Housing 2040: Phase II
Research Paper
Where England will need homes by 2040
New Marrons research explores how demographic change, housing supply pressures and shifting demand will shape England’s housing market over the next 14 years.
Housing 2040: Phase II builds on our original research, using the latest national and regional data to identify where demand will grow, where supply is under pressure and what this means for the sector.
For developers, investors, registered providers and local authorities, the challenge is clear. The homes needed in 2040 must start being planned today.
A data-led view of future housing need
Using the Office for National Statistics’ (ONS) 2022-based household projections, published in October 2025, the report provides a national and regional forecast of housing demand across England to 2040.
This analysis is supported by:
- Local authority housing registers
- Social housing stock movements – including demolitions, Right to Buy sales and new completions
- Housing requirement projections using the government’s standard method
Together, these insights provide a clearer picture of how England’s housing needs will evolve over the coming decade and beyond.
Key insights from Phase II
Housing 2040: Phase II explores the trends reshaping housing demand across the country, including:
- Where first-time buyer and family home demand will be strongest
- Which regions are losing the most social housing
- The impact of ageing populations and under-occupation trends
- The growing 19–24 demographic – including students, graduates and young professionals – and implications for purpose-built student accommodation (PBSA) and co-living
- Regional insights across every part of England
What this means for the sector
The findings highlight the scale of England’s future housing challenge – but also the opportunities it presents.
For developers, investors, registered providers and local authorities, understanding where demand will grow will be critical to delivering the right homes in the right places.
From starter homes and family housing to later living and specialist accommodation, the report provides insight into the types of homes that will be needed to meet future demand.
If England is to meet the needs of its population in 2040, the right homes need to start being planned and delivered today.
Our Services
Marrons is a multi-service development consultancy backed by the experience of working for local authorities, extensive market intel and connections across the industry.
About Marrons
Marrons is a multi-service development consultancy backed by the experience of working for local authorities, extensive market intel and connections across the industry - from planning offices and private landowners to housebuilders and retailers.
With expertise in Planning, Architecture, Design, Heritage and Economic Development, you can trust us to lead, protect and enhance the value of your land or building assets ensuring we turn your plans into reality.
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We act on behalf of a range of clients across the UK to deliver economic, social and environmental regeneration. Our specialists are here you turn your vision into reality.
Our Areas of Expertise
Planning
Whether you are looking for advice on an appeal for a major development scheme, or putting in an application for a house extension, we can help you navigate the best way forward.
Architecture
Led by RIBA Chartered Architects, our Architects have wide-ranging experience in handling large scale projects through multi-disciplinary teams, often acting as project co-ordinators and design team leaders.
Design
Our urban design team have a wealth of experience in both large scale urban development and detailed design and can help you make the most out of your land and provide a clear vision for your development.
Heritage
Our heritage team proudly advocate for the role of heritage in sustainable place-shaping, and champion the value that heritage assets can bring to developments.
Economic Development
Our specialist team works with you to provide evidence that your land or planning development has commercial benefits, and positively impacts socio-economics in the wider community.