Homes cost far more than earnings
In 2025 the median home sold in England cost £300,000, versus median annual full-time earnings of £39,300: 7.6 times income. The national ratio masks more severe pressure in many areas. ONS affordability ↗
Delivery trails the ambition
England added 208,600 net homes in 2024–25, 6% fewer than the previous year. Net additions include new build, conversions and changes of use, minus demolitions. They are a better whole-stock measure than counting permissions alone. MHCLG net additions ↗
Land can be allocated yet undeliverable
A five-year housing land supply is an assessment of deliverable sites against the relevant requirement, with policy-specific rules. An allocation or brownfield entry is not automatically a buildable home: ownership, remediation, access, utilities, finance, affordable housing obligations and likely sale or rent values matter. Councils must examine evidence of delivery, especially on large sites. Current NPPF ↗
Capacity and infrastructure constrain starts
Even a sound approval may wait for water, transport, schools, environmental mitigation, finance and construction workers. The Local Government Association has warned of pressure on local planning teams. The Guardian reported water supply constraints affecting plans in several southern counties in August 2026. LGA response ↗ Guardian, 2 Aug 2026 ↗