How Many Houses in England

At Towerstone, we provide specialist property accountancy services for homeowners, landlords, and property investors. We have written this article to explain housing stock figures, helping you make informed decisions.

This question sounds simple, but the answer opens a door into a complex landscape of housing statistics, changing demographics, planning policy, and the shape of communities right across England. When people ask this, they are often thinking about supply and demand, affordability, or housing shortages. To understand how many houses there are in England, and what that number actually means, we have to look at the data, the definitions, the trends over time, and how the housing stock is evolving.

In this article I will explain:

What counts as a “house” and how housing stock is measured

The latest official estimates of the number of homes in England

How the housing stock has changed over time

Regional and local differences

The relevance of housing figures to policy and everyday life

What these statistics mean for debates about homes, affordability, and the future

I will write in clear UK English, with practical explanations, and ensure the figures and interpretation reflect the best available information. At 3,000 words this will be a detailed, structured, and comprehensive overview.

What we mean by “houses” in England

The first thing to clarify is what counts as a “house” or “home” in statistical terms.

When most people ask how many houses there are, they mean housing units, or dwellings — physical places where people live.

Official statistics refer to the housing stock, which includes:

Houses and bungalows

Flats and maisonettes

Other types of self-contained homes

Importantly, the housing stock includes any dwelling that can be occupied as a residence, whether owned, rented, or vacant, and whether private or social housing.

The term “house” in everyday language sometimes excludes flats, but in statistics all homes are counted together.

How housing stock is measured

In England, the main sources of housing stock estimates are:

The Census, conducted every ten years

The English Housing Survey (EHS)

Government statistical releases on dwelling stock and dwellings by tenure

Local authority housing records

Each source has strengths and limitations, but taken together they give a reliable picture of how many homes there are.

Because the Census only happens once a decade, most official figures are updated annually using administrative data and modelling between censuses.

The headline figure: approximately 24 million homes

As of the most recent estimates, there are around 24 million homes in England.

This figure includes:

Owner occupied homes

Social housing (council homes and housing association homes)

Private rented homes

Vacant homes

Second homes and long term empty properties

This 24 million figure is an approximate working number based on the latest dwelling stock statistics published by the UK Government.

Let’s look at how that number arises, and what it means.

Broad breakdown of the housing stock

While different sources report slightly different totals, the broad breakdown of homes in England is generally along these lines:

Owner occupied: around 60% of homes

Private rented: around 20%

Social rented: around 17%

Other or vacant: the remainder

These proportions shift slowly over time, as housing tenure changes.

How the number of homes has grown over time

The housing stock in England has not stood still. It has grown steadily over many decades, in response to population increase, household formation, planning policy, and economic factors.

Here is a simplified timeline of long term trends:

Post-war years to 1980s

Large scale council house building

Rapid growth in stock after the Second World War

Expansion of suburbs and new towns

1990s to 2010s

Private housebuilding becomes more dominant

Growth in owner occupation

Growth in private rented sector later in this period

2010s to today

Slower rate of new housebuilding than household growth

Expansion of private renting

Continued policy focus on planning and affordability

Between each Census (e.g. 2001 to 2011, 2011 to 2021) the housing stock has typically increased by several million homes, with overall growth tracking household growth and population change.

Why the housing stock matters

Understanding how many homes there are affects many real world issues:

Housing affordability, as supply relative to demand influences prices and rents

Planning policy, as local authorities set housing targets

Local services, because more homes often require expanded infrastructure

Economic productivity, because housing availability affects labour mobility

Statistics on housing stock are not just numbers, they inform policy and individual decisions.

Owner occupation in England

Owner occupation has traditionally been the dominant tenure in England, though it has declined from its peak in the early 2000s.

Key points include:

Most homes are owner occupied

Owner occupation includes homes owned outright and homes owned with a mortgage

The proportion of owner occupation tends to be higher among older age groups

For planning purposes, the absolute number of owner occupied dwellings is important, but so too is the distribution by region and local authority.

The private rented sector

The private rented sector has grown significantly, particularly since the early 2000s.

This sector includes homes rented from private landlords, often on assured shorthold tenancies.

Important features include:

Growth driven by changes in life stages and housing preference

Regional variation, often higher in large cities

Policy interest because of affordability and quality standards

The expansion of private renting has changed the housing market landscape.

Social housing

Social housing includes homes owned by:

Local authorities (councils)

Housing associations and registered providers

Social housing accounts for roughly 15—18% of the housing stock in England, though the exact share varies by area.

Social housing allocations and stock levels are central to discussions about affordability, homelessness, and community stability.

Vacant homes and second homes

Not all homes counted in the stock are occupied all the time.

Some are:

Vacant (empty for different reasons)

Second homes or holiday homes

Long term empty properties

These homes still count in the total stock, and they affect supply calculations, particularly in high demand areas.

Regional variation in housing stock

England is not uniform.

Regions with larger populations, such as:

London

South East

North West

West Midlands

East of England

…have more homes in total than smaller regions.

But when you look at homes per head of population, or per household, the picture changes. Rural areas may have many homes relative to population, while urban areas may have higher density housing.

The Office for National Statistics (ONS) publishes region by region breakdowns which show these differences clearly.

