Analysts say the Starmer government’s planning reforms for England – including changing the rules on green belt development to increase the area homes can be built on – should help increase construction in the long term.
But some argue that, in the immediate term, housing construction by private sector developers, external is being held back by high house prices relative to average household incomes and elevated mortgage interest rates, which make housing unaffordable to many prospective buyers.
The average house price in England, external was estimated at £300,000 in 2025, almost eight times the average annual earnings of a full-time employee.
Private housing developers have also cited factors such as a shortage of skilled labourers from Europe since Brexit and a jump in construction material costs in the wake of the pandemic and the Russian invasion of Ukraine, as barriers to delivery.
Some argue government environmental and safety regulation, external is also holding back construction.
One option for Burnham to increase the supply of new social housing would be to prioritise the construction of homes for rent by councils and housing associations and direct the entire £39 billion, 10-year investment package towards that goal, rather than using part of it to subsidise the building of affordable homes for purchase.
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font-style: italic;\”>\n \u003cp>A modern browser with JavaScript and a stable internet connection is required to view this interactive\u003c/p>\n \u003c/div>\n \u003cdiv class=\”full-content\” style=\”display: none;\”>\n \u003cdiv class=\”js-lookup-container\”>\n \u003cdiv class=\”housing-targets-lookup\”>\n \u003cdiv class=\”lookup-header\”>\n \u003ch2>Housing in your area\u003c/h2>\n \u003cp id=\”search-cta-text\” class=\”search-cta-text\”>Type in a full postcode to find out how many homes your area has been adding\u003c/p>\n \u003c/div>\n \u003cdiv id=\”search-box-container\” class=\”search-box-container\”>\u003c/div>\n \u003cdiv id=\”no-results-container\” class=\”no-results-container\” style=\”display: none\”>\u003c/div>\n \u003cdiv class=\”js-results-container\”>\n \u003cdiv class=\”results-header-container\”>\n \u003ch3 class=\”results-headline\” tabindex=\”-1\”>\u003c/h3>\n \u003c/div>\n \u003cdiv id=\”housing-results\” class=\”housing-results\”>\n \u003cdiv class=\”housing-results__govt_target housing-results__statistic\”>\u003c/div>\n \u003cdiv class=\”housing-results__avg_del housing-results__statistic\”>\u003c/div>\n \u003cdiv class=\”housing-results__new_homes housing-results__statistic\”>\u003c/div>\n \u003cdiv class=\”housing-results__net_change housing-results__statistic\”>\u003c/div>\n \u003cdiv class=\”housing-results__epc_pct_difference housing-results__statistic-supplementary\” style=\”display: none\”>\u003c/div>\n \u003c/div>\n \u003cdiv class=\”planning-apps-header-container\” style=\”display: none\”>\n \u003ch3 class=\”planning-apps-headline\”>\u003c/h3>\n \u003c/div>\n \u003cdiv id=\”planning-apps\” class=\”housing-results housing-results–planning-apps\” style=\”display: none\”>\n \u003cdiv class=\”housing-results__planning_apps__council housing-results__statistic housing-results__percentage\”>\u003c/div>\n \u003cdiv class=\”housing-results__comparison-separator\”>\n \u003cspan class=\”text\”>Compared with:\u003c/span>\n \u003cspan class=\”line\”>\u003c/span>\n \u003c/div>\n \u003cdiv class=\”housing-results__planning_apps__national housing-results__statistic housing-results__percentage\”>\u003c/div>\n \u003c/div>\n \u003c/div>\n \u003cp class=\”housing-targets-lookup__footnote housing-targets-lookup__footnote–nations\”>The UK government’s target for 1.5 million homes is for England only. 