5 Cheapest Places to Buy Land in the UK

In the pursuit of lucrative property investments, finding the right balance between affordability and potential returns is a fundamental consideration for savvy investors. For those eyeing the UK market, uncovering opportunities in regions where land prices remain below the national average stands as a strategic move. 

This article explores five distinct towns nestled in Northern England. Each of them offers unique prospects for property investors seeking cheap land.




Sunderland is undoubtedly one of the UK’s prime destinations for property investment, particularly for investors seeking cost-effective, yet high-potential land. According to HM Land Registry data, average property prices here stand at about £127,781 which is significantly below the UK average, therefore making it one of, if not the most affordable investment locations in England and Wales. 

This affordability stems from its historical industrial background. The decline of the shipbuilding industry in the 1970s left the area with lower property prices due to a lack of employment opportunities. However, Sunderland has undergone a remarkable transformation fueled by substantial public and private investments, with the city centre currently undergoing a £1.5 billion makeover. 

This revitalisation has not only created new job opportunities but has also transformed the city into an increasingly attractive place to live and invest in the Northeast.

Additionally, the presence of the University of Sunderland introduces a sizable student population which further enhances the city’s allure for property investors seeking burgeoning markets with potential for lucrative returns.


Image by Xanic Lopez via Flickr



Middlesbrough, a significant industrial hub in North Yorkshire, North East England, historically thrived on industries such as steelmaking, chemicals, and its port. All of these were significantly impacted by the Teesside Steelworks closure in 2015. 

However, amidst a period of economic decline, transformational plans are underway to revitalise the region, with particular focus on the former steelworks site.

The South Tees Development Corporation (STDC) envisions an impressive transformation of the area into a world-class industrial park, backed by investments exceeding £10 billion. Projections suggest this ambitious redevelopment initiative will lead to the creation of approximately 20,000 new jobs over the coming two decades.

Moreover, measures by local authorities are actively attracting diverse industries, spanning healthcare, life sciences, digital and creative sectors, professional services, as well as energy and renewables. This strategic focus on economic diversification reinforces Middlesbrough’s evolving landscape, aiming to move beyond its historical industrial identity.

With these transformative initiatives and the promise of substantial job creation, Middlesbrough stands out as an enticing investment prospect, offering significant development potential.


Image by Charlie Nettle via Flickr



Copeland has often appeared on news feeds as one of the UK’s most affordable areas, especially for first-time buyers. Situated on the west coast of the Lake District, it has been named as ‘the last place in England with easily affordable housing’.

When it comes to land, this area presents itself as a cost-effective investment opportunity compared to other parts of the UK. Its continued attractiveness to property investors lies in its comparatively lower land and property prices.

The post-pandemic landscape has transformed Copeland into an increasingly desirable investment destination. Historically not as favoured by investors due to limited employment opportunities and lower salaries compared to neighbouring cities, the area witnessed a significant shift during and after the pandemic. 

Remote work and hybrid working arrangements have spurred a migration trend, drawing many individuals who had previously moved away for better job prospects, back to Copeland. The newfound appeal arises from the flexibility of remote work options, allowing individuals to work from anywhere.

This influx of returning residents and newcomers has elevated the area’s investment potential, creating a growing demand for properties and raising yield prospects for property investors eyeing the area’s evolving market.


Image by east med wanderer via Flickr


Port Talbot

Port Talbot, a county borough in South West Wales has its historical identity as a steel and tinplate production hub. This shaped its economy and affordability but at the same time posed challenges that deterred residents and investors. 

As the steel industry underwent a period of decline, marked by substantial job cuts, Port Talbot faced huge challenges which brought the town’s economy to its knees.

In a bid to revive the once economically vibrant town, local authorities are driving extensive regeneration initiatives which seem to be successfully breathing new life into the town.

These include improved transport links, modern housing developments and enhanced business infrastructure. Funding was secured for school enhancements, beachfront redevelopment and harbour road improvements. 

Residents agree that the removal of tolls has contributed immensely to the overall revitalisation of the town. The rise of remote work and flexible working arrangements has further bolstered this trend. Individuals now seek the benefits of living in a town undergoing significant positive transformation, thus attracting new interest from property investors eyeing Port Talbot’s evolving potential.


Image by Ed Webster via Flickr



Elgin, nestled in the picturesque Scottish Highlands, boasts an industrial legacy rooted in whisky distilling, wool milling, and food processing plants, mirroring the industrial pasts of many Northern towns. Historically, its geographical location in Northern Scotland endowed Elgin with land and property prices lower than the UK’s southern regions.

Recent years have witnessed a notable shift, positioning Elgin as an increasingly appealing prospect for property investors. The town’s transformation from an industry-dependent economy of yesteryears to a burgeoning hub with a diversifying economy is attracting attention. With a housing market showing substantial growth and positive future prospects, Elgin’s appeal to investors has intensified. 

Ongoing development and investment initiatives, including regeneration projects, infrastructure enhancements and the creation of new housing estates, underline the town’s attractiveness for property investors seeking promising opportunities. 

Let’s not forget Elgin’s scenic landscapes and rich historical heritage which serve as additional draws for investors looking to capitalise on both the town’s economic potential and its inherent natural and cultural charm.


Image by Tom Parnell via Flickr


Final Thoughts

Exploring the five cheapest places to buy land in the UK, we’ve uncovered promising opportunities for property investors seeking cost-effective ventures in Northern England. Sunderland, Middlesbrough, Copeland, Port Talbot and Elgin, historically reliant on heavy industries, have weathered economic transitions following the decline of these sectors. 

Despite facing challenges from fading industrial legacies, these towns are undergoing remarkable transformations. Initiatives aimed at redefining their economies and attracting diverse industries are behind their emergence as high-potential investment areas that investors should not overlook.


Thinking about Investing in UK Land? 

Discovering the potential for lucrative property investments in the UK’s affordable land zones is just the beginning of an exciting journey. At Novellus, we specialise in empowering investors like you to seize these opportunities and turn them into profitable ventures. 

Whether you’re eyeing property acquisitions, expanding your portfolio, or delving into commercial developments in towns like Sunderland, Copeland, Elgin, Port Talbot, or Middlesbrough, Novellus offers tailored financial solutions starting from £500k with no upper limit.

Connect with us today through our quick enquiry form below or call us on 0203 397 4871 to discuss further.