co.uk/hubfs/shojin/icons/arrow-right-light-white.svg)](https://www.shojin.co.uk/invest) How to invest [![chart-line-light](https://www.shojin.co.uk/hubfs/shojin/icons/chart-line-light.svg) ![chart-line-hover](https://www.shojin.co.uk/hubfs/shojin/icons/chart-line-hover.svg) Products Explore ways to earn interest on capital or income on capital growth](https://www.shojin.co.uk/invest/products) [![chart-bar-light](https://www.shojin.co.uk/hubfs/shojin/icons/chart-bar-light.svg) ![chart-bar-hover](https://www.shojin.co.uk/hubfs/shojin/icons/chart-bar-hover.svg) IFISA Invest in a tax efficient way with our Innovative Finance ISA](https://www.shojin.co.uk/invest/products/ifisa) [![circles-three-light](https://www.shojin.co.uk/hubfs/shojin/icons/circles-three-light.svg) ![circle-three-hover](https://www.shojin.co.uk/hubfs/shojin/icons/circle-three-hover.svg) Pensions Take control of you pension by using SIPP & SSAS products](https://www.shojin.co.uk/invest/products/pensions) Who is Shojin for [![user-list-light](https://www.shojin.co.uk/hubfs/shojin/icons/user-list-light.svg) ![user-list-hover](https://www.shojin.co.uk/hubfs/shojin/icons/user-list-hover.svg) Individuals We make real estate investing more accessible for individual investors](https://www.shojin.co.uk/invest/who-is-shojin-for/individuals) [![chalkboard-teacher-light](https://www.shojin.co.uk/hubfs/shojin/icons/chalkboard-teacher-light.svg) ![chalkbord-teacher-hover](https://www.shojin.co.uk/hubfs/shojin/icons/chalkbord-teacher-hover.svg) Family offices Investment opportunities for SFOs, MFOs and HNWs](https://www.shojin.co.uk/invest/who-is-shojin-for/family-offices) [![presentation-chart-light](https://www.shojin.co.uk/hubfs/shojin/icons/presentation-chart-light.svg) ![presentation-chart-hover](https://www.shojin.co.uk/hubfs/shojin/icons/presentation-chart-hover.svg) Wealth managers We work with finance professionals and intermediaries to share opportunities](https://www.shojin.co.uk/invest/who-is-shojin-for/wealth-managers) Fund your next project We support borrowers at every step of the journey, from acquisition through to development and exit. [Why us ![](https://www.shojin.co.uk/hubfs/shojin/icons/arrow-right-light.svg)![](https://www.shojin.co.uk/hubfs/shojin/icons/arrow-right-light-white.svg)](https://www.shojin.co.uk/borrow/why-us) [Overview ![](https://www.shojin.co.uk/hubfs/shojin/icons/arrow-right-light-white.svg)![](https://www.shojin.co.uk/hubfs/shojin/icons/arrow-right-light.svg)](https://www.shojin.co.uk/borrow) Products [![git-fork-light](https://www.shojin.co.uk/hubfs/shojin/icons/git-fork-light.svg) ![git-fork-light-1](https://www.shojin.co.uk/hubfs/shojin/icons/git-fork-light-1.svg) Whole loan We provide a combination of senior and junior debt to allow developers to take on larger schemes](https://www.shojin.co.uk/borrow/products/whole-loan) [![house-line-light](https://www.shojin.co.uk/hubfs/shojin/icons/house-line-light.svg) ![house-line-hover](https://www.shojin.co.uk/hubfs/shojin/icons/house-line-hover.svg) Mezzanine Top up funding that allows you to minimise your contribution, enhancing your return on capital whilst maintaining full control.](https://www.shojin.co.uk/borrow/products/mezzanine) [![door-light](https://www.shojin.co.uk/hubfs/shojin/icons/door-light.svg) ![door-hover](https://www.shojin.co.uk/hubfs/shojin/icons/door-hover.svg) Bridge Short-term senior and junior debt for land acquisition, refinancing, and conversions.](https://www.shojin.co.uk/products/bridge) [![door-light](https://www.shojin.co.uk/hubfs/shojin/icons/door-light.svg) ![door-hover](https://www.shojin.co.uk/hubfs/shojin/icons/door-hover.svg) Stabilisation and finish & exit Investment finance for completed or near-complete schemes that need time to optimise value before permanent refinancing or sale.](https://www.shojin.co.uk/stabilisation-finish-exit) How to borrow [![tree-structure-light](https://www.shojin.co.uk/hubfs/shojin/icons/tree-structure-light.svg) ![tree-structure-hover](https://www.shojin.co.uk/hubfs/shojin/icons/tree-structure-hover.svg) How it works Our process focuses on delivering an exceptional outcome for all parties.](https://www.shojin.co.uk/borrow/how-it-works) [![laptop-light](https://www.shojin.co.uk/hubfs/shojin/icons/laptop-light.svg) ![laptop-hover](https://www.shojin.co.uk/hubfs/shojin/icons/laptop-hover.svg) Apply