Heathrow Expansion and the ‘No-Scheme World’: What It Really Means for Property Owners

Understanding the context

The Heathrow Expansion project, once paused, now resurfacing in renewed strategic discussions continues to affect thousands of property owners in west London and the Thames Valley. While the future of the third runway remains politically uncertain, many owners and occupiers still sit within safeguarded areas, where compulsory purchase remains a very real possibility.

One of the most misunderstood aspects of compulsory purchase valuation is the “no-scheme world” assumption, a principle that can make a dramatic difference to the level of compensation payable.

What is the ‘no-scheme world’?

Under the Land Compensation Act 1961 (as amended by the Neighbourhood Planning Act 2017), compensation for land taken under compulsory purchase must reflect the value the property would have had if the scheme had never existed.

In other words, valuers must strip out any uplift or reduction in value caused by the Heathrow Expansion itself. This is known as the “no-scheme world.”

For example, a home that has fallen in value because of flight-path safeguarding or long-term uncertainty cannot claim compensation based on that depressed price. Instead, valuation must assume a world in which Heathrow’s expansion plans had never been announced.

Why it matters for Heathrow property owners

For property owners near Heathrow, the no-scheme world can feel counter-intuitive. Many argue that years of blight, planning restrictions, and uncertainty have already harmed values, yet compensation will only reflect what the property would have been worth had that harm not occurred.

This distinction often leads to disagreement between claimants and acquiring authorities. The burden is on the surveyor to demonstrate through comparable evidence, historic transactions, and expert judgment, what the market would have looked like without the airport expansion proposal.

Professional representation is therefore critical. A RICS-registered valuer experienced in compulsory purchase can help bridge that gap, ensuring that owners receive fair market value and any additional payments such as disturbance, loss payments, and professional fees.

The wider implications

The Heathrow scheme continues to shape how no-scheme world valuations are interpreted across the UK. Recent cases have reinforced the importance of transparent assumptions and early engagement with affected owners, principles that apply equally to other major infrastructure projects such as the Lower Thames Crossing, HS2, and local authority regeneration schemes.

Even if the third runway remains uncertain, the underlying legal framework around compulsory purchase is very much alive and the lessons from Heathrow continue to influence how valuers, lawyers, and government bodies handle compensation elsewhere.

Getting advice

If your property is affected by Heathrow safeguarding or another infrastructure proposal, it’s worth getting independent advice early.

At Olden Property, we act for homeowners, investors, and businesses across London and the South East in all aspects of compulsory purchase and statutory compensation — from blight notices to no-scheme world valuations and disturbance claims.

You can contact us for a confidential, no-obligation discussion about your situation.