Social Housing New Build Market Report – UK 2025-2029
The 14th edition of the Social Housing New Build Market Report – UK 2025-2029 has been revamped to focus in greater detail on new affordable housing and in particular the re-emergence of local authorities as housing developers. The report includes detailed analysis, forecast, market sizing and regional analysis.
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Market Summary
2025 has clearly been a challenging year for the social housing new build sector, and in the first three quarters of the year, social housing contractor output is down by around 10%, while in the private sector, there has been growth of under 7%. However, clarity on future funding for social housing has only been issued towards the end of the year.
There is now an upward influence on social housing construction from the increased funding for the new Social and Affordable Homes Programme (2026-36) in England and its equivalent policies in the devolved administrations. This enhanced funding is set to be a key driver in the market, and there remains a strong demand that will not be a limitation.
Report Overview
- In England, the number of social housing starts is dominated by Housing Association activity, which in 2024 accounted for almost 96% of all social housing starts. Nonetheless, the total number of starts fell by almost 15% in 2024, having fallen by 4% in the previous year.
- In 2024/25, almost 32% of housing completions by housing associations were for affordable rent, and a further 31% were for low-cost ownership homes. Social rent comprised just 18% of the total completions.
- There were 820 planning applications for social housing new builds to commence in 2025, representing growth of almost 21% and a much stronger increase than seen in recent years.
- There are a few specialist partnership developers that work with the housing associations and local authorities. The largest such operator is Vistry Group, which claims to command a 16% market share. Other partnership specialists include Keepmoat and Hill Group.
Market Size
In the first three quarters of 2025, contractor output is reported at more than 10% below the levels of the previous year. London is by far the most important region, accounting for more than 35% of contractor output in the first three quarters of 2025.
Market Analysis
While 2025 was a challenging year for the Social Housing New Build market, there is now an upward influence on social housing construction from the increased funding for the Social and Affordable Homes Programme in England and its equivalent policies in the devolved administrations. This is coupled with strong demand, with some estimates indicating that the UK needs to build 90,000 social rent homes per year just to meet existing demand.
Forecast
Social housing contractor output is anticipated to increase in each year between 2026 and 2029, with annual growth rates projected between 5% and 6%.
Key Companies Mentioned in the Report
- Vistry
- Barratt Redrow
- Taylor Wimpey
- Bellway
- Keepmoat
- Persimmon
- Hill Group
- L&Q
- Places for People
- Clarion
- SNG
- Peabody
- Bromford Flagship
Market Trends and Influences
Key external influences on the UK social housing construction market are government housing policy, Affordable Housing Programmes, funding constraints, economic factors like inflation and interest rates, regulatory and planning restrictions, and broader societal issues such as rising demand and homelessness.
Regional Analysis
The report contains regional data on social housing starts and completions, contractors’ output, affordable housing completions, and the number and value of planning applications for new social housing projects.
