Pending25/03233/FUL
316
units
Demolition of existing building and erection of part 27, 13 and 10 storey building comprising 316 homes (Use Class C3), and commercial floorspace (Use Class E), together with landscaping and associated infrastructure
- Home
- /
- Market Intelligence
- /
- Sheffield
South Yorkshire · Q2 2026
Sheffield prints 4,663 sales at £205k median as new-build supply falls to nine
Two universities and deep resale liquidity meet almost no ground-up output, pushing developers toward PD conversions, HMO retention and small infill.
- Median sale price
- £209,500
- Median price trend
- £210k
- Pending dev applications
- 196
- Pipeline value (GDV)
- £175.0m
-0.2% YoY
890 units
88% approval rate (recent decisions)
Sheffield cleared 4,663 residential transactions in the past twelve months at a £205,000 median, but only nine of those were new-build registrations. Prices are down 2.4% year on year and the council's planning portal does not currently publish a public Idox feed that we can scrape on the same basis as Doncaster.
What's driving the Sheffield market
At £205,000 the Sheffield median sits a clear £30,000 below Leeds and roughly in line with the wider South Yorkshire average. The 2.4% year-on-year decline is mild but meaningful, and we read it as a city still re-pricing after the 2024 rate cycle rather than one in structural decline. Liquidity is the offsetting story: 4,663 completions in twelve months across a city of around 565,000 people is a healthy turnover rate, and the spread by property type tells developers where the demand sits. Detached medians hold at £365,000, semis at £217,000, terraces at £182,000 and flats at £139,195. That flat number matters. Sheffield has two universities and a permanent rental base of more than 60,000 students, but the resale price for a typical flat is the lowest of any major Yorkshire city we track. The Don Valley regeneration corridor, Castlegate's post-markets redevelopment and the long-running Heart of the City II programme continue to underpin land values inside the inner ring road, but the absorption is being done by existing stock, not by housebuilders.
Market data at a glance
The Sheffield numbers, visualised
Median sale price by property type
7,057 sales clearing across the type-mix
F£138,000
£138k
T£185,000
£185k
S£220,000
£220k
D£371,000
£371k
Source: HM Land Registry Price Paid, rolling 12 months.
New build mix
+29.6% premium105
6,952
New build · 1.5%Existing stock
Planning approval rate
88%approved
of 810 decided applicationsSheffield quarterly median price & volume
Median sale priceTransactions
Source: HM Land Registry Price Paid Data. Median computed across all registered transactions per period.
How Sheffield compares
Market
Median
YoY
12m txns
Sheffield
£209,500
-0.2%
7,057
Yorkshire & Humber average
£200,000
+1.9%
—
UK average
£285,000
+1.4%
—
Development pipeline
Live planning activity in Sheffield
Sheffield City Council does not currently expose a planning-application feed that maps onto the Idox structure we use for the rest of the network, so we have no live pipeline numbers to publish for the city itself this quarter. The wider South Yorkshire signal is therefore drawn from neighbouring authorities. In Doncaster, six relevant residential applications sit live on the portal at mid-May 2026, totalling 8 pending units and a combined estimated GDV of £1.38m. Application 26/00838/FUL at Norton Common Road (DN6 9HP) proposes 2 self-build dwellings at a £335,000 estimated GDV, and 26/00851/FUL at Gowdall Green in Bentley is a single self-build plus triple garage. The pattern across South Yorkshire's accessible feeds is small-scale, mostly self-build or single-plot infill, with very little volume housebuilding entering the system. We would expect Sheffield to mirror that profile, weighted more heavily toward city-centre permitted-development conversions and HMO retention in the S6, S7 and S10 wards around the University of Sheffield and Sheffield Hallam, where Article 4 directions on HMO change-of-use have been in force since 2011 and continue to constrain new entries.
Top schemes by GDV in the pipeline
Notable pending applications
Pending25/03662/FUL
161
units
Demolition of existing buildings and erection of part 4, 7 and 10 storey mixed use building comprising 161 dwellings, roof terraces, amenity space (Use Class C3) and ground floor commercial space (Use Class E) together with landscaping, cycle parking and associated infrastructure
Pending26/00287/FUL
108
units
Erection of 108 dwellings with associated parking, public open space, landscaping and formation of site access
Pending26/00453/FUL
73
units
Phased redevelopment of Former Loxley Works to include demolition and clearance of existing buildings, the removal of hard surfaced areas, site remediation, the erection of new buildings and the change of use of existing buildings to be retained to deliver 73 dwellings and ancillary accommodation, a community hub - comprising a shop selling essential goods (Use Class F2) and a cafe/bar, padel court, construction of roads, bridges, improvement of existing accesses from Loxley Road and Rowell Lane, the installation of package treatment plants, substations, infrastructure, landscaping and associated works
Pending26/01232/FUL
56
units
Erection of 56 dwellings including access, landscaping and associated infrastructure
Pending26/02100/CDPN
46
units
Conversion of commercial building (Use Class E) to 46no self-contained residential apartments (Use Class C3)
Source: Sheffield City Council portal. GDV estimates use local sales medians by property type.