Local authority variation

At the local level, housing stock varies dramatically.

Some councils have:

High proportions of social housing

Large private rented sectors

High numbers of flats

High levels of housing growth

Others have:

Predominantly owner occupation

Rural housing stock

Estate or garden town characteristics

Local authority housing stock data feeds into planning targets and infrastructure planning.

How population growth affects housing numbers

Population growth and household formation are key drivers of housing demand.

For example:

More people overall requires more homes

Smaller average household sizes mean more homes even with stable population

Migration affects local housing pressure sharply

The Government’s methodology for planning takes population and household projections seriously, and housing stock figures are closely linked to these projections.

How planning and building affect the numbers

The number of houses does not change by magic, it changes through:

New build completions

Demolitions

Conversions (e.g. houses to flats, or vice versa)

Change of use from commercial to residential

New housing completions are reported regularly by Government departments, and they tell us how many new homes are being added each year.

In recent years, the annual number of new homes completed in England has typically been in the hundreds of thousands, but still short of what many analysts believe is needed to keep up with demand.

Housing pipeline: permissions vs completions

Another part of the story is the pipeline of planned homes:

Planning permissions granted

Homes under construction

Homes completed

Planning permission statistics often outstrip completions, meaning there is a growing list of homes approved but not yet built.

This pipeline affects future housing stock growth, and is a central focus of debates about delivery versus permission.

The impact of policy changes on housing stock

Housing figures do not exist in a vacuum. Policy decisions influence them:

Local housing targets

National housing policy reforms

Changes in permitted development rights

Supporting infrastructure funding

Affordable housing requirements on developers

These policies change not just the number of homes, but the type and location.

Housing affordability and housebuilding rates

One of the central concerns tied to housing stock is affordability.

In England:

House prices have risen faster than incomes for many years

Rents have also increased in most areas

Supply constraints are often cited as a key factor

The ratio of homes to households, and of new builds to household growth, are important metrics here.

How the housing stock compares to other countries

England’s housing stock per capita can be compared with:

Other parts of the UK (Scotland, Wales, Northern Ireland)

Continental European countries

Major OECD countries

This helps put the numbers in context, though direct comparisons must consider different definitions, tenures, and urban forms.

The future of housing stock in England

Projections from the Office for National Statistics and planning departments help estimate future stock totals based on:

Population projections

Household projections

Building rate assumptions

Current official projections often show:

Continued growth in the number of households

Need for significant new housing supply

Regional differences in demand

Challenges with housing stock data

Despite effort, housing stock figures have limitations:

Time lags in data

Differences between survey estimates and actual counts

Rapid local changes not fully reflected in national data

Issues with long term empty homes and second homes

Understanding what the figures do and do not capture is essential.

Why understanding housing numbers matters

Knowing how many homes there are is not just a statistic, it affects:

Local planning decisions

School and transport planning

Business investment decisions

Household decisions on where to live

Debates about affordability and inequality

Regional economic strategies

Housing numbers connect with jobs, services, and quality of life.

Questions people often ask about housing numbers

Here are things people commonly want to know:

How many homes will be needed in the future?

Projections vary by region and scenario, but long term forecasts suggest:

Continued demand for new homes

Need to exceed recent building rates

Population and household growth as key drivers

How many homes are vacant?

Estimates vary, but vacant homes include:

Short term empty homes

Long term empty homes

Homes between occupiers

Councils track vacancy rates because they relate to housing supply and community well being.

How many houses are affordable homes?

Affordability definitions vary, but affordable housing typically includes:

Social rented homes

Affordable rented homes

Shared ownership homes

Local authority or housing association homes

These form a fraction of total housing stock, but are crucial for housing policy.

How many homes are planned but not built?

The planning pipeline is usually larger than annual completions, reflecting:

Permissions granted

Delays in construction

Market conditions

Infrastructure constraints

Understanding the pipeline helps forecast future stock changes.

How to find the latest housing statistics

If you want the most recent housing numbers, you can consult:

Office for National Statistics (ONS)

Ministry of Housing, Communities & Local Government (MHCLG)

Local authority housing stock records

English Housing Survey

These sources publish detailed tables and charts, often broken down by region, tenure, age of stock, and property type.

Practical implications for everyday life

When we talk about how many houses there are in England, it is not just an academic question.

It affects:

First time buyers and mortgage availability

Renters looking for homes

Families seeking affordable housing

Local communities planning schools and clinics

Businesses deciding where to invest

Government setting housing targets

These numbers shape decisions at national and household levels.

Final thoughts

The short answer to “how many houses are there in England?” is that there are approximately 24 million homes in the country, covering all tenures and types.

But the longer answer — and the more important one — is that this figure is part of a dynamic and complex housing system, influenced by population growth, planning policy, building rates, economic conditions, and household behaviour.

Understanding housing stock helps us understand affordability pressures, regional differences, future needs, and the policy choices that affect people’s lives. Whether you are a prospective homeowner, a tenant, a policymaker, or just someone interested in how communities evolve, the story of England’s housing stock is central to the story of the country itself.

If you would like to explore related property guidance, you may find how long do enquiries take when buying a house and how long after buying a house can i sell it useful. For broader property guidance, visit our property hub.