WeLive Property

The UK is preparing for one of its most ambitious housing initiatives in decades. On 28 September 2025, the government announced that it will progress work on the next generation of new towns across England, following recommendations made by the New Towns Taskforce, led by Sir Michael Lyons and Dame Kate Barker. The independent report for UK new towns 2025 identifies 12 potential locations where large-scale communities — each with at least 10,000 homes — could be developed to meet England’s growing housing demand and support regional economic growth. Together, these towns could deliver over 300,000 new homes, with a strong focus on affordability, sustainability, and design excellence. For the UK property and development sector, this marks not just a policy update — but a once-in-a-generation opportunity. For companies like WeLive Property, a London-based real estate and planning consultancy specialising in strategic planning, co-living housing, and Build-to-Rent conversions, this national initiative represents more than policy — it’s a blueprint for action. WeLive’s approach bridges government ambition and on-the-ground delivery, helping shape England’s next chapter of housing, regeneration, and community-led growth. With in-house expertise spanning planning applications, ecology reports, construction management, and lifecycle development, WeLive exemplifies the integrated model of progress that the UK new towns 2025 Taskforce envisions. The Vision The UK New Towns 2025 Taskforce, established in July 2024, was created to reimagine how large-scale developments can meet modern housing, infrastructure, and employment needs across the country. Its findings urge the government and developers alike to move beyond incremental reform and embrace transformational housing ecosystems — communities that are affordable, sustainable, and deeply connected. At the heart of this vision lies a dual challenge: addressing the ongoing housing shortage while ensuring that new development respects the environment and enhances liveability. In this context, England’s housing development strategy is increasingly turning toward brownfield regeneration — transforming underused or derelict land into thriving, mixed-use neighbourhoods. According to the National Planning Policy Framework (NPPF), brownfield land refers to “previously developed land” or “land which is, or was, occupied by a permanent structure.” In simple terms, it includes areas that have been built upon in the past but are no longer in active use. These may include: However, not all previously developed land automatically qualifies as brownfield. The NPPF makes key exceptions — such as agricultural buildings, mineral extraction sites, residential gardens, and parks or recreational areas. In some cases, if land has been vacant long enough to return to its natural state, it may no longer meet the definition. While most brownfield sites are found in urban areas, many also exist in rural settings — including within parts of the Green Belt. These spaces offer rare opportunities to unlock new homes, businesses, and community facilities without encroaching on untouched countryside, aligning perfectly with the Taskforce’s emphasis on sustainable growth and spatial balance. One of the most celebrated examples of brownfield transformation is the King’s Cross redevelopment in central London. Once an industrial wasteland, the 67-acre site is now a model of urban regeneration — combining residential, commercial, and cultural spaces in a way that demonstrates how strategic brownfield regeneration can create both economic value and social vibrancy. Building on such precedents, the UK New Towns 2025 initiative proposes that each new settlement include at least 40% affordable housing, with half allocated for social rent. Beyond housing, these developments will feature high-quality transport corridors, advanced environmental standards, and public spaces designed to promote wellbeing and productivity. In shaping these future communities, the Taskforce draws lessons from post-war successes like Milton Keynes — designed not merely as housing, but as a complete ecosystem for living and working. The new towns of today will extend that legacy through transit-oriented development (TOD) — compact, walkable communities built around efficient public transport, cycling, and green infrastructure. This approach directly supports major national growth strategies such as the Oxford–Cambridge Growth Corridor, which exemplifies how coordinated transport and land-use planning can unlock economic potential while reducing car dependency. The goal is clear: to create places that are as connected and inclusive as they are sustainable — a new blueprint for England’s housing development in the 21st century. Transit-Oriented Development UK — Building Smarter, Connected Communities The call for transit-oriented development (TOD) is