Sales activity
Recent Sheffield sold prices
The recent Land Registry tape sets the price bands developers should appraise against. At the top, Rushley Cottage on Rushley Road in Dore (S17 3EH) cleared at £1,150,000 on 20 March 2026, a reminder that the S17 and S11 belt continues to hold prime-suburban pricing well above the city median. 2 Ashfurlong Road (S17 3NL) traded at £790,000 on 25 March 2026 in the same micro-market. At the other end, 14A Greenfield Road (S8 7RQ) sold for £70,000 and Flat 2-3, 88 Brunswick Street in Broomhall (S10 2FL) at £85,000, both indicative of where converted flat product is exiting in the student belt. Mid-market stock is clustering tightly between £155,000 and £260,000: 476 Glossop Road (S10 2QA) at £260,000, 26 Bridle Stile Gardens (S20 5EH) at £400,000 and 53 Arnold Avenue (S12 3JA) at £205,000 on the median itself. The implication is a strongly bimodal market, with prime suburbs (S10, S11, S17) and entry-level terraced stock (S5, S8, S12) doing most of the work.
Latest registered sales
Land Registry · 28 September 2026| Date | Address | Type | Tenure | Price |
|---|---|---|---|---|
30 July 2026 | 130, OSGATHORPE ROAD | T | F | £72,500 |
27 July 2026 | 24, TRESWELL CRESCENT | T | L | £145,000 |
24 July 2026 | 61, LINDHOLME GARDENS | T | F | £160,000 |
24 July 2026 | 27B, MOSBOROUGH MOOR | S | F | £300,000 |
24 July 2026 | 33, CARTMELL ROAD | T | L | £185,000 |
24 July 2026 | 305, ALBERT ROAD | S | F | £240,000 |
24 July 2026 | 2, OAK VILLAS | S | F | £225,000 |
24 July 2026 | 19, OXCLOSE PARK GARDENS | D | L | £290,000 |
Nine new-builds in twelve months across a city of 565,000 is a supply story dressed up as a price story.
For developers
What this means for Sheffield schemes
We see three credible deal types in Sheffield through the next twelve months. First, purpose-built student accommodation and HMO retention in the S6, S7 and S10 wards remain the structural play, with Article 4 limiting new HMO supply and keeping existing portfolio yields firm. Second, permitted-development office-to-residential conversions in the S1 and S2 city-centre cores are an obvious fit on a £139,195 flat median, and senior development debt at 65-70% LTGDV typical is available for schemes that price units at or just above that level. Pricing is running 9-12% on senior-only structures with bridging from 0.65% per month covering pre-planning site acquisition. Third, small infill detached and semi-detached schemes in the southern suburbs (S17, S11, S7) where a £365,000 detached median provides genuine exit headroom. We would caution against ground-up flat schemes in the inner core: with only nine new-build registrations in twelve months and a 17.1% new-build premium that is narrower than Leeds or Manchester, the GDV cushion is thin.
Sheffield development finance
Term sheets for ground-up schemes — 65-70% LTGDV typical for Sheffield.
View termsSheffield bridging finance
Auction, refurb and pre-planning bridge for Sheffield sites.
See ratesSheffield market hub
Full Sheffield location profile — services, sold data, and contacts.
Visit hubWhere we fund in Sheffield
Outlook
The next 12 months in Sheffield
Our twelve-month view is that Sheffield trades sideways on price and continues to clear volume through the resale market. The -2.4% year-on-year reading is unlikely to deepen significantly but we do not see a near-term catalyst for growth either, with national first-time-buyer demand still constrained. The two material upside factors are South Yorkshire Mayoral investment into the Don Valley and Attercliffe corridors and the slow return of city-centre office demand, which should support office-to-residential conversion appraisals. We would lean toward conversion, HMO and small infill rather than volume new-build for the next four quarters, and we expect lender appetite to follow the same skew.
Planning a Sheffield scheme?
We arrange senior debt, mezzanine and equity for development schemes from £500k to £50m. No upfront fees, indicative terms in 48 hours.
Sources: HM Land Registry Price Paid Data (sold prices); Sheffield City Council planning portal (planning applications); ONS House Price Index (regional benchmarks). Report generated 20 May 2026 by Construction Capital's market intelligence team.
Methodology: Pending GDV is estimated by multiplying declared unit counts by local sales medians for the corresponding property type. Approval rate is the share of decided applications (last 12 months) granted permission. Sold-price changes are year-on-year comparisons of the median sale price. Pipeline activity refers to residential development applications only — household extensions, conditions variations, and other non-development applications are excluded. Construction Capital is a trading name of Lenzie Consulting Ltd. (08174104).