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Delivering more of the right homes, in the right places

Welcome | Our 2050 strategy | Becoming truly customer-driven | Our social impact | Providing safe, energy-efficient homes | Financial sustainability | Value for money | Our staff 

We want to provide affordable homes for people that need them, in the places where they’re most needed. We aim to be managing between 75,000 and 100,000 homes by 2050 and will partner with others to build more than we can alone. We use a mixed-funding model, incorporating grant, debt funding, partnerships, joint ventures and third-party investment.

Delays, plus material and labour shortages caused by COVID-19, impacted our development programme. However, we expect to increase the number of homes we build over the next few years and, by 2027/28, aim to be building at least 2,000 homes a year, with a planned pipeline of more than 18,000 homes.


  • 456 homes completed, including joint ventures (2020/21: 651)
  • 859 homes started (2020/21: 1,926)
  • 99 shared ownership homes sold (2020/21: 171); 153 market sale homes sold (2020/21: 255)
  • 4,519 homes due to be started between 2022-27
  • 6,748 homes due to be completed between 2022-27
  • £414m in grant funding to build nearly 4,500 homes

    This year, we were chosen as a strategic partners for Homes England’s Affordable Homes Programme. We’ll get £250m to build 3,000 homes for shared ownership and social rent over the next five years. We’ll also get £164m from the Greater London Authority, allowing us to build 1,476 more affordable homes over the same period.

  • Housing association of the year 2021

    We won the Gold award for our approach to some of the biggest issues the industry faces at the 2021 WhatHouse? Awards. The judges recognised our commitment to building 18,000 homes over the next decade, along with our innovative approach to funding through private capital, our focus on sustainable development and our social value commitments.

  • Charlton Riverside gets council backing

    Our proposal to build 1,200 homes at Charlton Riverside, 40% of them affordable, was approved by Greenwich council in March 2022. GLA will provide £22m to fund construction of the affordable homes. We plan to build 718 high quality and energy-efficient homes in phase one, with the first available in 2026. Of these, 267 will be available to rent at London Affordable Rent rates for local people on the housing waiting list.

  • Building hundreds of affordable homes in Brighton & Hove

    Homes for Brighton & Hove, our partnership with Brighton & Hove City Council, began construction of 346 low-cost homes for people living and working in the city, with the first homes due to be ready in 2023. More than half will be available for rent and the rest will be available to buy through a shared ownership scheme.

  • First phase of Eastman Village completed

    The first phase of the redevelopment of the former Kodak factory in Harrow, a major regeneration scheme we’re delivering in joint venture with Barratt London, finished in May 2022. We built 284 homes for London Affordable Rent, 73 for shared ownership, 274 for private sale and 60 for senior living. By 2028, Eastman Village will be a thriving community of 2,000 homes, 40% of which will be affordable.

  • The M&G Shared Ownership Fund

    M&G bought 422 of our shared ownership homes in London and Kent for £61m, to establish the M&G Shared Ownership Fund in 2020/21. There were no sales to the fund in 2021/22. Initially, M&G will acquire homes from our development pipeline, including at Eastman Village in Harrow and at another development in Waddon.