Data · Updated 5 July 2026

The UK development pipeline, measured

56,228 residential units are moving through live planning applications across the 404 towns we monitor, an estimated £17bn of gross development value. This is the dataset behind our underwriting, published in full.

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56,228
Units in live applications
£17bn
Estimated pipeline GDV
48
Counties monitored
571,957
Sales recorded, 12 months
The headline

Where the pipeline concentrates

Top 12 counties by estimated gross development value in live planning applications, from the 48 we monitor.

The full table

All 48 counties

Sorted by estimated pipeline GDV. Median price is the median of monitored town medians over the last 12 months of recorded sales.

# County Towns Pipeline units Est. pipeline GDV Sales, 12m Median price Approval rate
1 Berkshire 8 8,896 £4.4bn 7,722 £400,000 n/a
2 Suffolk 8 4,201 £1.1bn 6,770 £282,500 94%
3 Norfolk 8 3,198 £862m 8,854 £266,250 87%
4 Hertfordshire 10 1,811 £849m 8,532 £450,000 100%
5 Gloucestershire 6 2,423 £786m 7,824 £317,500 n/a
6 Greater London 51 1,564 £615m 97,461 £525,000 80%
7 Essex 10 1,450 £602m 16,514 £342,500 89%
8 Kent 12 1,848 £548m 18,488 £347,000 n/a
9 West Midlands 8 1,701 £547m 22,703 £220,000 n/a
10 Sussex 10 1,284 £547m 15,724 £360,000 n/a
11 County Durham 6 5,184 £516m 10,241 £126,250 n/a
12 Somerset 8 1,652 £512m 7,961 £295,000 n/a
13 Staffordshire 7 1,710 £477m 10,347 £227,250 n/a
14 Hampshire 10 1,263 £439m 14,700 £346,500 100%
15 Devon 8 1,106 £327m 11,654 £285,000 93%
16 North Yorkshire 8 1,205 £314m 6,104 £272,000 n/a
17 Derbyshire 8 1,615 £308m 10,665 £213,500 100%
18 Cambridgeshire 8 595 £275m 6,468 £302,750 n/a
19 Nottinghamshire 7 1,123 £264m 9,461 £194,000 n/a
20 Buckinghamshire 8 576 £258m 4,372 £479,625 n/a
21 Cheshire 8 1,074 £253m 8,821 £272,500 99%
22 Bedfordshire 7 976 £250m 9,157 £335,000 84%
23 West Yorkshire 8 1,027 £243m 19,706 £193,750 84%
24 Lincolnshire 8 963 £227m 8,693 £217,500 n/a
25 Oxfordshire 8 551 £218m 6,258 £390,144 n/a
26 Surrey 10 434 £206m 10,627 £492,500 71%
27 South Yorkshire 6 1,198 £175m 15,930 £164,500 n/a
28 Bristol 6 499 £165m 25,020 £350,000 n/a
29 Tyne and Wear 6 1,130 £156m 10,972 £150,000 n/a
30 Leicestershire 7 580 £156m 9,279 £262,000 100%
31 Greater Manchester 10 480 £140m 28,132 £213,675 n/a
32 Newport 5 828 £127m 5,986 £227,000 n/a
33 Lancashire 8 499 £102m 11,633 £160,500 70%
34 Northumberland 6 366 £77.9m 2,352 £217,375 n/a
35 Cardiff 6 312 £63.8m 21,624 £265,000 n/a
36 Swansea 6 331 £63.5m 13,257 £195,000 n/a
37 Merseyside 6 186 £31.0m 9,452 £171,000 n/a
38 Cornwall 8 112 £29.8m 3,353 £303,750 n/a
39 East Riding of Yorkshire 6 230 £28.2m 5,125 £188,625 100%
40 Shropshire 5 40 £9.0m 2,676 £265,000 n/a
41 Worcestershire 7 7 £1.2m 5,815 £290,500 75%
42 Cumbria 6 0 £0 4,046 £161,938 n/a
43 Dorset 8 0 £0 6,928 £343,250 n/a
44 Gwynedd 6 0 £0 2,064 £191,250 n/a
45 Northamptonshire 7 0 £0 8,030 £250,000 n/a
46 Powys 6 0 £0 1,796 £245,000 100%
47 Warwickshire 7 0 £0 6,065 £330,000 n/a
48 Wiltshire 8 0 £0 6,595 £303,299 n/a
Download the CSV

Methodology

The tracker aggregates two public data sources across 404 monitored towns in 48 counties of England and Wales:

  • Planning pipeline. Residential planning applications are collected from local planning authority public registers. Pipeline units are the dwellings proposed in applications that are approved or awaiting decision; estimated GDV applies local sold-price evidence to those units. Approval rate is the share of decided relevant applications that were permitted over the trailing 12 months.
  • Sold prices. Transaction counts and median prices come from HM Land Registry Price Paid Data over the trailing 12 months, aggregated per town and summarised per county.

County figures are the sum of monitored towns, not exhaustive coverage of every settlement, so treat them as a consistent sample rather than a census. GDV figures are estimates. The dataset refreshes as the underlying planning and price data updates; this page was generated from the 5 July 2026 snapshot.

Data is reproduced under the Open Government Licence v3.0. You are welcome to reuse the CSV with attribution to Max Mezz.

Why a lender publishes this

Mezzanine underwriting is a view on whether a scheme will sell at the price the appraisal claims. Tracking every live application and sale in a town is how we hold that view honestly, and there is no reason developers should not see the same numbers.

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