not new — but it has never been more urgent. The Urban Transport Group’s landmark report, “The Place to Be” (2019), outlined how well-connected, high-density communities can transform the way Britain grows. The report argues that by putting public transport, walking, and cycling at the centre of urban design, cities can expand without fuelling congestion, pollution, or car dependency. According to the report, TODs “put good public transport access at the heart of dense, high-quality residential and commercial developments, with attractive urban realms that support walking and cycling.” This vision aligns directly with the UK New Towns 2025 initiative — ensuring new communities are not just built but are also accessible, inclusive, and sustainable. How WeLive Property Fits Into the Vision of England Housing Development As the UK government prepares to deliver this new wave of towns, WeLive Property stands out as a firm already practicing what policymakers now preach. Based in London, WeLive specialises in managing the entire property development lifecycle — from discovery consultation and planning applications to construction logistics and handover. Our work with London Boroughs, the NHS, and Registered Care Providers highlights how technical precision, regulatory compliance, and design-led planning can come together to create inclusive, future-ready housing. In many ways, WeLive Property’s England housing development projects across Sutton and Croydon serve as microcosms of its next housing chapter. And with the government’s £48 billion commitment to new towns, developers and planners alike will need partners who understand both the policy framework and the practical delivery pipeline. Moreover, for companies like WeLive Property, these principles of Transit-Oriented Development are already part of everyday practice. Projects such as those on Brighton Road, Sutton, show how compact, well-designed developments close to major transport links can maximise land use, reduce reliance on cars, and support … Read more

Build-to-Rent (BTR) has quietly become one of the most resilient sectors of the UK housing market. It is seen today as a long-term income-generating asset class. Less volatile than sales-led housebuilding and more predictable than short-let models. This positive outlook towards BTR is also reflected in the numbers. According to Knight Frank’s Market Update Q2, in the first half of 2025 alone, more than 2.2 billion GBP was invested into BTR schemes across the UK. And it is not just investors who are taking notes. Tenants, too, are moving in just as quickly – with the median time to let a BTR home in Q2 of 2025 being just 17 days. This data, rather than merely indicating the increase in BTR letting time, also reveals significant insights into what renters desire today. Instead of “Where WeLive Fits”, how about – WeLive’s Role in the BTR Revolution To those who are aware and to those who are not, know that the broader housing market is under strain. The August 2025 RICS Residential Market Survey shows that new buyer enquiries fell for the second consecutive month. A net balance of -17 percent. During that time period, agreed sales also dropped to a measly 24 percent. Elsewhere, house prices also slipped, with a net balance of -19%. However, in a sharp contrast, tenant demand continued to remain positive. This, despite landlord instructions dropping to -37 percent, the weakest since April 2020. The imbalance is clear to see: fewer homes for rent, more people chasing them. Against such a backdrop, Build-to-Rent stands as an anomaly. Therefore, momentum matters because it signals a structural shift. If sales remain subdued and traditional landlords continue to exit the market, renters will increasingly turn to Build-to-Rent schemes. Naturally, for investors, this shift creates an asset class (BTR) that is counter-cyclical. One that grows when both buying and traditional rental options are constrained. Plus, for councils and policymakers, the growth of BTR helps plug the gap. This will ensure supply does not collapse just as demand rises.    Where WeLive Fits Incidentally, at WeLive Property, this shift towards BTR is precisely where our mission sits. Our focus on Build-to-Rent co-living housing comes from the belief that housing must evolve to match the way people live. That means, supported, community-led homes that balance affordability, quality, and service. Our process covers the entire lifecycle: Every step is managed in-house, giving property owners, investors, and councils confidence that projects will not only be delivered but also done so with precision, compliance, and care. Case Study: Brighton Road, Sutton A perfect example of our work is the project at Brighton Road in Sutton. What began as a 3-bedroom detached house is now a 10-ensuite co-living HMO. And we managed the entire process. Securing phased approvals via permitted