GBTT

Run your council, then run England.

Ten years, official figures, no free choices. Pick your area and what matters most to you. Then see what it takes.

Set up

Showing England until you choose a council.

Homes built a year

Average of the last three years

Homes needed a year

Under the migration scenario below

House price to earnings

Median price ÷ median local pay, 2025

2. What matters most to you?

3. Pick a migration scenario

Each scenario is an official ONS projection of new households, for England and for every council. Building homes does not change it.


Act 1: run your council

Choose a council above to start.

0

Starts at what the council built over the last three years.

0%40%

At 31 homes a hectare (MHCLG, 2021 to 2022).

0%40%

£130,000 a home, the 2026 to 2036 programme average.

Of the homes needed

Homes short after ten years

Green Belt used

Social rent grant, ten years

What it takes locally over ten years

Extra people

Police officers

To keep 236 per 100,000

Megalitres of water a day

Stamp duty on a typical home here

First-time buyer

Home mover

Second home or buy-to-let

New homes are zero-rated for VAT. Repairs, extensions and improvements to an existing home are normally charged VAT at 20% (HMRC VAT Notice 708).

What policy adds to a new home here
ItemGovernment figureHousebuilders’ claim (HBF)

Government figures come from official guidance and impact assessments of different years, so they are not added together. HBF is the Home Builders Federation, the housebuilders’ trade body, which has an interest in these figures. It claims £76,000 has been added to each new home since 2020, including £37,000 of materials and labour inflation. Land and build costs are not published in any free official source.


Act 2: run England

150,000400,000

Starts at 208,600, England's net additions in 2024 to 2025.

0%40%
0%40%

New households come from your migration scenario. England's price relation is linear over ten years, all else equal.

House prices over ten years

Green Belt hectares

Social rent grant, ten years

What it takes in England over ten years

Extra people

Police officers

England and Wales ratio

Megalitres of water a day

EA projects a 5,000 a day shortfall by 2055

England's build rate is not shared out between councils here. A national total cannot be split without inventing where the homes would go, so this count depends only on your migration scenario.

Where building falls furthest behind under this scenario

Councils ranked by homes built over the last three years as a share of homes needed, lowest first. Councils needing fewer than 200 homes a year are left out.

RankCouncilBuiltNeededShare

Temporary housing today

135,580

Households in temporary accommodation

England, 31 March 2026, including 177,530 children

16,021

People in asylum hotels

UK, end of June 2026. People, not households, so not comparable with the figure beside it


Your verdict

Choose a council to see your verdict.

What this does not claim

Not a forecast. The price relation is "all else equal". Incomes and interest rates also move prices, by the same source's own figures.

No local price change. The price relation holds for England as a whole. People move between areas.

No brownfield capacity. Brownfield registers are incomplete, so the game cannot say whether your council could avoid Green Belt.

No crime, opposition or carbon scores. No sourced relation exists for them.

The AI computes nothing. Every number comes from the model. The AI only describes them.

Sources

Sources checked on 15 September 2026. Slider ranges and the ten-year period are choices for this game.