Pending26/00505/REMM
170
units
Reserved matters application for appearance, landscaping, layout and scale of 170 houses (Phase 3A and 3B) pursuant to outline planning permission 18/00017/OUTM
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North Yorkshire · Q2 2026
York pipeline thins to five small schemes as approvals stall
Five pending applications and zero approvals in the last twelve months point to a market where viable infill sites are doing the heavy lifting.
- Median sale price
- £300,000
- Median price trend
- £300k
- Pending dev applications
- 155
- Pipeline value (GDV)
- £107.3m
0% YoY
364 units
80% approval rate (recent decisions)
York closed Q1 2026 with a median sale price of £295,000 across 2,035 transactions over twelve months, a 1.7% softening on the prior year. The pipeline is unusually thin: five live applications, no approvals recorded in the last year, and only fifteen new-build completions in the trailing window.
What's driving the York market
York behaves like very few other UK markets at this price point. The walled city, its conservation areas and a tight inner Green Belt mean supply is structurally constrained, and the data reflects that. Of 2,035 sales in the trailing year, just fifteen were new-build, with new-build pricing carrying a 17.5% premium over existing stock. The detached median sits at £426,500 against £190,000 for flats, a spread that tracks the city's split between the high-value conservation streets inside the inner ring and the more affordable suburban tail running out toward Acomb, Clifton and Heworth. Tourism, two universities and a stable professional employer base keep occupational demand resilient even as transaction prices ease. The 1.7% year-on-year price softening should be read against a national backdrop of higher base rates and lender caution on heritage stock rather than any structural weakness in York itself.
Market data at a glance
The York numbers, visualised
Median sale price by property type
3,048 sales clearing across the type-mix
F£192,000
£192k
T£275,000
£275k
S£300,125
£300k
D£434,728
£435k
Source: HM Land Registry Price Paid, rolling 12 months.
New build mix
+16.7% premium79
2,969
New build · 2.6%Existing stock
Planning approval rate
80%approved
of 637 decided applicationsYork quarterly median price & volume
Median sale priceTransactions
Source: HM Land Registry Price Paid Data. Median computed across all registered transactions per period.
How York compares
Market
Median
YoY
12m txns
York
£300,000
0%
3,048
Yorkshire & Humber average
£200,000
+1.9%
—
UK average
£285,000
+1.4%
—
Development pipeline
Live planning activity in York
The five live applications on the City of York Council register tell a clear story of a constrained market working through small infill and use-class change. The largest scheme by GDV is 89 Barkston Avenue (ref 26/00813/FUL), a resubmission for a detached side-build creating two flats in the YO26 catchment. Two C3-to-C4 House in Multiple Occupation applications are in flight at 2 Upperdale Park (26/00845/FUL) and the former Tegz Hair Design at 1 Plantation Drive (26/00819/FUL), each carrying an indicative £296,200 GDV. The remaining pair are single-unit windfalls: a new dwelling to the rear of the Mount Royal Hotel on The Mount (26/00794/FUL) and a demolition-and-rebuild at 6 Algarth Rise (26/00743/FUL). Total pending GDV is £592,400 across two recorded units, with three further applications submitted without a unit count. No applications were approved in the trailing twelve months according to the Idox export, which underlines how cautiously the planning authority is handling heritage-adjacent and HMO submissions in this cycle.
Top schemes by GDV in the pipeline
Notable pending applications
Pending25/02384/REMM
144
units
Reserved matters application for layout, scale, appearance, landscaping and access for erection of hotel with ground floor retail/leisure units (use class E) on Plot C4; new Western Station Entrance building, cycle hub and 1063 sq m (GEA) retail/leisure units (use class E) and 345 sq m (GEA) office use (use class E(g)(i and ii)) on Plot C3; 1no. office building (use class E c (i, ii and iii) and/or E g (i and ii) and 555 sq m (GEA) retail/leisure units (use class E) on Plot D; 144 dwellings and 357 sq m (GEA) retail/leisure units (use class E) on Plot E; 508 dwellings and 2985 sq m (GEA) retail/leisure units (use class E) on Plots F3 and F4; 362 dwellings and 1no. retail/leisure unit 430 sq m (GEA) (use class E (a) and/or (b)) on Plots K and L; new central park, public realm including public square at the former Coal Drops, with associated demolition and infrastructure pursuant to outline planning permission 18/01884/OUTM.