1 INTRODUCTION
- 1.1 Context
- 1.2 Sources of information
- 1.3 Abbreviations
2 MARKET SUMMARY
- 2.1 Market size
- 2.1.1 Contractor output
- 2.1.2 Social housing starts
- 2.1.3 Planning applications
- 2.2 Market drivers
- 2.2.1 The housing shortage
- 2.2.2 Right to buy and housing stock
- 2.2.3 Affordable housing
- 2.2.4 New towns
- 2.2.5 Other major drivers
- 2.3 Construction changes
- 2.4 Contractors
3 SOCIAL HOUSING CONSTRUCTION
- 3.1 UK overview
- 3.2 England
- 3.2.1 Overview
- 3.2.2 North East
- 3.2.3 North West
- 3.2.4 Yorkshire and the Humber
- 3.2.5 East Midlands
- 3.2.6 West Midlands
- 3.2.7 East England
- 3.2.8 London
- 3.2.9 South East
- 3.2.10 South West
- 3.3 Scotland
- 3.4 Wales
- 3.5 Northern Ireland
4 SOCIAL HOUSING PLANNING APPLICATIONS
- 4.1 Total activity
- 4.2 Housing Association activity
- 4.3 Local Authority activity
5 INFLUENCES AND DRIVERS
- 5.1 Introduction
- 5.2 Political market influences and drivers
- 5.2.1 Social housing legislation
- 5.2.2 Financing
- 5.2.3 The Right to Buy
- 5.2.4 Affordable Housing
- 5.3 Economic market influences and drivers
- 5.3.1 The general economy
- 5.3.2 House price inflation
- 5.4 Social market influences and drivers
- 5.4.1 Population
- 5.4.2 Primary social changes
- 5.4.3 Household size
- 5.4.4 Housing stock
- 5.4.5 Housing shortage
- 5.4.6 Homelessness
- 5.5 Technological market influences and drivers
- 5.5.1 Materials and systems
- 5.5.2 Modular housing
- 5.6 Legal market influences and drivers
- 5.6.1 Policy development
- 5.6.2 Future Homes Standard
- 5.7 Environmental market influences and drivers
- 5.7.1 Net zero targets
- 5.7.2 Sustainability
6 AFFORDABLE HOUSING
- 6.1 Introduction
- 6.2 England
- 6.2.1 North East
- 6.2.2 North West
- 6.2.3 Yorkshire and the Humber
- 6.2.4 East Midlands
- 6.2.5 West Midlands
- 6.2.6 East England
- 6.2.7 London
- 6.2.8 South East
- 6.2.9 South West
- 6.3 Wales
- 6.4 Scotland
- 6.5 Northern Ireland
7 CONTRACTORS
- 7.1 Overview
- 7.2 Not-for-profit providers and housing association developers
- 7.3 Private sector for-profit housing developers
8 MARKET FORECAST
- 8.1 Total market
- 8.2 England
- 8.2.1 Overview
- 8.2.2 Social and Affordable Homes Programme 2026–36
- 8.2.3 New towns
- 8.3 Wales
- 8.4 Scotland
- 8.5 Northern Ireland
Table 1 Abbreviations
Chart 2 Social Housing Contractor Activity in the UK 2020–2029
Chart 3 Social Housing Contractor Activity in the UK 2020–2024
Table 4 Social Housing Contractor Output by Region 2024 and 2025
Chart 5 Social Housing Starts in England by Management 2020–2025
Chart 6 Social Housing Completions in England by Management 2020–2025
Chart 7 Social Housing Contractor Activity in England 2020–2024
Table 8 Regional Analysis of Social Housing Completions in England 2020–2025
Chart 9 Social Housing Starts in North East 2020–2025
Chart 10 Social Housing Completions in North East 2020–2025
Chart 11 Social Housing Contractor Output in North East 2020–2025
Chart 12 Social Housing Starts in North West 2020–2025
Chart 13 Social Housing Completions in North West 2020–2025
Chart 14 Social Housing Contractor Output in North West 2020–2025
Chart 15 Social Housing Starts in Yorkshire and the Humber 2020–2025
Chart 16 Social Housing Completions in Yorkshire and the Humber 2020–2025
Chart 17 Social Housing Contractor Output in Yorkshire and the Humber 2020–2025
Chart 18 Social Housing Starts in East Midlands 2020–2025
Chart 19 Social Housing Completions in East Midlands 2020–2025
Chart 20 Social Housing Contractor Output in East Midlands 2020–2025
Chart 21 Social Housing Starts in West Midlands 2020–2025
Chart 22 Social Housing Completions in West Midlands 2020–2025
Chart 23 Social Housing Contractor Output in West Midlands 2020–2025
Chart 24 Social Housing Starts in East England 2020–2025
Chart 25 Social Housing Completions in East England 2020–2025
Chart 26 Social Housing Contractor Output in East England 2020–2025
