The London challenge
London faces acute and persistent housing pressures. Homelessness is rising, waiting lists continue to grow, and boroughs are under sustained strain from the cost of temporary accommodation. At the same time, there is a chronic shortage of genuinely affordable homes.
G15 members are committed to meeting this challenge. Our members provide homes for around one in ten Londoners and are responsible for a significant share of new affordable housing delivery in the capital. We continue to build affordable housing for Londoners and have a substantial pipeline of new homes planned over the coming years.
But delivery depends on the right conditions: long-term, predictable funding; a planning system that supports growth; and a regulatory framework that protects residents while enabling investment.
We are also investing billions in residents’ homes that we manage. This includes building safety works, improving quality, and upgrading homes to meet net zero. These are essential commitments. They also place sustained pressure on our capacity to deliver new homes unless funding and policy support keep pace.
Rents are our main source of income and play a central role. Social rents in London must remain affordable for working people, but they are low relative to the level of investment now required. For example, the average social rent for a two-bedroom home is around £637 per month, well below market levels.
With the right framework in place, we can increase delivery. We work closely with the Mayor of London and the Greater London Authority, alongside central government, to understand London’s needs and make the case for the funding and policy changes required.
Increasing London’s affordable homes
In London, housing associations currently provide 289,000 social rent homes. Each of these homes contributes an average of at least £23,777 in value annually, totalling over £6.86 billion every year.
Providing new homes
G15 members are the largest providers of affordable housing in London. We deliver at scale, often on complex brownfield sites and through long-term estate renewal, combining development expertise with long-term stewardship.
Our members specialise in:
• major regeneration
• high-density urban delivery
• mixed tenure placemaking
• multi-phase programmes spanning decades.
These long-term, large-scale schemes require patient capital, partnerships, infrastructure investment and policy certainty and funding flexibility.
Funding London's affordable homes
The provision of social and affordable housing allows London to be a city for everyone.
Without it the fabric of London would change. Our work helps to ensure London maintains its economic vitality and diversity, prevents housing-related poverty, and unlocks a huge amount of social value for residents, for London and the UK, and for society at large.
With a new Labour government now setting ambitious targets for new homes, this report examines the critical role that housing associations play, both in ensuring London remains affordable and accessible to Londoners, and in raising the funds necessary to meet the moment and bring about real change.
London at scale
Thamesmead – Peabody
One of London’s largest regeneration programmes, reshaping a significant part of south-east London. The long-term plan includes thousands of new homes alongside infrastructure, town centre renewal and social, cultural and environmental investment.
Barking Riverside – L&Q
Barking Riverside in east London is one of Europe’s largest brownfield regeneration projects, delivered by Barking Riverside Limited, a joint venture between L&Q and the Mayor of London. The long-term masterplan will create a new riverside community with thousands of homes for rent, shared ownership and sale. Alongside new homes, the development includes major investment in infrastructure such as the London Overground extension, as well as schools, healthcare, green spaces and local amenities to support a growing community.
Grahame Park – Notting Hill Genesis
A major estate regeneration programme in partnership with Barnet Council delivering over 3,000 new homes across a mix of tenures, alongside new green spaces, community facilities and local infrastructure. The long-term scheme is transforming an existing neighbourhood through phased delivery, replacing outdated homes and creating a more sustainable and connected community.
London Chest Hospital – Clarion (Latimer Homes)
The transformation of a former hospital site in Bethnal Green into 274 new homes, 50% affordable, combining heritage restoration with high-quality new housing in inner London.
Estate regeneration – The Hyde Group
Hyde’s long-running estate renewal programmes across London are replacing ageing homes with modern, energy-efficient mixed-tenure communities, improving neighbourhood quality while increasing supply. These include Packington in Islington, Bermondsey Spa in Southwark and Stonebridge Estate in Brent.
Clapham Park London – MTVH
Clapham Park in Lambeth is MTVH’s largest regeneration development – a masterplan that’s been created in collaboration with local residents and community stakeholders, and Countryside Homes. When complete, more than £1 billion would have been invested in the project, and 10 years building new homes and refurbishing older properties. There will be homes available for rent, shared ownership and outright sale. A range of improvements are also being made to the area to make life better for residents, such as a new school, a nursery, better green spaces and locations for businesses and shops.
Green Man Lane – A2Dominion
Green Man Lane in Ealing is a major long-term regeneration project delivered by A2Dominion in partnership with Ealing Council. The multi-phase masterplan is transforming a 1970s estate into a mixed-tenure neighbourhood with more than 900 new homes, alongside a new primary school, community facilities and improved public spaces. Further phases will deliver additional homes and investment to support a growing community.
Juniper Crescent and Gilbeys Yard, Camden – Riverside
Juniper Crescent Estate in Camden is a major regeneration project being delivered by Riverside in partnership with Camden Council and Vistry. The scheme will replace outdated homes with around 480 new homes across a mix of tenures, alongside improved public spaces and community infrastructure. The development is part of a long-term plan to revitalise the area and create a better neighbourhood for existing and future residents
Colleague talent – Equality, Diversity and Inclusion
Projects and partnerships
Supporting people and communities
