Thinking about buying a house near a pylon? What you need to know

As the UK moves towards green energy, pylons carrying overhead electrical cables are a hot topic, with the government planning thousands of miles of new roll-out by 2030 to connect wind farms and renewable energy power stations to the National Grid.

As well as the visual impact, especially on rural landscapes, pylons have long raised concerns regarding the effects of their electromagnetic fields (EMFs) on health and noise pollution.

In the late 1920s, when the national electrical grid was first developed in Britain, economist John Maynard Keynes and poet Rudyard Kipling reportedly wrote to the Times newspaper, describing the impact of pylons on the Sussex downs as “the permanent disfigurement of a familiar feature of the English landscape”.

We’ve learned to live with them over the years, but if you’re looking at buying a house near a pylon, or worried about the prospect of future pylons, it pays to understand what you’re dealing with.

Weighing up whether to buy a house near a pylon

Around four million homes in the UK are located close to power lines or pylons.

According to estimates from the National Grid, approximately 46,000 UK homes lie within 100m of pylons. This figure increases to 600,000 homes (2.7 per cent of all homes) within 500m, and up to 3.1m homes at 1.2km (0.74m) from a pylon.

The National Grid currently has 22,000 pylons and 4,500 miles of cable across England and Wales. With Scotland and Northern Ireland also included, there are 600,000 miles of cable and 90,000 pylons across the UK.

You must be honest with yourself, says Toby Leek, president of NAEA Propertymark, the professional body for the property sector. “You need to be comfortable and confident in your purchase’s proximity to a pylon. This should involve doing your own research concerning living near pylons and perhaps commissioning a specialist electromagnetic fields (EMF) survey.”

Estate agents are legally obliged to make you aware of all key aspects of a property, including the proximity of any pylons. If they fail in this, they could break the Consumer Protection from Unfair Trading Regulations 2008. “All buyers deserve to know if a pylon might be outside and be able to make a call for themselves if they are happy to proceed on the property,” Toby adds.

Toby Leek

Toby Leek is president of NAEA Propertymark, a national regulatory membership body for estate agents. He is also a sales manager for Laurent Residential with a history of working in the property industry across central London and Surrey.

The science behind health fears

Pylons generate EMFs due to the high-voltage power lines they carry.

“While EMFs are non-ionizing radiation, less harmful than ionizing types such as X-rays, there have been concerns about potential links to health issues,” says Atanas Petkov director of EMF Inspections, a company that conducts EMF surveys. “The primary fear is that prolonged exposure to high magnetic fields could increase the risk of health problems, including cancer.”

A number of studies over the years have linked EMFs emitted from high voltage cables to various health conditions such as childhood leukaemia (Wertheimer and Leeper, 1979; Feychting and Alhbom, 1993), various forms of adult cancers (Feychting and Ahlbom, 1994; Elliott et al., 2013), suicide and depression (Baris and Armstrong, 1990), heart disease (Sorahan and Nichols, 2004) and neurodegenerative disorders (Sobel et al., 1995; Savitz et al., 1998).

However, the evidence on health effects is inconclusive and often contradictory.

Types of pylons

Pylons vary based on their function, Atanas Petkov explains:

Transmission Pylons: Carry high-voltage electricity over long distances, often between 50-400 kV. They are taller (up to 50m) and spaced further apart (200-400m).

Distribution Pylons: Operate at lower voltages (11-33 kV), are shorter (around 10-15m), and are closer together (50-100m).

There are number of different designs of pylons; this is because of varying geographic and technical needs.

Despite concerns over living close to pylons, there are no mandatory restrictions on how close a home can be to one. The case is the same for underground cables or electricity substations.

However, developers are encouraged to consider EMF exposure when planning new housing. The UK follows guidelines set by the International Commission on Non-Ionizing Radiation Protection (ICNIRP), a non-profit organisation that aims to protect people and the environment against adverse effects of non-ionizing radiation (NIR).

Pros of buying a house near a pylon

“You may well find you get more house for your money, in relation to other areas close by,” says Toby Leek. “This is because people will be deterred by the possibility of living near a pylon and the demand for such properties is potentially lower.”

Many properties near pylons can have stunning views, Toby adds, as pylons tend to be built on high ground in the countryside, to ensure that they can transmit electricity over long distances.

Pylons are often found in remote areas with few other properties around. So you may have plenty of space to yourself, with no need to worry about neighbours.

Cons of buying a house near a pylon

The health concerns. People who live near pylons may find themselves affected by health issues caused by EMF exposure, Toby Leek points out: “However, further long-term research is needed to fully understand potential longer term affects.”

Other cons include:

1. Mortgage companies may be less willing to lend on a property close to a pylon, or want to do their own due diligence, says Toby. This could be a problem when you come to sell. You may end up only being able to sell to someone buying a house with cash only.

2. Insurers may charge a premium for being close to a pylon, in case of high winds/extreme weather, although experts argue the potential for danger from damaged structure/lines is minimal.

3. If you are close enough to a pylon, you might also hear a hum from the high voltage lines. This could also make any future sale more of a challenge.

4. Pylons are not the most attractive structures; many people find them unsightly, again making a future sale challenging.

Pylons and property values

A pioneering study for the London School of Economics (LSE) published by academics Steve Gibbons and Cheng Keat Tang in September 2023, looked for the first time at the potential effect of pylons on house prices.

The study, ‘Are friends electric? Valuing the social costs of power lines using house prices’, found that the proximity of pylons within 1.2km (0.74 miles) of a property reduces its value by an average of 3.6 per cent. With the UK’s average house price of £293,000 (August 2024), that would mean a reduction of £10,548.