Chart 27 Social Housing Starts in London 2020–2025
Chart 28 Social Housing Completions in London 2020–2025
Chart 29 Social Housing Contractor Output in London 2020–2025
Chart 30 Social Housing Starts in South East 2020–2025
Chart 31 Social Housing Completions in South East 2020–2025
Chart 32 Social Housing Contractor Output in South East 2020–2025
Chart 33 Social Housing Starts in South West 2020–2025
Chart 34 Social Housing Completions in South West 2020–2025
Chart 35 Social Housing Contractor Output in South West 2020–2025
Chart 36 Social Housing Starts in Scotland by Management 2020–2025
Chart 37 Social Housing Completions in Scotland by Management 2020–2025
Chart 38 Social Housing Contractor Output in Scotland 2020–2025
Chart 39 Social Housing Completions in Wales by Management 2020–2025
Chart 40 Social Housing Contractor Output in Wales 2020–2025
Chart 41 Social Housing Starts and Completions in Northern Ireland 2020–2024
Table 42 Social Housing Completions in Northern Ireland by Region 2020–2024
Chart 43 Social Housing Contractor Activity in Northern Ireland 2020–2024
Table 44 Number of Planning Applications for Social Newbuild Projects by Region in Great Britain 2020–2025 Project Start Date
Table 45 Number of Social Newbuild Units from Planning Applications by Region in Great Britain 2020–2025 Project Start Date
Table 46 Value of Social Newbuild Units from Planning Applications by Region in Great Britain 2020–2025 Project Start Date (£ Million)
Table 47 Number of Planning Applications for Social Newbuild Projects by Housing Associations by Region in Great Britain 2020–2025 Project Start Date
Table 48 Number of Social Newbuild Units from Planning Applications by Housing Associations by Region in Great Britain 2020–2025 Project Start Date
Table 49 Value of Social Newbuild Units from Planning Applications by Housing Associations by Region in Great Britain 2020–2025 Project Start Date (£ Million)
Table 50 Number of Planning Applications for Social Newbuild Projects by Local Authorities by Region in Great Britain 2020–2025 Project Start Date
Table 51 Number of Social Newbuild Units from Planning Applications by Local Authorities by Region in Great Britain 2020–2025 Project Start Date
Table 52 Value of Social Newbuild Units from Planning Applications by Local Authorities by Region in Great Britain 2020–2025 Project Start Date (£ Million)
Table 53 UK Social Housing Market PESTLE Summary 2025
Table 54 Right to Buy Sales in the UK by Country 1981–2024
Chart 55 Right to Buy Sales to Local Authority Tenants and Impact on Stock in England 1981–2024
Chart 56 Right to Buy Impact on Housing Tenure in England 1980–2024
Chart 57 Ratio of Median House Price to Median Gross Annual Earnings England and Wales 2002–2024
Table 58 UK Bank Base Rate and Dates of Change 2020–2025
Table 59 Medium-term economic forecasts 2025–2029
Chart 60 UK House Price Inflation July 2021–July 2025
Chart 61 UK Population 1950–2025
Chart 62 UK Urban and Rural Population 1950–2025
Table 63 UK Population Projections by Country 2022–2047 (Millions)
Table 64 Households by Size 2020–2024 (000s)
Table 65 UK Housing Stock by Country and Tenure 2023 (million properties)
Chart 66 Social Housing Dwelling Stock in England 1961–2021
Chart 67 Social Housing Dwelling Stock in England by Management 2001–2024
Chart 68 Social Housing Dwelling Stock in Wales by Management 2001–2024
Chart 69 Social Housing Dwelling Stock in Scotland by Management 2001–2023
Chart 70 Social Housing Dwelling Stock in Northern Ireland by Management 2001–2024
Chart 71 European Housing Density by Country 2023
Chart 72 Number of Households Owed Homelessness Prevention Relief and Main Duties in England 2019–2024
Chart 73 Number of Households in Temporary Accommodation in England 2019–2024
Chart 74 Number of Homelessness Applications Households Assessed as Homeless and Households Owed Settled Accommodation in Scotland 2019–2024