development, CLEUD, and change of use. Gained permissions for double-storey extensions and loft conversions, then optimised layout for space, natural light, and most importantly, rental potential. The result today is a high-quality, community-first living space, just five minutes from Sutton Station. This project, dear readers, is Build-to-Rent in action: transforming dilapidated, underutilized, and unlivable properties into supported living spaces tailored to today’s needs. Non-negotiability in ESG Environment, Social, and Governance. While capital and speed tell one side of the story, ESG covers the other three aspects: Why does this matter? Because ESD is no longer a “nice-to-have” acronym. It directly shapes investment flows, regulation, and tenant affordability in 2025. Net Zero 2050 targets are reshaping the delivery of housing. Whole-life carbon assessments are now a core part of development evaluations (for more details, refer to CBRE’s UK Real Estate Market Outlook 2025). In the meantime, the UK Green Building Council is emphasizing that four in five homes that will be occupied in 2050 have already been built. This fact means retrofitting is unavailable (UKGBC, Home Retrofit Guide) And this is not just an environmental issue. With energy bills still being one of the most significant pressures on households, sustainability becomes an affordability strategy. What this means is that with better-insulated homes and more efficient systems, operating costs for tenants reduce, making housing greener and fairer. Additionally, as regulations tighten, energy-efficient stock is likely to attract premium demand from investors. Co-living designs by WeLive naturally reduce per capita energy use. Shared heating, water systems, and optimized layouts reduce both costs and carbon emissions. As a result, we deliver homes that are not only financially viable but also environmentally responsible. Plus, not to mention, being aligned with the cost-of-living realities faced by tenants in 2025. Planning Still Decides the Pace of BTR Even with capital flowing and tenant demand strong, one hurdle remains: Planning. The UK Government acknowledges that planning delays cost councils an estimated 250,000 hours annually in manual document handling—source: UK Government, Extract AI Planning Tool Announcement (2025). Until digitisation scales, approvals will continue to slow down delivery. That is why developers who prepare well stand out. At WeLive, our in-house team handles Construction Logistics Plans, Design Access Statements, and Ecology Reports as standard. By frontloading compliance, we reduce risk for councils and speed approvals. For property owners, that means unlocking the hidden value sooner. For investors, it means faster returns. For tenants, it means moving into safe, modern homes without unnecessary delays. Communities: More Than Housing Units. According to RICS, the buyers have moved back and renters are experiencing more competition. There is a limited number of homes that families, students, NHS staff, and older adults are all competing for. Supported living is increasingly becoming the only viable option for others. And here is how WeLive has its motto: Accommodation For Supported Living. All WeLive projects are community-oriented. Our homes are not only compliance units, but we also collaborate with the London Boroughs, the NHS, and registered care providers. Whether it is flooring selection or property management, it is all about establishing safe, interconnected, and dignified living environments.   Conclusion: What Build-to-Rent ACTUALLY Mean to You? The future of housing in 2025 is not necessarily about … Read more

When people discuss the housing crisis today, they typically focus on the supply side of the issue. “How many homes are being built. How much are prices rising?” However, hidden in between this debate is one piece that rarely makes the headlines: supported living. Supported living is not just about roofs and walls. It is about providing safe, affordable homes with the right level of care and support. So that people can live independently, recover with dignity, and remain active members of their communities. The year is 2025. There is a growing body of evidence that is advancing the idea that the key that is missing in the UK housing policy is supported living. The lack of it results in straining the NHS, underserving the ageing population of the UK, and thousands of vulnerable individuals put in jeopardy at the moment of writing. NHS Discharges- A Straining System A roundtable on the issue of the delay in hospital discharge was conducted recently by the Royal College of Psychiatrists and the National Housing Federation (NHF). The findings were stark: Behind the numbers are people who are clinically ready to leave the hospital, but have nowhere suitable to go. Some need supported housing placements before they can actually live independently