How many homes Liverpool needs
Liverpool City Council is the planning authority. The Liverpool Local Plan 2013 to 2033 was adopted on 26 January 2022 with a housing requirement of 34,780 homes. A new Liverpool Local Plan 2025 to 2043 reached its Regulation 19 stage in August 2026, proposing a minimum of 33,750 net additional homes by 2043, an average of 1,875 a year.
Sales values for a Liverpool appraisal
For the appraisal, the July 2026 averages in Liverpool were £398,000 detached, £240,000 semi-detached, £179,000 terraced and £130,000 for flats (overall £189,000, up 8.1%). Terraced prices rose 9.7% and flats 4.3%.
On those figures six semi-detached houses would carry a GDV near £1.44 million and eight flats near £1.04 million. Treat them as a sense check only: lenders use the valuer's new-build evidence, not the index.
For a build-to-rent or hold strategy, the rental figures matter more. In August 2026 a Liverpool flat let for £786 a month and a semi-detached house for £1,008, with rents up 5.6% on the year; six semis let at that level would bring in roughly £72,576 a year gross.
Test your own figures with the residual land value calculator and the LTGDV and ROCE calculator.
England: tax, funding and building rules
Liverpool City Council can attach section 106 obligations and charge the Community Infrastructure Levy where it has adopted one, and the land itself pays Stamp Duty Land Tax; all three belong in a Liverpool appraisal. For schemes of five or more homes, Homes England, the government housing agency, is one of the lenders on our panel; see our Homes England review.
Development lenders for Liverpool schemes
We can approach 49 lenders on our panel for development finance for schemes in Liverpool. The full list is below the questions, with links to our reviews. We check each lender's appetite for the exact address and property before putting your case forward.
Expect part of the land cost on day one, build costs released in arrears against monitoring surveyor reports, and rolled-up interest; if sales run late, a development exit loan can take out the build lender.
Development finance in Liverpool: questions
How many homes is Liverpool planning for?
Local Plan 2013 to 2033 adopted 26 Jan 2022. Draft plan to 2043: 33,750 homes minimum.
What do homes sell for in Liverpool?
July 2026 averages: £240,000 semi-detached, £130,000 for a flat, £398,000 detached (UK House Price Index).
Which council decides planning for a scheme in Liverpool?
Liverpool City Council. Local Plan 2013 to 2033 adopted 26 Jan 2022.
