In late 2025, Bath & North East Somerset Council confirmed a major update to its housing strategy. Under revised government guidance, the area is now expected to deliver close to 30,000 new homes over the coming years. That figure represents a sharp increase on previous plans and has prompted strong reactions from homeowners, buyers, and investors across the city.
Headlines about large-scale development can feel unsettling. Many people hear new homes and immediately worry about oversupply, congestion, or falling house prices. In reality, the picture in Bath is more nuanced. Where and how homes are built matters far more than the headline number, and in many cases, new development acts as a value catalyst rather than a threat.
For buyers and investors, this shift also creates opportunity. Areas likely to see new housing and infrastructure investment often experience changes in demand and pricing well before construction begins. