When you hear that Buckinghamshire is planning for around 91,000 new homes, it’s easy to think that this is primarily a conversation for housebuilders, developers and people looking for land.
But as a Chartered Surveyor working with both residential and commercial property owners, I think there is another question that deserves much more attention:
What could this mean for the people who already own property in Buckinghamshire?
That is a much more complicated question than simply asking whether more housing will push property values up or down.
This is a long-term plan
The proposed Buckinghamshire Local Plan covers the period to 2045 and is designed to provide a framework for housing, employment, infrastructure and future development across the county.
Buckinghamshire Council says national planning requirements mean it needs to plan for around 91,000 new homes over the next 20 years.
That doesn’t mean 91,000 homes are suddenly going to appear.
The plan is about establishing a framework for how that growth should take place, including where future development could happen and what infrastructure is needed to support it.
But for existing property owners, the important point is that where that growth takes place matters.
More development doesn’t automatically mean lower property values
It would be very easy to assume that more housing means more supply and therefore lower property values.
Property markets are rarely that straightforward.
New development can bring investment into an area. New roads, improved transport, employment opportunities, schools, shops and community facilities can all influence how attractive an area becomes.
For some existing property owners, that could ultimately be positive.
But the reverse can also be true.
A development immediately adjoining a property could affect its outlook, privacy, traffic, noise, access or the way a buyer perceives the location.
Two properties only a short distance apart could therefore experience very different consequences from the same planning decision.
That is why I wouldn’t look at the 91,000 figure in isolation.
I’d look at what is proposed around the particular property or land in question.
What about landowners?
There is another important consideration for people who own larger plots, agricultural land or property with potential for redevelopment.
A change in planning policy or the identification of land as part of a future development strategy can change the way the market views that land.
But I would urge landowners to be cautious about jumping from:
“My land is being considered for development”
to:
“My land is now worth development value.”
Those are not necessarily the same thing.
There are significant differences between existing use value, potential or “hope” value, land being identified within a plan and actually obtaining planning permission.
Understanding where a particular piece of land sits within that process is critical before making financial decisions based on a headline figure.
Not every property owner has the same question
This is probably the biggest point I would make.
A homeowner might be concerned about what is being built next door.
A landlord might be thinking about how future development could affect rental demand.
A commercial property owner may be more interested in infrastructure, employment growth and accessibility.
An agricultural landowner may be considering whether their land has future development potential.
And someone looking to acquire property may be looking at the Local Plan from an entirely different perspective.
There isn’t one answer to what 91,000 homes means for Buckinghamshire property.
It depends on the property, the location, the surrounding proposals and what the owner is ultimately trying to achieve.
Why local knowledge matters
At Conway Chartered Surveyors, we operate across London and the Home Counties, advising both residential and commercial clients.
But Buckinghamshire is an important part of our practice, and our knowledge of the area is genuinely local.
We have an office in Gerrards Cross, giving us first-hand knowledge of the local property market and the areas in which we work.
For me, that matters.
A national headline about 91,000 homes can tell you the scale of the proposed growth, but it doesn’t tell you what it could mean for a particular property in Gerrards Cross, or elsewhere across Buckinghamshire.
That requires looking at the property, its location and the surrounding planning context.
Looking at an opportunity from more than one angle
We also work with our architectural, design, development and planning partners at Landmark Group, which is based in Gerrards Cross.
Landmark has a multidisciplinary team covering planning, architecture, structural design, construction and project management, as well as property acquisition and development opportunities.
That allows us, where appropriate, to take a more holistic approach to a potential development or investment opportunity.
Rather than simply asking what a property is worth today, we can consider the wider picture:
What is the property?
Where is it?
What is happening around it?
What could it potentially become?
And what does the planning environment mean for its future?
That wider perspective can be particularly valuable for landowners and property owners considering development or investment.
The consultation deadline is this Sunday
The Regulation 19 consultation is currently open, but the deadline is fast approaching.
Representations must be made by 11:59pm on Sunday 6 September 2026.
Buckinghamshire Council describes this as the final opportunity to make representations before the draft Local Plan is submitted to the Planning Inspectorate for independent examination.
If you own property or land in Buckinghamshire, I would encourage you to take a look at what is being proposed.
You don’t have to be a planning professional to understand that a change in the area around your property could potentially matter to you.
The important thing is to understand what is actually being proposed and where.
View the Buckinghamshire Local Plan and consultation information:
Buckinghamshire Local Plan – Regulation 19 consultation
So, what could 91,000 homes mean for your property?
For me, the more useful question isn’t:
“What will 91,000 new homes do to Buckinghamshire property prices?”
It’s:
“What could the Local Plan mean for my particular property?”
That is a question worth asking now.
And with the consultation closing at 11:59pm this Sunday, 6 September, there isn’t much time left to understand the proposals and make your views known.
If you own property or land in Buckinghamshire and would like to discuss what the proposals could mean for you, please get in touch with Conway Chartered Surveyors.