again. Other individuals need step-down units, so as to prevent readmission. The roundtable has made one thing abundantly clear: Supported living is not just a housing policy. It is healthcare. A Sector In Crisis At the very moment, when demand is rising, supply is shrinking. More than 150 organizations, including Age UK, the Royal British Legion, Refuge, and the Local Government Association, recently wrote to the Prime Minister, warning that the supported housing sector is in a financial crisis. Over 70,000 supported homes are at risk of closure. A third of providers (32 percent) reported closing schemes last year due to finding measures. Moreover, since 2010, nearly 2 in 5 supported accommodation services for single homeless people have shut their doors. This means that the cause is clear. Funding cuts, Inflation, Higher Energy Costs, and New Regulatory Obligations have squeezed margins. Council contracts have been eroded by over 75 percent in the past decade. Kate Henderson, Chief Executive of the NHF, has put it: “Without urgent action from government, there is a real risk that we lose tens of thousands of homes. All founded on the mission to give people with support a solid foundation.” The Ageing Population Challenge. Demographics, too, are shifting fast. The number of people aged 65 plus is forecast to rise from 11.7 million to 14.3 million by the end of 2025. A 22 percent increase. By 2050, one in four people in the UK will be over 65. Yet, only 0.6% of them living in housing with care, compared to 5 percent in the USA and Australia. Intrinsically, high-quality and affordable, well-located choices are short in terms of their chronic scarcity. The UK requires 30,000 to 50,000 homes in the later-living category annually. By now, we are already delivering less than 7,000. The notion of supported living of older adults is not merely concerned with the quality of life and dignity. It is also concerned with shortening hospital stays, decreasing NHS waiting lists, and enabling individuals to age in their own placess with proper safety. What a National Strategy Needs Experts from the University of York have argued that supported living must be embedded in local authority planning, with straightforward evidence-based commissioning. National organizations are calling for atleast 1.6 billion GBP annually ring-fenced for supported housing contracts. They are also calling for a stronger capital funding pipeline, including the reinstatement of the 300 million GBP Housing Transformation Fund. In short, supported living needs to be treated as essential infrastructure, with long-term revenue funding made available to ensure hospital discharge schemes are sustainable. WeLive’s Role At WeLive, we believe accommodation for supported living is not optional. It is urgent. Our model is simple but powerful. And most importantly, we work closely with London Boroughs, the NHS and registered care providers to ensure our homes serve community needs. Final Thoughts Supported Living is the missing link in the UK’s housing strategy. It is not just about supply. It is about health. Ageing with dignity. About preventing homelessness and about relieving the NHS. The numbers are clear. Without Supported Living, people stay in hospitals too long, costs spiral and communities suffer. With it, people recover faster, live better and public services save billion. At WeLive, we believe the future of housing is not just more homes. It is the right kind of homes. Homes that support, connect and empower people to thrive. And that is the future we are working to build in London. 

Sales are slowing. Rentals are rising. Build to Rent is leading. What does that mean for developers, tenants, and the future of supported living? 2025 has been a year of contrasts.  The August RICS Residential Market Survey shows the slowdown in sales is deepening. New buyer enquiries fell for the second month in a row, with the net balance sliding to -17% down from -7% the month before. Agreed sales also dropped further to -24%. More buyers paused. Seller pulled back.  House prices are edging lower too, with a national balance of -19% reporting declines. (RICS Residential Market Survey, August 2025) At the same time, rental dynamics are moving in the opposite direction. Tenant demand is still strong. But landlord instructions have fallen sharply. A -37% net balance, the weakest since April 2020.  For context, the net balance in question here is not a direct percentage change in prices. It measures breadth, not depth. It is calculated as the proportion of respondents reporting a rise, minus those reporting a fall.  So, what is the result of this?  Simple: More competition for fewer properties. 27% of respondents expect rents to rise over the next three months. 3% annual rent growth is pencilled in for the year ahead.  The picture is clear –  Sales are soft. Rentals are tightening. And Affordability pressures remain on both sides of the market.  