However, properties within 300 metres of new pylons sell for 10 per cent less, on average, than those more than 1.5km (0.93 miles) away, the study found, so that would mean a reduction of around £29,300.

Factors influencing property values near pylons

It depends what else is around, says Toby Leek. If the property is also close to a motorway, industry and mobile phone masts, the addition of a pylon will add to the other devaluing factors.

However, if the property is close to a pylon, but also near transport links, attractive facilities and shops, green space and good schools, its presence will be less of an issue.

With the UK-wide housing shortage, Toby thinks buyers will continue to consider properties close to pylons, especially as both pylons and new homes are set to proliferate in coming years: “Though electricity pylons might be classed as potentially unsightly, any associated issues might become less of a problem when people are keen to complete a purchase on a property that ticks all their desired requirements.”

Does being able to see pylons make a difference to house prices?

Probably, yes. “The value of a property may inevitably be considerably different if a pylon is at the end of the garden or behind trees, rather than directly in view or immediately next to your door where you can potentially hear it, especially in wet weather,” says Toby Leek.

“The sight of pylons can be classed as unattractive and undesirable by some and may pose potential health issues,” says Toby. “Although more long-term research is needed on this front to fully prove and understand any long-term effects they may cause.”

There are no quick fixes with pylon screening attempts, such as planting large trees, which will take years to grow.

Pylons and safety laws

The minimum safety distance

There are no legal limits on how close a property can be to power lines. Official policy recommends only that properties are located no less than 50 metres from power lines, substations and other energy structures. But this is a guideline, not a direct prohibition. There is no law that defines when a property is considered to be ‘near’ pylons.

What an EMF survey will involve

What is an EMF survey?

When considering purchasing a home near a pylon, it is crucial to assess potential EMF exposure. The way to do this is by conduct a professional EMF survey.

This will measure the levels of EMFs within the property and its surroundings. EMF levels decrease significantly with distance from pylons, so such an assessment will help determine whether exposure is within safe limits as per UK guidelines.

During an EMF survey, an entire property is assessed, Atanas Petkov explains, as EMF levels can vary significantly across different rooms. Measurements are taken in each room to provide a comprehensive analysis of exposure levels.

An EMF survey typically lasts 30 to 60 minutes, depending on the property's size and the complexity of its EMF environment. “During the process, the measured levels are explained, and any questions about EMF exposure are addressed,” Atanas says.

Following the survey, a detailed report is prepared, summarising key findings, comparing measurements to UK guidelines and offering tailored recommendations for reducing EMF exposure. This report, which typically takes one to two days to complete, helps to assess potential risks and suggests practical mitigation strategies.

According to the government’s UK Health Security Agency, homes near to large power lines tend to have higher than average magnetic fields because the lines carry large electric currents and magnetic fields are not easily shielded. However, the government says fields produced by power lines do not reach indoors, because buildings screen electric fields very effectively.

For homeowners, UKHSA (UK Health Security Agency) considers only no-cost or low-cost measures to reduce exposure to be justified. For example, for homes very close – within a few metres – of large power lines, UKHSA suggests locating bedrooms and living areas further away from the power line.

How much does an EMF survey cost?

EMF Inspections, for example, charges £149 for a Low Frequency EMF Survey on a standard two, three and four bedroom house in the London area within M25, which will measure levels of EMF exposure in a residential property.

FAQs

Do pylons really make noise?

Power lines do generate noise pollution. This comes in two main forms; corona noise (crackle or hum) emitted when air around electric cables is ionised, particularly on wet days, and aeolian noise. Aeolian noise is generated from vibrations when strong winds blow against the cables and pylons. “The bigger the transmission lines, the greater the noise from both sources,” Atanas Petkov says.

Are pylons dangerous in high winds?

Strong winds and natural disasters can topple power lines, causing fire to break out. However, this risk is negligible in the UK due to safety cut-out features, the LSE report points out.

Do I get money for living near a pylon?

In November 2023, it was reported that the Conservative government was considering offering households living close to new pylons and electricity substations up to £1,000 a year off their energy bills for a decade. This was to persuade homeowners to support new roll-outs to the National Grid to enable more power for electric car charging points.

A statement from DESNZ (the Department for Energy, Security and Net Zero) issued in December 2024, on behalf of the Labour government says: “It is important we take people with us and are considering ways to ensure communities who live near new clean energy infrastructure can see the benefits of this, and we will provide an update in due course.”

There have been cases of homeowners awarded compensation, under the Electricity Act 1989, for high voltage electricity power lines crossing their actual land. Always seek legal advice on such matters.

Some homeowners – and landowners – may also receive an annual cash payment from what’s known as a ‘wayleave’ an agreement allowing the electricity company onto land to install and maintain pylons and equipment.

What is the lifespan of a pylon?

The average lifespan of a pylon is approximately 50 to 80 years, depending on environmental conditions and maintenance, says Atanas Petkov.

Can living near power lines cause headaches?

While some individuals report headaches and other symptoms attributed to EMFs, a number of studies over the years have not established a direct causal link. There could be an alternative explanation, Atanas Petkov says: “Symptoms may be related to ‘electrohypersensitivity’, a condition where people feel they are sensitive to EMFs, though no physiological mechanism has been confirmed.”

Whether you’re already living near, thinking about buying a home close to a pylon, or are anxious that pylons will be built nearby in future, there are important considerations to bear in mind. So make sure you are aware of the potential risks – and rewards.

The same applies if you are looking at a building plot and figuring out how to assess its potential. Be sure to find out if there are any future plans for pylons or other utility works nearby before you agree to purchasing.