As the UK development land market continues to recalibrate, strategic land is emerging as one of the few areas showing consistent activity. According to Savills’ Q2 2025 Market in Minutes report, greenfield land values dipped slightly last quarter by -0.2%, with annual growth at just 0.6%. Urban land values fell more sharply and housing starts in London hit their lowest level since 2010, underscoring the challenges facing high-density schemes and brownfield regeneration.
Yet amid this cooling climate, our area of expertise, strategic land, appears to be holding firm. Larger developers are actively pursuing viable grey belt and edge-of-settlement sites, drawn by the flexibility and long-term potential these locations offer. The evolving National Planning Policy Framework (NPPF) is also playing a role, reshaping how land is assessed and promoted. While reforms have introduced uncertainty, they’ve also prompted a wave of new sites entering the market, giving developers greater choice and prompting renewed interest in strategic opportunities.
This shift is visible across the country, including in Cheshire, where sites identified and unlocked for development by Muller such as Maylands Park in Nantwich and the Crewe Northern Gateway Development, reflect broader trends in land promotion. These schemes, while not immune to planning delays or local opposition, illustrate how strategic land can align with housing need and infrastructure goals when approached with long-term vision.
Planning approval was granted last week for an 80-bed care home at Phase 1 of Maylands Park reinforcing increasing recognition of our age-inclusive approach to placemaking. By thoughtfully integrating affordable housing, starter homes and family residences alongside practical accommodation for downsizers and those requiring retirement or care home accommodation, we’re delivering genuinely mixed communities that reflect local need.
The Savills report also highlights the pressures facing SMEs and Housing Associations, many of whom are struggling with build cost inflation and limited access to finance. Government reforms, including a £39bn commitment to affordable housing, may offer relief but delivery will depend heavily on the availability of well-positioned land and a planning system that supports timely approvals.
With national housing completions forecast to fall from 199,000 in 2023/24 to 160,000 in 2025/26, strategic land could play a stabilising role in the years ahead. It offers developers and local authorities a way to plan ahead, phase delivery and respond to shifting market conditions.
At Muller, we’re proud to maintain a 97% planning success rate driven by our extensive in-house expertise and ability to make swift, informed purchase decisions. We work collaboratively with landowners, local authorities and other stakeholders to unlock complex sites and bring forward sustainable development.
In a sector where short-term volatility is becoming the norm, strategic land remains a reliable foundation for long-term housing strategy. We are actively seeking new opportunities to unlock sites for development across brownfield, greenfield and greybelt locations and welcome conversations with landowners who may be considering selling all or a portion of their land. We’re also always open to building new relationships with developers and care home operators, sharing the breadth of our portfolio to explore future opportunities together.
Get in touch today to discover how we could work together.