Submit your application or request a call back](https://www.shojin.co.uk/borrow/how-it-works#APPLY) Elevate your investing Browse our blog for news, features, market update and special reports to build your real estate investing knowledge. [All insights ![](https://www.shojin.co.uk/hubfs/shojin/icons/arrow-right-light-white.svg)![](https://www.shojin.co.uk/hubfs/shojin/icons/arrow-right-light.svg)](https://www.shojin.co.uk/insights) Insights [![trophy-light](https://www.shojin.co.uk/hubfs/shojin/icons/trophy-light.svg) ![trophy-hover](https://www.shojin.co.uk/hubfs/shojin/icons/trophy-hover.svg) Masterclass Watch our webinars on demand](https://www.shojin.co.uk/insights/tag/masterclass) [![files-light](https://www.shojin.co.uk/hubfs/shojin/icons/files-light.svg) ![files-hover](https://www.shojin.co.uk/hubfs/shojin/icons/files-hover.svg) Special reports Read our reports and research](https://www.shojin.co.uk/insights/tag/special-reports) [![notification-light](https://www.shojin.co.uk/hubfs/shojin/icons/notification-light.svg) ![notification](https://www.shojin.co.uk/hubfs/shojin/icons/notification.svg) Market updates Expert insight and analysis](https://www.shojin.co.uk/insights/tag/market-updates) [![note-pencil-light](https://www.shojin.co.uk/hubfs/shojin/icons/note-pencil-light.svg) ![note-pencil-hover](https://www.shojin.co.uk/hubfs/shojin/icons/note-pencil-hover.svg) Blog Stay up-to-date with news and views](https://www.shojin.co.uk/insights/tag/blog) Resources [![question-light](https://www.shojin.co.uk/hubfs/shojin/icons/question-light.svg) ![question-hover](https://www.shojin.co.uk/hubfs/shojin/icons/question-hover.svg) FAQs](https://www.shojin.co.uk/faqs) [![list-dashes-light](https://www.shojin.co.uk/hubfs/shojin/icons/list-dashes-light.svg) ![list-dashes-hover](https://www.shojin.co.uk/hubfs/shojin/icons/list-dashes-hover.svg) Glossary Learn and understand some of the terms we use in materials such as investment memorandums.](https://www.shojin.co.uk/glossary) [![video\_library\_FILL0\_wght100\_GRAD0\_opsz24](https://www.shojin.co.uk/hubfs/ICONS/New%20Icons/video_library_FILL0_wght100_GRAD0_opsz24.svg) ![Artboard 1](https://www.shojin.co.uk/hubfs/ICONS/New%20Icons/Artboard%201.svg) Video explainers Watch our short video FAQs](https://www.shojin.co.uk/video-faqs) Our company Shojin is an FCA-regulated fractional investing platform enabling global investors to build their wealth from UK-based real estate investment opportunities. [Contact us ![](https://www.shojin.co.uk/hubfs/shojin/icons/arrow-right-light-white.svg)![](https://www.shojin.co.uk/hubfs/shojin/icons/arrow-right-light.svg)](https://www.shojin.co.uk/company/contact-us) Learn more [![globe-light](https://www.shojin.co.uk/hubfs/shojin/icons/globe-light.svg) ![globe-hover](https://www.shojin.co.uk/hubfs/shojin/icons/globe-hover.svg) About us Our mission, vision and purpose](https://www.shojin.co.uk/company/about-us) [![users-three-light](https://www.shojin.co.uk/hubfs/shojin/icons/users-three-light.svg) ![user-three-hover](https://www.shojin.co.uk/hubfs/shojin/icons/user-three-hover.svg) Team We're an experienced team of real estate and investment professionals](https://shojin.co.uk/company/about-us#TEAM)   [![list-checks-light](https://www.shojin.co.uk/hubfs/shojin/icons/list-checks-light.svg) ![list-checks](https://www.shojin.co.uk/hubfs/shojin/icons/list-checks.svg) Careers Take your career to the next level](https://www.shojin.co.uk/company/careers) [![git-fork-light](https://www.shojin.co.uk/hubfs/shojin/icons/git-fork-light.svg) ![git-fork-light-1](https://www.shojin.co.uk/hubfs/shojin/icons/git-fork-light-1.svg) Partnerships Partner with us to increase access to real estate investing](https://www.shojin.co.uk/company/partnerships) [Market updates](https://www.shojin.co.uk/insights/tag/market-updates) [Blog](https://www.shojin.co.uk/insights/tag/blog) 5 min read # Development land market insights: Regional realities that matter for your next acquisition   ![UK-Development-Land](https://www.shojin.co.uk/hs-fs/hubfs/Blog/2025/07%20July/Development%20Land%20Market%20Q3%20Insights/UK-Development-Land.jpg?width=1000&height=800&name=UK-Development-Land.jpg)   The development land market is telling two very different stories depending on where you operate. While 61 local authorities now face presumption in favour of development—the biggest shift in planning policy for years—the reality on the ground varies dramatically by region.   