Price of non-buildable land

Some people embark on selling a property to make money. Others prefer buying buildable land. Recently, more and more investors are choosing to invest their funds in non-buildable land. They claim that this investment offers a better return.

As their name suggests, this is land on which nothing can be built. In most cases, people are interested in selling buildable land or the price of buildable land.

But this time, we will focus more specifically on non-buildable land. If this topic interests you, we suggest you take your time and read our article. Before detailing its price, it is appropriate to provide you with its definition.

What is non-buildable land?

It can be described as a parcel of land that is non-buildable by default. Unlike buildable land, you cannot build a building, a Phénix house, a traditional dwelling, a shed, or a mobile home on it.

On non-buildable land, it is not supposed to accommodate decent housing, as there is no connection to electricity, drinking water, or sanitation. Likewise, it does not offer access roads, unlike buildable land criteria.

A plot is considered non-buildable when the Local Urban Plan such as the Land Use Plan or the municipal map prohibits any form of construction. The reasons can be multiple, for example, the unsanitary condition of the land, natural risks in the unusable area such as avalanches or landslides, the preservation of a natural space, and many others.

To know the criteria for buildable land, please take them into consideration. The same applies to non-buildable land. If you have doubts, you can very well go to the town hall and consult the Land Use Plan or the Local Urban Plan.

When making a request, you are provided with this famous file which is available in a digital or paper version. The urban planning certificate also constitutes another guarantee helping you identify a non-buildable area.

Even though the sale of buildable land and the purchase of buildable land guarantee the success of a real estate project, investing in non-buildable land is equally economically profitable.

What are the criteria that determine that a plot of land is non-buildable?

Like the reasons for buildable land, some parameters can be distinguished defining a non-buildable plot. When the latter does not meet the legal and technical criteria to obtain the qualification of a building plot, it is classified among non-buildable lands.

Among these elements, the land must be located in an area qualified as buildable by the Local Urban Plan. The latter has the capacity to limit constructions in a region for countless reasons such as health, safety, preservation of a natural area, protection of a site, and more. If your property cannot meet this condition, it is therefore non-buildable.

Another criterion determining a non-buildable plot relates to the absence of access roads. The buildable land law states that the area must have a path or road connecting to other roads. If it does not have one, it is considered a non-buildable plot.

This also concerns a plot of land that is unable to accommodate a building. When the soil is of poor quality, it cannot guarantee the solidity of the foundation. For this reason, it is called a non-buildable zone.

On the other hand, if the property offers flat, regular, and high-quality soil, it is able to ensure the robustness of the construction. For those who have doubts, they can always seek advice from a professional.

Thanks to proven expertise, we ensure the success of the real estate project. The quality of the soil is an indicator helping you recognize and know buildable land as well as non-buildable land.

Last but not least, this criterion is also characterized by the absence of connection to urban networks of gas, electricity, and especially water. It is therefore impossible to build a house under this condition. In this circumstance, a property is said to be non-buildable or non-exploitable.

How much does non-buildable land cost on average?

Land is considered non-buildable when you cannot construct a building on it. Its use is therefore limited. This notably depends on the local urban plan, its accessibility, and also the land use plan.

Compared to the price of buildable land, its cost is 20 times lower, which is mainly its appeal. If you plan to invest in its acquisition, know that its price varies notably depending on the type and nature of the land. To get a rough idea of the amount to expect, a non-buildable land costs between 0.50 up to 10 euros per square meter.

Before investing your money in this plot of land, it is important to inquire about the taxes applicable to the land. Just like the sale or purchase of buildable land, there are tax obligations related to the sale of non-buildable land.

This concerns the capital gains tax linked to resale. It relates to income tax and social contributions. If you plan to rent the land, know that the income is mandatorily taxable.

If your non-buildable property is a public road, a river, a property, a stream, or agricultural land, it may be exempt from property tax. The latter often varies depending on the municipality.

What factors influence the price of non-buildable land?

Compared to buying buildable land, acquiring a non-buildable area is starting to attract many investors. They favor it due to its very affordable cost. We can identify some criteria that determine its price.

Its size is one of them. Just like with the price of buildable land, the non-buildable land price is calculated according to its surface area. The larger the land, the more significant the investment required.

Geographical location is also among the elements defining the price of non-buildable land. This depends from one city to another and even from one area to another. If the region is near a city, it is often more valuable.

And even within the same municipality, the purchase cost of non-buildable land varies depending on its location. If it is near a road or infrastructure, this can increase its price.

Additionally, it is necessary to consider the attractiveness of the region in estimating the cost of non-buildable land, just like evaluating buildable land value.

Besides that, the price of non-buildable land changes depending on its condition. If it features a natural element such as a tree, a stream, or a body of water, this undoubtedly increases its value.

It is similar when you want to make the purchase of buildable land, the cost of non-buildable land depends on its use. In most cases, it is used for leisure activities or agriculture. Generally, agricultural land is available at a higher price compared to leisure land.

Is it possible to change the status of non-buildable land to buildable?

Of course, it is entirely possible to make a non-buildable land into buildable land entirely. Sometimes, owners make this decision in order to undertake, for example, a construction project.

It should be noted that the price of buildable land can prove to be interesting. To put the property on the market, it remains necessary to transform it into a building domain to increase its cost. Its price can multiply by 20 when it becomes buildable. Moreover, the sale of buildable land is faster than that of non-buildable land.

Thus, to change the status of the property, it must be serviced. If it is isolated, it is imperative to connect it to public networks. According to the buildable land law, it is also essential to facilitate access. Once done, we ensure the success of the real estate project.

When your plot was previously buildable, there is a good chance that it is ready to build again. You just have to do some rehabilitation work and that’s it.

Your land might be located in a non-buildable area. In this case, it is required to apply for a modification of the local urban plan. Many letter templates are available online.

To obtain a better response, please justify your request well. You must provide the authorities with strong arguments such as respect for the environment in your construction project, absence of noise or chemical nuisances, as well as compliance with the communal development plan. The goal is to persuade the town hall of the added value of your project to the community.

What are the possible uses for non-buildable land?

Type of land	Average price per m²	Possible use	Potential capital gain
Agricultural land	€0.40 to €1	Farming / Livestock	Low
Leisure land	€1.50 to €6	Vegetable garden / Relaxation	Medium
Woods and forests	€0.20 to €0.80	Wood exploitation	Low
Building land (comparison)	€50 to €500	Construction	High

As its name indicates, non-buildable land is land that is not suitable for construction. The reasons can be potential natural hazards it represents, current regulations, lack of access to electricity or water, and more. Despite this, it allows you to develop countless leisure activities.

Many rehabilitate it so that it can be rented for events such as weddings, fairs, flea markets, or other outdoor activities.

Otherwise, non-buildable land can become places of relaxation or even a nice green space. To make it more profitable, the owner modifies it for paid sports leisure. Thus, many people go there to do horseback riding or golf, for example.

During the summer period, it is possible to build a motorhome area there. More and more campers are looking for large green spaces. Non-buildable land can do the job. You just have to add an electricity and water supply system. Also consider providing temporary sanitary facilities and trash bins.

Apart from leisure, this land can be transformed into a temporary parking lot. You just need to mark the spaces with ground markings.

In most cases, farmers rent it out to raise chickens, cattle, goats, or rabbits. Unlike buildable land criteria, non-buildable plots are also perfect for growing corn, sunflowers, soybeans, and more.

What are the advantages of buying non-buildable land?

Although this land does not give you access to construction, know that it can be used for many activities. Even if buildable land guarantees the success of a real estate project, its use is limited to construction. You can identify and know buildable land when it is only intended to host a house.

On the other hand, a non-buildable area can be used in many ways. Versatile, it delights farmers and ranchers alike for growing wheat or outdoor livestock. Similarly, many use it for planting hedges or fruit trees. Otherwise, you have the option to set up a garden or a flower vegetable garden.

But that’s not all, a non-buildable land can be rehabilitated to become a natural or sports leisure site. Children love visiting it to do horseback riding or tree climbing.

Besides that, other options remain possible for the development of non-buildable land. For example, you can install a mountain bike track, an educational farm, a paintball or pétanque site, archery, a beach volleyball court, and more.

Owners can also make some modifications so that the plot becomes a parking lot or a motorhome area.

During holidays, more and more travelers invest in this type of land to install a caravan or a trailer. Depending on the Local Urban Plan zoning, you can set up Tiny houses or mobile homes there. It should be noted that this temporary housing must be removable.

What are the disadvantages of buying non-buildable land?

No one can deny that non-buildable land has many advantages. Nevertheless, some disadvantages can be mentioned.

Unlike entire buildable land, a non-buildable domain does not allow you to build anything. Even if you have a sufficient budget to build your own house, it prevents you from realizing your dreams. Either it is difficult to access or it lacks any connection to public networks.

Despite your many requests to the town hall to convert it into buildable land value, you get no satisfactory response because it is located in a risk zone. An earthquake, landslide, or avalanche can occur at any time. The same applies to flood-prone lands.

The solution is to use it for leisure or agriculture. Otherwise, you can make the land productive and profitable by renting it out for various events. But for a construction project, it is advisable to consider buying buildable land.

Another major drawback of a non-buildable area lies in its acquisition cost. By making some comparisons with the price of buildable land, it is offered at an affordable price. In this respect, a sale of buildable land produces satisfactory profits.

On the other hand, the sale of a non-buildable land can be unprofitable. It is better to develop it for rental rather than putting it up for sale. Moreover, you have the option to convert it into buildable land.

How to assess the value of non-buildable land?

Before buying a property, it is common to have a house appraisal done. It is the same when you plan to acquire non-buildable land. It remains necessary to know its value.

To carry this out successfully, you can entrust this task to a professional such as a real estate expert, a surveyor, or a notary. The reclassification of the non-buildable area significantly increases its value.

To estimate non-buildable land, you must consider three criteria: its condition, its size, and its location. If the property is near the city center, its value may be enhanced. This also applies when it is easily accessible.

Similarly, non-buildable land is costly when a watercourse runs through it. It also has a better price when opportunities are carefully selected with expert input in the presence of vegetation. For example, wooded non-buildable areas attract many due to their ecological value.

Conversely, the presence of significant terrain relief leads to a price decrease. To increase the value of the land, it is advisable to cultivate plants. Despite common misconceptions, non-buildable land offers an interesting investment as it can be developed for agriculture or recreational activities.

What documents are necessary for the purchase of non-buildable land?

Purchase of buildable land or non-buildable, sale of buildable land or non-buildable, any land transaction requires providing certain important documents.

Among the most essential, the Local Urban Plan must be consulted before purchase. Also called PLU, it lists all the rules that apply to construction within a municipality. This document has replaced the Land Use Plan since 2000. It is very useful as it lets you know if the land is buildable or not. It also helps you verify the size of the plot. 

Besides this, there is the operational urban planning certificate which provides additional information about the possibility of building on the land. As for the informational urban planning certificate, it includes taxes related to the use of the land.

If you consult a notary, they may ask you for several documents regarding the seller’s identity such as their ID card, family record book, marriage contract, and more.

Finally, please prepare for purchase of buildable land or non-buildable the papers related to the plot, namely the boundary plan, documents from the surveyor, as well as the surveying file. There are several other documents, but these are just some of the best examples among many.