At WeLive, we see this as a confirmation of what we have long believed. Housing must go beyond bricks and mortar. It must actively evolve to match the way people live today. That means delivering homes that are accessible, affordable, community-led and built to last.  And as the market evolves, we believe the future might just lie in these four defining shifts.  Market Reality: Slower Sales & Rise of Build to Rent The sales market has been subdued. Buyers are waiting. Housebuilders are slowing their pipelines. But in the rental sector, demand has surged. Families, students, young professionals, and older adults – all are competing for fewer homes.  The CBRE UK Real Estate Market Outlook adds a context: while lower interest rates may gradually stabilize housing sales, the imbalance between supply and demand will continue to drive rental growth. CBRE forecasts that the Build to Rent (BTR) sector will remain one of the fastest-growing subsectors, drawing institutional capital as traditional housebuilding lags behind.  This is because for many, supported living arrangements – where affordability, flexibility and community matter as much as space – are the most practical choice. A single professional might struggle to rent a one-bed flat in Wimbledon. But in a co-living setting, they can access a high-quality ensuite room, share amenities, and a built-in community at a fairer cost.  At WeLive, we believe this environment- more than being a business model – becomes a way of addressing the importance of our mission. Our projects convert underused properties into vibrant, high-yield co-living HMOs. A 3-bedroom house becomes a well-designed 11-bed supported living space. Every ensuite finished to a high standard. Every detail is built for comfort, safety, and connection. This is accommodation with a purpose. Housing that is designed not only for efficiency but also for supported living needs. Planning Reforms: Pointers to Progress. The UK planning system has continued to be amongst the largest impediments to housing delivery. The data of RICS surveys demonstrates that new vendor instructions went to -3% in August 2025, the first negative value since the middle of 2024.  An obvious indicator that supply pipelines are choking.  At the policy level, CBRE points out that the updated National Planning Policy Framework (NPPF) would bring about reintroduced mandatory housing targets and a new category of land, the so-called grey belt. This is a reform that puts pressure on councils to liberate the land in case the supply of brownfields is inadequate.  In the case of WeLive, this will result in expedited small-scale but high-impact projects: turning 3-4 bedroom homes into 8-11 room supported living spaces in the boroughs that desperately require them.  Operational Shifts: Registry to Delivery.  In addition to planning, development is also being remodelled by operational headwinds. To start with, Building Safety Regulator Delays are impeding plans in the country. This is suppressing the pipeline according to Knight Frank Build to Rent Market Update – Q2 2025 report. Build to Rent (BTR) completions are expected to decline by 11 year-on-year in 2025.  Nevertheless, there is a positive aspect to this in that the automation push by HM Land Registry is reducing processing errors, bottlenecks in transactions and flattening acquisitions.  In the meantime, the tenant demand is insatiable. The median turnover of a BTR house in Q2 2025 was only 17 days – stressing the urgency of delivery.  ESG and Sustainability  Net Zero targets are no longer distant. They are actively shaping investment and design choices today.  According to CBRE, embodied carbon regulation is on the horizon. COP29 and EU rules mean that from 2028, all new large buildings must undergo whole-life carbon assessments. The UK is expected to soon follow suit. Along with this, the Future Homes and Building Standard (2025) will mandate higher efficiency and renewable integration in all new builds.  At the same time, in all of this, demographics are shifting:  For WeLive, by partnering with local boroughs, the NHS, and registered care providers, our homes do not just absorb demand. They serve communities, reduce pressure on public services, and provide dignity, affordability, and connection for residents.  WeLive’s Position: Final Thoughts Rentals are rising. Build to Rent is leading.  Planning reforms are taking shape. Sustainability today has become non-negotiable. Community Wellbeing is front and centre.  For some, these are challenges. For us, at WeLive, they are opportunities.  Our strength lies in strategic planning, efficient design, and proactive asset management. Combined with our commitment to supported living, it allows us to deliver homes that are smarter, greener, and healthier.  And this is how WeLive will help shape the future of housing in London. 