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In 2025 that figure was just 1,970 – and only around half of all councils now either own or build homes directly.”,”blocks”:[{“type”:”fragment”,”model”:{“text”:”In the 1950s, councils were building almost 200,000 new council homes a year. In 2025 that figure was just 1,970 – and “,”attributes”:[]}},{“type”:”urlLink”,”model”:{“text”:”only around half of all councils”,”blocks”:[{“type”:”fragment”,”model”:{“text”:”only around half of all councils”,”attributes”:[]}}],”locator”:”https://www.cih.org/media/jutcmg2e/joint-cih-crisis-submission-to-appg-council-housing-dec-2023.pdf”,”isExternal”:true}},{“type”:”fragment”,”model”:{“text”:” now either own or build homes directly.”,”attributes”:[]}}]}},{“type”:”paragraph”,”model”:{“text”:”If Burnham intends for councils themselves to directly build all the new homes he has promised, they would be required to construct tens of thousands a year, when many have not built any for decades.”,”blocks”:[{“type”:”fragment”,”model”:{“text”:”If Burnham intends for councils themselves to directly build all the new homes he has promised, they would be required to construct tens of thousands a year, when many have not built any for decades.”,”attributes”:[]}}]}},{“type”:”paragraph”,”model”:{“text”:”It would also probably require a considerable increase in council budgets, allowing them to rebuild their internal teams needed to plan, commission and manage large-scale housebuilding.”,”blocks”:[{“type”:”fragment”,”model”:{“text”:”It would also probably require a considerable increase in council budgets, allowing them to rebuild their internal teams needed to plan, commission and manage large-scale housebuilding.”,”attributes”:[]}}]}},{“type”:”paragraph”,”model”:{“text”:”If, as some believe likely, Burnham’s definition of \”council housing\” ultimately includes new social housing – delivered by housing associations and made available at social rents – this might be more achievable.”,”blocks”:[{“type”:”fragment”,”model”:{“text”:”If, as some believe likely, Burnham’s definition of \”council housing\” ultimately “,”attributes”:[]}},{“type”:”urlLink”,”model”:{“text”:”includes new social housing”,”blocks”:[{“type”:”fragment”,”model”:{“text”:”includes new social housing”,”attributes”:[]}}],”locator”:”https://www.centreforcities.org/blog/briefing-burnham-housing-and-planning/”,”isExternal”:true}},{“type”:”fragment”,”model”:{“text”:” – delivered by housing associations and made available at social rents – this might be more achievable.”,”attributes”:[]}}]}},{“type”:”paragraph”,”model”:{“text”:”Social rents are typically around half of equivalent local market rents.”,”blocks”:[{“type”:”urlLink”,”model”:{“text”:”Social rents”,”blocks”:[{“type”:”fragment”,”model”:{“text”:”Social rents”,”attributes”:[]}}],”locator”:”https://england.shelter.org.uk/support_us/campaigns/social_housing/what_is_social_housing”,”isExternal”:true}},{“type”:”fragment”,”model”:{“text”:” are typically around half of equivalent local market rents.”,”attributes”:[]}}]}}]}},{“type”:”subheadline”,”model”:{“blocks”:[{“type”:”text”,”model”:{“blocks”:[{“type”:”paragraph”,”model”:{“text”:”How many houses are currently being built in England?”,”blocks”:[{“type”:”fragment”,”model”:{“text”:”How many houses are currently being built in England?”,”attributes”:[]}}]}}]}}],”level”:2,”fontScale”:”headlineSmall”,”id”:”How-many-houses-are-currently-being-built-in-England”,”isFocusable”:true}},{“type”:”text”,”model”:{“suitableForAbridgement”:false,”blocks”:[{“type”:”paragraph”,”model”:{“text”:”Labour pledged a major step up in overall housebuilding – covering private as well as social housing – when it took power in 2024, pledging to deliver a total of 1.5 million new homes in England over the course of a five-year parliament.”,”blocks”:[{“type”:”fragment”,”model”:{“text”:”Labour pledged a major step up in overall housebuilding – covering private as well as social housing – when it took power in 2024,”,”attributes”:[]}},{“type”:”urlLink”,”model”:{“text”:” pledging to deliver a total of 1.5 million new homes”,”blocks”:[{“type”:”fragment”,”model”:{“text”:” pledging to deliver a total of 1.5 million new homes”,”attributes”:[]}}],”locator”:”/news/articles/cn82xnze9l4o”,”isExternal”:false}},{“type”:”fragment”,”model”:{“text”:” in England over the course