Planning approval rates range from 82% in London to 92% in the North East. Infrastructure constraints are blocking thousands of homes in unexpected places. And new government support measures worth £700 million are creating genuine opportunities for developers who understand how to access them.   For SME developers, this isn't academic analysis—it's intelligence that should shape your acquisition strategy for the remainder of 2025.   ###### Planning approvals: the regional divide   Planning approval rates measure how many applications are granted versus refused by local authorities—essentially your odds of getting permission. National statistics reached 87% approval rates in Q1 2025, meaning roughly 9 in 10 applications succeed. But averages hide the reality: the gap between best and worst performing regions is now 10 percentage points—and growing.   Northern England consistently outperforms**.** The North East delivers 92% approval rates with just 6% variation between authorities, making it the most reliable region for planning success. Compare that to London's 82% rates, where West London boroughs manage only 76%.   The presumption penalty is real—and significant for developers. Those 61 councils that failed to deliver 75% of their housing requirement now face "presumption in favour of development," essentially meaning they must approve housing applications unless they can prove the damage clearly outweighs the benefits. Portsmouth managed just 26% delivery, Eastbourne 28%—these authorities must grant permission unless adverse impacts "significantly and demonstrably outweigh the benefits."   For small schemes, the stakes are higher. Only 24% of applications for 2-50 units succeed at appeal, compared to 43% for larger developments. Getting it right first time isn't just preferable—it's critical for smaller developers who can't afford multiple appeal processes.   Processing times remain problematic. While 90% of major applications are decided within the statutory 13 weeks, the average is actually 117 days (nearly 17 weeks) from submission to decision. Two authorities—Lewes District Council and Bristol City Council—are formally designated by the government for poor performance, meaning developers can bypass them entirely and submit major applications directly to the Planning Inspectorate instead.   ###### Infrastructure: the constraint you can't ignore   Infrastructure capacity has moved from background concern to project-killer. Grid connection shortages are affecting developments across the country, while capacity constraints create regional bottlenecks for multiple utilities.   Electricity grid constraints are the most visible problem. West London made headlines in 2022 when the Greater London Authority warned developers that new housing projects in Hillingdon, Ealing, and Hounslow could face delays until 2035 due to data centre power demands along the M4 corridor. While the GLA later clarified there was no outright "ban," the underlying capacity constraints are real—and have since been partially addressed through network collaboration that brought forward connection dates for 7,800 homes.   The broader grid issues persist nationally. The massive backlog of projects waiting for electricity connections means some developments are being given connection dates in the late 2030s, creating genuine delays across the country.   Water infrastructure creates regional bottlenecks despite £104 billion in approved investment for 2025-2030. Supply-demand deficits affect 14 water resource zones, with Thames Water area developments facing particular delays for new connections.   School capacity affects 71 local authority areas, with 36,000 primary places and 37,000 secondary places still needed by 2028/29. Eighteen percent of state-funded schools are at or over capacity, creating planning barriers in areas with insufficient educational infrastructure.   The takeaway: Infrastructure constraints must drive site selection from day one. This is particularly critical for developers in high-constraint areas, where utility pre-application enquiries could save months of wasted effort.   ###### Government support: real money, if you know how to access it   The policy shift toward supporting SME developers represents a genuine change, not just political rhetoric. The £700 million extension to the Home Building Fund demonstrates government commitment with actual resources behind it.   The numbers matter:   - £100 million in SME Accelerator Loans as part of the fund extension - Support for delivery of around 12,000 additional homes - Streamlined planning for developments under 10 units - New 'medium site' category (10-49 homes) with simplified rules and proposed Building Safety Levy exemptions The December 2024 NPPF changes introduced 'Grey Belt' development opportunities, making previously difficult Green Belt sites significantly more accessible. Combined with mandatory housing targets of 1.5 million homes over five years, the policy framework now actively supports rather than hinders development.   ###### How to optimise within your region   Understanding regional performance differences matters less for relocating your business and more for refining your approach within existing territories.   If you operate in Northern England: You're in the strongest position. Focus on maximising deal flow since approval rates are consistently high. The 92% North East rates mean you can be more aggressive on site selection without proportionally higher planning risk.   If you operate in the Midlands: You have solid fundamentals with minimal Green Belt constraints. Target sites under 10 units to leverage streamlined planning, and build relationships with the 29 councils delivering between 75-85% of housing targets who need successful developers.   If you operate in the South/London: Your strategy must be more selective. Target the 61 presumption authorities where approval is significantly easier, and focus heavily on Grey Belt opportunities. Infrastructure pre-application enquiries become absolutely critical—don't exchange contracts without utility capacity confirmation.   If you operate across multiple regions: Weight your pipeline toward northern opportunities while maintaining presence in southern markets through presumption authorities and Grey Belt sites.   ###### Land transaction market: stabilising but selective   While Q3 transaction data isn't complete, current trends suggest volumes remain 15-20% below historical averages but are stabilising. Greenfield land values increased 1.3% annually through Q1 2025, while urban land values declined 1.9%. Regional pricing variations are substantial. Northern England shows the strongest fundamentals with greenfield land value growth, while the South East faces headwinds. The general pattern shows northern sites achieving significantly lower per-acre prices than southern equivalents, reflecting both lower house prices and different market dynamics.   Transaction characteristics have evolved**.** Deals take longer to complete, with more complex payment terms becoming standard. Deferred payment structures are increasingly common, allowing developers to manage cash flow while land values stabilise.   Major housebuilders are returning to the land market, creating increased competition for strategic sites. However, SME developers benefit from greater flexibility in site selection and faster decision-making processes, allowing them to move more quickly on opportunities.   ###### Your action plan for Q4 2025   Start with your local presumption authorities. Even in challenging regions, these 61 councils must grant permission unless adverse impacts significantly outweigh benefits. This represents the easiest planning approvals available.   Leverage government support measures now. The £700 million Home Building Fund extension is actively lending. Early applications face less competition than when the market fully awakens to these opportunities.   Factor infrastructure constraints into every decision**.** Conduct utility pre-application enquiries before exchanging contracts. Consider alternative solutions like on-site renewable energy for constrained areas, and build infrastructure costs into initial appraisals.   Build strategic partnerships ahead of increased investment. Government social housing investment is increasing, and housing associations need delivery partners. Establish relationships with councils in high-performing areas where your success rate will be highest.   ###### The bottom line   Q3 2025 presents a rare alignment of supportive policy, available funding, and clear regional opportunities. But success requires understanding how to operate within your regional context rather than trying to fight it.   The window for early movers is limited. As larger developers recognise these opportunities and infrastructure constraints worsen in problem areas, current advantages will diminish.   Developers who understand their regional dynamics and adapt their strategies accordingly will find significant opportunities in a market that's fundamentally reshaping. The key is working with your regional realities, not against them.   --- *Next week: Infrastructure constraints by region—which utilities to check and how to navigate capacity challenges before they derail your project.* [Written by Shojin](https://www.shojin.co.uk/insights/author/shojin) Published 16 July 2025 Back to top![](https://www.shojin.co.uk/hubfs/shojin/icons/backto-top.png) Subscribe to newsletter Subscribe to receive the latest Shojin insights and resources to your inbox every week. #### Share this post - [![](https://www.shojin.co.uk/hubfs/shojin/icons/share-linkedin.svg)](http://www.linkedin.com/shareArticle?mini=true&url=https://www.shojin.co.uk/insights/development-land-market-q3-insights-regional-realities-that-matter-for-your-next-acquisition) - [![](https://www.shojin.co.uk/hubfs/shojin/icons/share-facebook.svg)](https://www.facebook.com/sharer/sharer.php?u=https://www.shojin.co.uk/insights/development-land-market-q3-insights-regional-realities-that-matter-for-your-next-acquisition) - [![](https://www.shojin.co.uk/hubfs/shojin/icons/share-twitter.svg)](http://twitter.com/intent/tweet?text=https://www.shojin.co.uk/insights/development-land-market-q3-insights-regional-realities-that-matter-for-your-next-acquisition) - [![](https://www.shojin.co.uk/hubfs/shojin/icons/share-email.svg)](mailto:?subject=https://www.shojin.co.uk/insights/development-land-market-q3-insights-regional-realities-that-matter-for-your-next-acquisition&body=https://www.shojin.co.uk/insights/development-land-market-q3-insights-regional-realities-that-matter-for-your-next-acquisition) More in this series ## Similar insights you might like [View all](https://www.shojin.co.uk/insights) [![](https://www.shojin.co.uk/hs-fs/hubfs/Building-and-sky-view.jpg?width=352&name=Building-and-sky-view.jpg)](https://www.shojin.co.uk/insights/uk-real-estate-lending-market-shows-signs-of-recovery) [Market updates](https://www.shojin.co.uk/insights/tag/market-updates), [Blog](https://www.shojin.co.uk/insights/tag/blog) ### [New report reveals UK real estate lending market showing signs of recovery](https://www.shojin.co.uk/insights/uk-real-estate-lending-market-shows-signs-of-recovery) A new report reveals that the UK commercial real estate lending market is beginning to recover... 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The risks involved will vary by project types, so please make sure you have read and understood the specific risks associated with the investment. Investments made on this website should only be made as part of a diversified investment portfolio. For more details, see the Key Risks. Projections or estimated returns are not a reliable indicator of actual future performance and eventual returns or dividends may be lower than predicted. Information presented on this website is for guidance purposes only and does not constitute financial advice. If you are unsure of the suitability of an investment, please contact your financial adviser for professional advice. Shojin is a trading name of Shojin Financial Services Limited. This website is a financial promotion approved by Shojin Financial Services Limited which is authorised and regulated by the Financial Conduct Authority (FRN: 716765) (see [www.fca.org.uk/register](https://www.fca.org.uk/firms/financial-services-register) for more information). Companies that issue investments on this platform, including bonds issued by Shojin entities, are not themselves regulated by the Financial Conduct Authority and investments made on this site are not covered by the Financial Services Compensation Scheme. The investment opportunities listed on this website are not offers to the public and can only be entered into by certain types of investors who have satisfied certain investment criteria. 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