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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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\\\” 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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 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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 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