DfT & HS2 Ltd 2026100% Unblighted ValueNeed to Sell (NTS)
HS2 Property Compulsory Purchase & Compensation Guide
Calculate your property payout under HS2 Need to Sell (NTS), Express Purchase, and compulsory purchase 10% Home Loss Payments (£81,000 cap).
HS2 Property Payout Estimator
Compute property purchase value and statutory home loss bonus
£
Estimated Compensation Payout:
Unblighted Property Value
£400000
100% Market ValueHome Loss Payment Bonus
£0
10% Value (Max £81k)Total Government Payout
£400000
Plus Legal & Disturbance FeesHS2 Property Compensation Schemes Summary
DfT and HS2 Ltd administer 4 statutory schemes depending on your property distance to the route line.
| Scheme Name | Property Location / Qualification | Compensation Entitlement |
|---|---|---|
| Need to Sell (NTS) | Any distance, with compelling need to sell & blight proof | 100% Unblighted Open Market Value |
| Express Purchase Zone | Safeguarded Area (typically within 60 metres of line) | 100% Unblighted Value + 10% Home Loss (Max £81k) |
| Voluntary Purchase Zone | Rural area (60m to 120m from line) | 100% Unblighted Value OR Cash Offer (10% of value, £30k-£60k) |
| Homeowner Payment Zone | Rural area (120m to 300m from line) | Tapered cash payment (£8,000 to £24,000) while keeping home |
Disturbance Costs & Professional Fee Coverage
Surveyor & Legal Fee Reimbursement
HS2 Ltd covers reasonable RICS surveyor valuation fees and solicitor conveyancing fees associated with selling your property.
Disturbance Costs
Under compulsory purchase, homeowners receive reimbursement for removal costs, stamp duty on replacement property, and refitting appliances.
Frequently Asked Questions (FAQs)
The HS2 Need to Sell (NTS) scheme allows property owners who have a compelling reason to move (e.g. financial hardship, job relocation, health reasons) but cannot sell their home on the open market due to HS2 blight to sell their property to the government at 100% of its unblighted open market value.
Home Loss Payment compensates homeowners whose property is compulsorily purchased by HS2. Eligible owner-occupiers receive 10% of the unblighted value of their home (capped at £81,000 max), plus reasonable moving and legal disturbance costs.
Unblighted market value means the open market value your property would have commanded if the HS2 rail line project had never been announced or planned.
Yes. HS2 Ltd reimburses reasonable chartered surveyor valuation fees and conveyancing legal costs associated with selling your property under compulsory purchase or Express Purchase schemes.
If you disagree with HS2 Ltd's independent RICS valuation, you can present counter-valuations or refer the dispute to the Upper Tribunal (Lands Chamber) for independent adjudication.