of a five-year parliament.”,”attributes”:[]}}]}},{“type”:”paragraph”,”model”:{“text”:”But that implied an average of 300,000 new dwellings each year, a rate of construction not seen in decades.”,”blocks”:[{“type”:”fragment”,”model”:{“text”:”But that implied an average of 300,000 new dwellings each year, a rate of construction not seen in decades.”,”attributes”:[]}}]}}]}},{“type”:”flourish”,”model”:{“id”:”29671095″,”html”:”\u003ciframe src=\”https://flo.uri.sh/visualisation/29671095/embed?auto=1\” frameborder=\”0\” scrolling=\”no\” height=\”575\” width=\”700\” style=\”width:100%;\” title=\”Interactive or visual content\”>\u003c/iframe>”,”maxWidth”:700}},{“type”:”text”,”model”:{“suitableForAbridgement”:false,”blocks”:[{“type”:”paragraph”,”model”:{“text”:”BBC Verify has been tracking the target using government statistics on the number of Energy Performance Certificates (EPC) issued by each local authority. Each newly created dwelling must have an EPC by law, making it the most timely indicator of new homes being built.”,”blocks”:[{“type”:”fragment”,”model”:{“text”:”BBC Verify has been tracking the target using government statistics on the number of Energy Performance Certificates (EPC) issued by each local authority. Each newly created dwelling must have an EPC by law, making it the most timely indicator of new homes being built.”,”attributes”:[]}}]}},{“type”:”paragraph”,”model”:{“text”:”The latest EPC data suggests only 204,000 new homes were delivered in the 12 months to March this year, far short of the required annual building rate to hit Labour’s target – and with only around three years remaining until the next general election to meet what was already a very stretching goal.”,”blocks”:[{“type”:”fragment”,”model”:{“text”:”The “,”attributes”:[]}},{“type”:”urlLink”,”model”:{“text”:”latest EPC data suggests”,”blocks”:[{“type”:”fragment”,”model”:{“text”:”latest EPC data suggests”,”attributes”:[]}}],”locator”:”https://www.gov.uk/government/statistical-data-sets/live-tables-on-energy-performance-of-buildings-certificates”,”isExternal”:true}},{“type”:”fragment”,”model”:{“text”:” only 204,000 new homes were delivered in the 12 months to March this year, far short of the required annual building rate to hit Labour’s target – and with only around three years remaining until the next general election to meet what was already a very stretching goal.”,”attributes”:[]}}]}},{“type”:”paragraph”,”model”:{“text”:”A BBC Verify tool enables people to see housing delivery in their own local authority area by entering their postcode.”,”blocks”:[{“type”:”urlLink”,”model”:{“text”:”A BBC Verify tool”,”blocks”:[{“type”:”fragment”,”model”:{“text”:”A BBC Verify tool”,”attributes”:[]}}],”locator”:”/news/articles/cqjd2902grwo”,”isExternal”:false}},{“type”:”fragment”,”model”:{“text”:” enables people to see housing delivery in their own local authority area by entering their postcode.”,”attributes”:[]}}]}}]}},{“type”:”subheadline”,”model”:{“blocks”:[{“type”:”text”,”model”:{“blocks”:[{“type”:”paragraph”,”model”:{“text”:”What did Burnham achieve on housing in Manchester?”,”blocks”:[{“type”:”fragment”,”model”:{“text”:”What did Burnham achieve on housing in Manchester?”,”attributes”:[]}}]}}]}}],”level”:2,”fontScale”:”headlineSmall”,”id”:”What-did-Burnham-achieve-on-housing-in-Manchester”,”isFocusable”:true}},{“type”:”text”,”model”:{“suitableForAbridgement”:false,”blocks”:[{“type”:”paragraph”,”model”:{“text”:”Burnham’s record on delivering new housing in the Greater Manchester city region – which encompasses boroughs from Wigan to Stockport – during his time as mayor was not extraordinary compared with other city regions in England.”,”blocks”:[{“type”:”fragment”,”model”:{“text”:”Burnham’s record on delivering new housing in the Greater Manchester city region – which encompasses boroughs from Wigan to Stockport – during his time as mayor was not extraordinary compared with other city regions in England.”,”attributes”:[]}}]}},{“type”:”paragraph”,”model”:{“text”:”There were 3.8 new homes built per 1,000 people