Pending26/00592/FULM
12
units
Erection of 12 dwellings (Use Class C3) with associated access and landscaping
Pending26/00023/FUL
6
units
Erection of 6 dwellings with associated access, parking, and landscaping
Pending26/00506/FUL
8
units
Erection of assisted living accommodation (Use Class C3) including 8no self-contained resident flats, 1no staff flat, 2no offices and communal areas, with associated landscaping, access, parking
Pending26/01566/FUL
1
unit
Change of use from dwelling house (use Class C3) to House in Multiple Occupation (use Class C4) for up to 3no. occupants
Source: City of York Council portal. GDV estimates use local sales medians by property type.
Sales activity
Recent York sold prices
Recent Land Registry filings confirm the spread. 214 Stockton Lane in YO31 sold for £510,000 in March 2026, a detached freehold transaction sitting well above the citywide median. Sycamore House on Old Hall Lane in YO41 cleared at £500,000, while 2 Rye Walk in YO30 traded at £475,000. The suburban semi-detached market is anchored around the £300,000 to £365,000 band, with 10 Chestnut Grove in YO26 at £365,000 and 19 Eason View in YO24 at £320,000 typical of that segment. At the entry tier, leasehold flats in Aviator Court (YO30) traded at £150,000 and Little Kent Mews (YO10) at £165,000, illustrating the spread between mainstream stock and the heritage core. Terraces inside the city walls, such as 8 George Street in YO1 at £367,000, command a notable premium per square foot.
Latest registered sales
Land Registry · 28 September 2026| Date | Address | Type | Tenure | Price |
|---|---|---|---|---|
28 July 2026 | 1, SOUTHFIELD CLOSE | D | F | £435,000 |
27 July 2026 | 7, PROSPECT TERRACE | T | F | £265,000 |
27 July 2026 | 8, CHURCH GATE | S | F | £320,000 |
24 July 2026 | 13, FERN STREET | T | F | £260,000 |
24 July 2026 | 24, MARSTON AVENUE | S | F | £191,000 |
24 July 2026 | 55, FRONT STREET | T | F | £157,500 |
23 July 2026 | 17, GREENGALES LANE | D | F | £385,000 |
23 July 2026 | 28, FAIRFAX STREET | T | F | £500,000 |
York's structural supply constraint is the story. Five live applications and zero approvals say more than any headline price index.
For developers
What this means for York schemes
For developers and brokers working York, the route to a viable scheme runs through heritage-aware refurbishment, single-unit infill and considered change-of-use rather than ground-up volume sites. Within the inner conservation areas, lender comfort hinges on a credible heritage statement, defensible end values benchmarked off the YO1, YO23, YO24 and YO30 comparables above, and exit pricing that does not depend on a buoyant market. HMO conversions in YO26 and YO31 are sensible play given student and graduate demand, but Article 4 considerations and council-led HMO concentration mapping should be checked before drawdown. Most schemes of this scale sit naturally in the bridging-to-refurbishment bracket, with senior development debt only relevant for the rare multi-unit consent. Indicative pricing today: heavy refurbishment bridging from around 0.65% per month, senior development loans in the 9% to 12% all-in range at 65% to 70% LTGDV.
Where we fund in York
Outlook
The next 12 months in York
The next two quarters in York will be shaped by how quickly the five live applications move through committee and whether the council accelerates approvals on small infill. With no consents in the trailing twelve months and structural Green Belt and conservation constraints, supply will stay tight and per-unit values will hold their premium even if headline transaction prices drift sideways. Brokers should expect borrower demand to skew toward bridging finance for refurbishment of period stock and HMO conversions in YO26 and YO31, with development debt confined to the small number of multi-unit schemes that achieve consent. Expect lenders to ask for stronger sponsor track records on any scheme touching a designated area.
Planning a York scheme?
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Sources: HM Land Registry Price Paid Data (sold prices); City of York 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).