Self Build Mortgages in Kent
Kent councils had 2,047 people on their self-build registers at the end of October 2024, and Maidstone alone had 521. Plots are scarce, so when you find one the finance needs to be ready. We arrange self build mortgages with staged releases across Kent.
- Register numbers and local connection tests
- Plots required on larger Kent sites
- Stage payments in arrears or in advance
- Stamp duty on the land, not the finished house
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Kent’s self-build registers
Across Kent’s thirteen councils, including Medway, 2,047 individuals and 20 groups were on self-build registers at 30 October 2024, and 130 planning permissions for self-build plots were granted in the year. Maidstone (521), Folkestone and Hythe (328), Sevenoaks (328) and Tunbridge Wells (258) had the longest registers, and Sevenoaks granted the most permissions with 43.
Seven Kent councils apply a local connection test, including Canterbury, Dartford and Tunbridge Wells, and five charge a fee. Dover, for example, charges £30 to join and £15 a year to stay on Part 1, and asks for proof you can fund a plot.
Sources: MHCLG self-build and custom housebuilding data (to 30 October 2024, published September 2025; the Kent total is our sum); Dover District Council.
Where Kent plots come from
Some Kent councils require self-build plots on larger developments. Folkestone and Hythe’s policy HB4 asks for at least 5% of plots on sites of 40 or more homes in urban areas, and 20 or more in the North Downs and Romney Marsh. Ashford’s policy HOU6 asks for plots on larger edge-of-town and village sites. Sevenoaks is consulting on a draft policy for 5% of plots on sites of 50 or more homes, aimed at adoption in 2028.
Sevenoaks reported a shortfall of 98 plots against its register in its 2026 action plan, which shows how competitive plots are in west Kent. In east Kent, Folkestone and Hythe listed a plot at Sellindge for self-build in January 2026. Watching council plot lists and land agents is usually the quickest route.
When you buy the land, stamp duty is normally charged on the plot price only, not the finished house, as long as the build contract is separate. A £200,000 plot attracts about £1,500 in standard stamp duty, far less than a finished home would. Ask your solicitor to confirm how the contract is drafted.
What a lender wants before releasing funds
Self-build mortgages release money in stages as the build progresses. Arrears release pays after each stage is inspected; advance release pays before it, which helps cash flow but has fewer lenders. Most want a deposit of around 25% of total costs, and more if you are buying land only.
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Read More From Our Guides
The questions that come up most often on a Kent build.
Stamp Duty Explained
Current rates, first-time buyer relief and the surcharges that catch people out.
Private Bank Mortgages
Where a larger or unusual build needs a lender that underwrites by hand.
Building your own home in Kent?
Tell us the plot, the planning status and your build budget. We will find a lender whose stage releases match how you plan to build.
Read our mortgage guide, view our frequently asked questions, or explore mortgage advice across Kent.
Where to go next
Related pages for Kent borrowers, and the national guides behind them.
Self Build Mortgages in Kent: Frequently Asked Questions
How many people are waiting for self-build plots in Kent?
At 30 October 2024, 2,047 individuals and 20 groups were on registers across Kent’s thirteen councils, with Maidstone the longest at 521.
Do Kent councils charge to join the self-build register?
Some do. Ashford, Canterbury, Dover, Gravesham and Tonbridge and Malling reported charging a fee. Dover charges £30 to join and £15 a year to stay on Part 1. Seven councils also apply a local connection test.
Do large Kent developments have to include self-build plots?
In some districts. Folkestone and Hythe asks for at least 5% of plots on sites of 40 or more homes in urban areas, and Sevenoaks is consulting on a similar 5% policy for sites of 50 or more.
How much stamp duty will I pay on a Kent plot?
Usually only on the land, if the build contract is separate. Standard stamp duty on a £200,000 plot is about £1,500, but higher rates apply if you already own another home.
What is the difference between arrears and advance stage release?
Arrears release pays each stage after it is completed and checked, so you fund the work first. Advance release pays before each stage starts, which helps with cash flow but is offered by fewer lenders.
Have a different question? Get in touch or read our full mortgage FAQs.
Written and reviewed by Osman Emin, CeMAP, mortgage and protection adviser · FCA register OCE01003 · Updated