When people hear the words “Artificial Intelligence”, their minds leap to self-driving cars or futuristic robots.   But.  In the world of real estate, especially London’s housing market, AI is already at work.  In ways that directly impact how we plan, how we build, and how we live.  At WeLive Property, delivering high-quality Build to Rent Co-Living housing has always been the mission. And as we continue to grow our portfolio across London, we believe the integration of AI in Real Estate will only grow more prominent in the coming years.  From Planning Gridlock to Smarter Approvals Anyone involved in the planning and  development scene within London knows how complex regulations can be. The time taken between submissions and approval can often stretch far longer than it should.  That is why the news of the UK Government introducing Extract is particularly prominent. Jointly developed by the government and Google, Extract promises to alleviate delays by reducing manual checking time, which amounts to an estimated 250,000 hours annually.  The British government intends to make Extract accessible to all councils by the Spring of 2026. This is believed to align with its broader efforts to digitise the planning system.  One that has long been plagued by productivity.  To this end, a separate report by the Alan Turing Institute, a state-backed research body, found that up to 41 percent of tasks across the public sector could be supported by AI.  The researchers have also piloted their own AI systems, that which can automatically analyze building applications and floor plans. Imagine what this can mean for developers like us.  Fewer Delays. Clearer Decisions. And most importantly: more time focused on delivering homes. Where they are needed the most.  Predictive Maintenance: Fixing Issues Before They Happen Another area where AI is making waves is in Property Maintenance. Social Landlords across the UK are already using AI platforms to predict repairs before tenants can even raise their complaints. Moreover, these systems, by analysing patterns in housing data, can further flag issues like boiler faults or leaks in advance.  And the Proof is in the pudding. After using RepairSense, an AI based platform, for a period of 12 months, housing association Karbon Homes had a reduction of repeat repair cases to 3,185.  That is a cost saving of approx. 574,145 GBP.  In another example of integration of AI within real estate, particularly predictive maintenance, GreatWell Homes has significantly improved its operational efficiency, tenant satisfaction and compliance. You can find all the reports on RepairSense’s website.  Speaking about WeLive Property, where we manage all maintenance in-house, such AI-based innovation means be able to provide our tenants with a seamless living experience.  Building Smarter Greener Homes Where comfort, reliability, and proactive care come first. But, with that in mind, and at a time when the UK is trying to reach net zero by 2050, energy efficiency becomes a vital component as well.  Especially in the design process for new and refurbished buildings.  In the UK, an EPC (energy performance certificate) must be completed everytime a building is sold, rented or constructed. One of the most useful values of this is the asset rating – a number that gives overall energy rating (from A+ to G) and color-coded. However, producing this rating can be a slow process. This is because the calculation requires BER (building emission rate), which can take hours to generate.  Enter Loughborough University, where researchers have designed an AI tool to predict a building energy performance and rating. Done under one second, and using just 27 variables, all with minimal loss in accuracy.  If you find that amazing, wait till you learn about British Land, a company that has piloted digital twins, AKA virtual models of real buildings to simulate energy use, detect inefficiencies and reduce carbon footprint.  This digital twin provides a complete overview of past and present site data. All in one place. Where multiple teams and project stakeholders can visualize the entire site and its constraints. In doing so, the company has been able to expedite options appraisal process, feasibility report, as well as community impact and risk evaluations.  Talking about our work at WeLive, especially for co-living spaces, where efficiency is multiplied across many rooms and residents, the benefits of such tools are transformative.  Valuation and Investment Decisions Traditionally, property valuations have been a blend of art and science. But now, implementation of AI in real estate, in the form of Automated Valuation Models (AVMs), is bringing more speed, transparency, and explainability to the process.  But caution must be exercised. While many envision a fully 100 per cent automated process when it comes to AVMs, the reality is a much broader spectrum….  More in the sense of hybrids involving varying degrees of automation and different levels of human intervention.  Plus, in general terms, AVMs work best with homogenous assets, and their performance degrades with increasingly heterogeneous ones.  Within residential property, where we operate, AVMs cannot be applied where properties do not fulfil the basic criteria of homogeneity. And although work is underway, as per latest RCIS guidelines, to extend the use of residential AVMs, categories such as buy-to-let and houses in multiple occupation are not widely included.  Serving Communities with AI Insights Perhaps the most exciting potential of AI, in all of this, lies in how it can help housing better community needs.  A recent 2025 UK study with Wolverhampton homes found that AI could predict damp and mold risk with upto 98% accuracy. That is, for well maintained datasets. Then again, even with incomplete data, accuracy remains around 70%.  Another study, this time using 2,073 inspection records across 125 councils confirmed that AI helps to effectively identify homes that are likely to develop damp, enabling more focused maintenance actions.  For us, this only means more good news. We already work closely with all London Boroughs and health stakeholders. Therefore integration of AI into this ecosystem means delivering homes that are not only well-designed and well-managed, but also deeply attuned – to the … Read more