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1Repair Windows errors before they cause bigger problems2Fix the driver behind crashes, sound loss and screen glitches3Clear out junk files and repair common Windows errorsThere is no single, comparable 2025 cost per home for housing built by the public sector in the available official figures. England reports ongoing social-housing costs per unit, while Scotland reports changes in accepted affordable-housing tender prices—not the price of a completed dwelling. Those measures answer different questions and should not be presented as a universal construction cost.
What the 2025 figures actually measure
The figures available for England and Scotland provide useful context, but neither supplies a directly comparable cash cost to construct one public-sector home. England’s per-unit statistics cover housing-provider costs, and Scotland’s index tracks tender-price movement. Ireland’s Department of Housing has identified a report on total development costs, but its figures and cost definitions are not verified here.
| Jurisdiction and source | 2025 figure | What it measures |
|---|---|---|
| England — Regulator of Social Housing, 2026 report | £5,690 median headline cost per unit, up 11%; £6,280 weighted average | Annual provider-level social-housing costs, including maintenance and major repairs, management, service charges and other social-housing costs. It is not a new-build construction price. |
| England — Regulator of Social Housing, 2026 report | £8,720 in London; £4,800 in the North East | Regional weighted-average headline provider costs per unit, not new-build prices. |
| England — Regulator of Social Housing, 2026 report | 3.8% over the 12 months to March 2025 | New-home construction-cost inflation, not a cost per home. The regulator reports this had fallen from around 12% in 2022. |
| Scotland — Scottish Government, 2026 report | 2.4% year-on-year increase in the provisional 2Q 2025–26 index; 2.9% from the previous quarter | Change in accepted tender prices for affordable housing, based on 11 projects and subject to revision; not a cash cost per dwelling. |
| Scotland — Scottish Government, 2026 report | 2.7% year-on-year decrease in the 4Q 2024–25 index | Change in accepted tender prices, based on 24 projects; the index is now firm. It is not a cash cost per dwelling. |
| Ireland — Department of Housing publication page | No verified figure available | Insights into Total Development Costs 2025 is described as covering overall development costs across six dwelling types, but no value or cost boundary is established here. |
England: provider costs are not build costs
The Regulator of Social Housing’s 2025 median headline cost of £5,690 per unit is an annual provider-cost measure. It includes maintenance and major repairs, management, service charges and other social-housing costs. The regulator describes the measure as a proxy for cash costs: it excludes non-cash depreciation, amortisation and write-downs, while including capitalised major repair costs. It therefore cannot be read as the price of constructing a new home.
The weighted average was £6,280 per unit. The reported regional range—from £8,720 in London to £4,800 in the North East—also reflects provider headline costs, not new-build construction prices. Differences in provider portfolios and ongoing costs mean these figures do not isolate the cost of building a dwelling in each location.
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For construction-cost context, the regulator reported that new-home construction-cost inflation was 3.8% in the 12 months to March 2025, down from around 12% in 2022. This describes the rate of change in costs, not how much a home cost to build.
Sources: Regulator of Social Housing.
Scotland: tender-price movement, not a price per home
The Scottish Government describes its measure this way: “The Scottish Social Housing Tender Price Index measures the movement in construction costs of social housing in Scotland.” It tracks accepted tender prices for affordable housing. It does not report an average cash cost per completed dwelling.
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The provisional index for 2Q 2025–26 rose 2.4% year on year and 2.9% from the previous quarter. It was based on 11 projects and may be revised. The firm 4Q 2024–25 index, based on 24 projects, was down 2.7% year on year. These results show that tender-price movement varied between reporting periods; they should not be combined into a single 2025 build-cost estimate.
The index adjusts project indices for dwelling type, occupancy, floor area, specification and design, location, and project size. That makes it useful for following tender trends across projects, but not interchangeable with a cost-per-home figure.
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Source: Scottish Government, Scottish Social Housing Tender Price Index.
Ireland: a report is listed, but its figures are not verified
The Department of Housing’s publication page lists Insights into Total Development Costs 2025 and describes it as covering overall development costs across six dwelling types. Without verified report figures and a confirmed definition of what those costs include, it is not possible to quote an Irish cost per home or compare it with the English or Scottish measures.
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Source: Ireland’s Department of Housing, Local Government and Heritage.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.Why “built by the public sector” needs a definition
Public-sector housing does not necessarily mean that a government department directly employs a contractor to build homes. Affordable homes may be funded and procured by public bodies, local government or registered housing providers, or delivered by housebuilders through planning obligations. The delivery route affects which costs and records appear in a published measure. The Competition and Markets Authority explains these different routes in its overview of the housebuilding market.
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Source: Competition and Markets Authority.
What to check before comparing cost-per-home figures
A meaningful comparison needs figures that refer to the same kind of cost and home. Check each published estimate against these points:
- Place and period: Identify the country or region and whether the figure covers a calendar year, financial year or a specific quarter.
- Cost boundary: Establish whether it covers construction only, total development, or ongoing provider costs—and whether land, site works, infrastructure, professional fees, taxes, financing or major repairs are included.
- Dwelling: Compare like with like in dwelling type, bedroom count, floor area, occupancy and specification.
- Project conditions: Account for tender timing, location, project size, design and site constraints.
- Measure: Distinguish a cash value per completed unit from an inflation rate or index movement; note whether a reported average is a median or a weighted average.
Until those elements align, a figure may be useful for understanding provider budgets or price trends but cannot reliably answer what it cost to construct a particular public-sector home.
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