A buyer's guide
Buying Landon the Isle of Man
What lifestyle land is, what you can and can't do with it, what to check, and how buying a field on the Isle of Man works.
What is lifestyle land?
Lifestyle land is agricultural land bought for personal use rather than as a commercial farm. On the Isle of Man that usually means a field, or a few neighbouring fields, with road access and room for whatever the owner has in mind.
What people use it for
- Horses: paddocks and grazing
- A smallholding: a few sheep, hens or bees
- Growing food: an orchard or a market garden
- Trees and wildlife: native woodland, hedgerows and wildflower meadow
- Amenity: protecting the view or the setting of a nearby home
Planning: what you can and can't do
The Isle of Man Strategic Plan sets a presumption against development in the countryside (General Policy 3). In practice:
- Applications for a new house in an open field are normally refused.
- Stables, field shelters, sheds and agricultural buildings usually need planning approval.
- Grazing, growing and planting trees are what lifestyle land is for.
If you have a building in mind, speak to the Planning and Building Control Directorate, or a local planning consultant, before you commit.
What to check before you buy
- Access: road frontage or a legal right of way
- Water: whether there is a supply for livestock
- Boundaries: hedges, walls and fencing, and who maintains them
- Title: what the Isle of Man Land Registry shows, and any rights or restrictions
- Ground: drainage and slope
How buying works
Agree a price, then instruct a Manx advocate to handle the conveyancing. There is no stamp duty and no capital gains tax on the Isle of Man, so your main costs beyond the price are legal fees and registration.
Land for sale now: Kerrowkeil
Nine fields of agricultural land are for sale on Kerrowkeil Road in the south of the island, each with road access:
- Six fields of lifestyle land from 3.15 to 7.63 acres, guide prices from £50,000
- All nine fields together, 45.40 acres, for £750,000
Frequently asked questions
What is lifestyle land?
Lifestyle land is a field or small block of agricultural land bought for personal use rather than commercial farming: grazing horses, keeping a few animals, growing food, planting trees or simply owning a piece of countryside.
Can I build a house on agricultural land on the Isle of Man?
Generally, no. The Isle of Man Strategic Plan has a presumption against new development in the countryside (General Policy 3), and applications for new homes in open fields are normally refused.
Do I need planning permission for a stable or field shelter?
Usually, yes. Stables, field shelters, sheds and agricultural buildings on the Isle of Man generally need planning approval. Check with the Planning and Building Control Directorate before you buy.
Is there stamp duty on land in the Isle of Man?
No. The Isle of Man has no stamp duty and no capital gains tax. You will still pay your advocate's fees and Land Registry costs.
How do I buy land on the Isle of Man?
Agree a price with the seller, then instruct a Manx advocate to handle the conveyancing. They check the title at the Isle of Man Land Registry, access and rights of way, and complete the transfer.
General information only, not legal or planning advice. Always take advice from a Manx advocate and check planning policy for your own plans.