between 2018 and 2025 – a lower rate than Cambridgeshire and Peterborough (5.6), the East Midlands (4.3), Greater London (4.2), and the West of England (4.2).”,”blocks”:[{“type”:”fragment”,”model”:{“text”:”There were 3.8 new homes built per 1,000 people between 2018 and 2025 – a lower rate than Cambridgeshire and Peterborough (5.6), the East Midlands (4.3), Greater London (4.2), and the West of England (4.2).”,”attributes”:[]}}]}},{“type”:”paragraph”,”model”:{“text”:”But the housing delivery rate in the city of Manchester itself during that time was more impressive. The city added 5.3 homes per 1,000 people, more than any other highly populated local authority area in England.”,”blocks”:[{“type”:”fragment”,”model”:{“text”:”But the housing delivery rate in the city of Manchester itself during that time was more impressive. 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But in Manchester there was generally less emphasis on developers being required to do this.”,”blocks”:[{“type”:”fragment”,”model”:{“text”:”Property developers in London have long been required to provide a considerable proportion of social rent housing on new projects. But in Manchester there was generally less emphasis on developers being required to do this.”,”attributes”:[]}}]}},{“type”:”paragraph”,”model”:{“text”:”In his 2024 mayoral manifesto, Burnham promised to deliver 10,000 new council homes across Greater Manchester by 2028.”,”blocks”:[{“type”:”urlLink”,”model”:{“text”:”In his 2024 mayoral manifesto”,”blocks”:[{“type”:”fragment”,”model”:{“text”:”In his 2024 mayoral manifesto”,”attributes”:[]}}],”locator”:”https://www.greatermanchester-ca.gov.uk/news/andy-burnham-pledges-10-000-new-council-homes-by-2028-in-greater-manchester-as-he-unveils-plans-to-tackle-the-housing-crisis/”,”isExternal”:true}},{“type”:”fragment”,”model”:{“text”:”, Burnham promised to deliver 10,000 new council homes across Greater Manchester by 2028.”,”attributes”:[]}}]}},{“type”:”paragraph”,”model”:{“text”:”But the number of council homes across the 10 boroughs of the city region fell slightly, from around 61,000 in 2016 to 59,000 in 2025, although the Greater Manchester Combined Authority has said national policy has been partly responsible for this record, particularly right-to-buy.”,”blocks”:[{“type”:”fragment”,”model”:{“text”:”But the”,”attributes”:[]}},{“type”:”urlLink”,”model”:{“text”:” number of council homes “,”blocks”:[{“type”:”fragment”,”model”:{“text”:” number of council homes “,”attributes”:[]}}],”locator”:”https://www.gov.uk/government/statistical-data-sets/live-tables-on-dwelling-stock-including-vacants”,”isExternal”:true}},{“type”:”fragment”,”model”:{“text”:”across the 10 boroughs of the city region fell slightly, from around 61,000 in 2016 to 59,000 in 2025, although the Greater Manchester Combined Authority has said national policy has been partly responsible for this record, particularly right-to-buy.”,”attributes”:[]}}]}},{“type”:”paragraph”,”model”:{“text”:”The delivery of new social rent housing increased in Greater Manchester during his tenure, rising from 76 in 2017-18 to 633 in 2024-25, and rose faster than in other northern English city regions.”,”blocks”:[{“type”:”fragment”,”model”:{“text”:”The delivery of “,”attributes”:[]}},{“type”:”urlLink”,”model”:{“text”:”new social rent housing increased “,”blocks”:[{“type”:”fragment”,”model”:{“text”:”new social rent housing increased “,”attributes”:[]}}],”locator”:”https://www.gov.uk/government/statistical-data-sets/live-tables-on-affordable-housing-supply”,”isExternal”:true}},{“type”:”fragment”,”model”:{“text”:”in Greater Manchester during his tenure, rising from 76 in 2017-18 to 633 in 2024-25, and rose faster than in other northern English city regions.”,”attributes”:[]}}]}}]}},{“type”:”subheadline”,”model”:{“blocks”:[{“type”:”text”,”model”:{“blocks”:[{“type”:”paragraph”,”model”:{“text”:”What problems could he face as PM?”,”blocks”:[{“type”:”fragment”,”model”:{“text”:”What problems could he face as 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