Chart 75 Number of Households in Temporary Accommodation in Scotland 2019–2024
Chart 76 Number of Households Owed Homelessness Prevention Relief and Main Duties in Wales 2019–2024
Chart 77 Number of Households in Temporary Accommodation in Wales 2019–2024
Chart 78 Number of Households Presenting as Homeless and Those Owed Full Housing Duty in Northern Ireland 2019–2024
Chart 79 Number of Households in Temporary Accommodation in Northern Ireland 2019–2023
Table 80 Additional Affordable Homes by Tenure and Provider 2011/12 to 2023/24 (Completions)
Chart 81 Additional Social Rent and Affordable Rent London Affordable Rent Completions in England 1991/92 to 2023/24 (properties)
Table 82 Additional Affordable Homes by Tenure in North East 2011/12 to 2023/24 (Number)
Chart 83 Additional Social Rent and Affordable Rent Completions in North East 2011/12 to 2023/24 (properties)
Table 84 Additional Affordable Homes by Tenure in North West 2011/12 to 2023/24 (Number)
Chart 85 Additional Social Rent and Affordable Rent Completions in North West 2011/12 to 2023/24 (properties)
Table 86 Additional Affordable Homes by Tenure in Yorkshire and the Humber 2011/12 to 2023/24 (Number)
Chart 87 Additional Social Rent and Affordable Rent Completions in Yorkshire and the Humber 2011/12 to 2023/24 (properties)
Table 88 Additional Affordable Homes by Tenure in East Midlands 2011/12 to 2023/24 (Number)
Chart 89 Additional Social Rent and Affordable Rent Completions in East Midlands 2011/12 to 2023/24 (properties)
Table 90 Additional Affordable Homes by Tenure in West Midlands 2011/12 to 2023/24 (Number)
Chart 91 Additional Social Rent and Affordable Rent Completions in West Midlands 2011/12 to 2023/24 (properties)
Table 92 Additional Affordable Homes by Tenure in East England 2011/12 to 2023/24 (Number)
Chart 93 Additional Social Rent and Affordable Rent Completions in East England 2011/12 to 2023/24 (properties)
Table 94 Additional Affordable Homes by Tenure in London 2011/12 to 2023/24 (Number)
Chart 95 Additional Social Rent and Affordable Rent Completions in London 2011/12 to 2023/24 (properties)
Table 96 Additional Affordable Homes by Tenure in South East 2011/12 to 2023/24 (Number)
Chart 97 Additional Social Rent and Affordable Rent Completions in South East 2011/12 to 2023/24 (properties)
Table 98 Additional Affordable Homes by Tenure in South West 2011/12 to 2023/24 (Number)
Chart 99 Additional Social Rent and Affordable Rent Completions in South West 2011/12 to 2023/24 (properties)
Chart 100 Additional Affordable Housing Provision in Wales 2008/09–2023/24 (properties)
Chart 101 Segmentation of Affordable Housing Supply Programme Completions in Scotland 2011/12–2024/25 (properties)
Chart 102 Social Rent Affordable Rent and Affordable Home Ownership Completions in Scotland 2011/12 to 2024/25 (properties)
Chart 103 SHDP Starts Compared with Net Programme Strategic Guideline Target Units in Northern Ireland 2014/15–2023/24 (properties)
Table 104 Cumulative Delivery of SHDP Compared with Strategic Guideline Target Units in Northern Ireland 2021/22–2023/24
Table 105 Reported Contractor Turnover in Public Sector Housing in Great Britain by Size of Company (£m) 2020–2024
Table 106 Calculated Contractor Turnover in Public Sector Housing in Great Britain by Size of Company (£m) 2020–2024
Chart 107 Tenure Analysis of Housing Completions by Housing Associations 2024/25
Table 108 Largest Housing Association Builders by Number of Completions 2024/25
Chart 109 Estimated Affordable Housing Leading Contractors 2025
Chart 110 Segmentation of Vistry Unit Sales by Tenure H1 2025
Chart 111 Forecast UK Contractor Output on New Social Housing 2025–2029
Table 112 New Social Homes Indicative Spending for Established Mayoral Strategic Authorities 2026–2036
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Social Housing New Build Market Report – UK 2025-2029
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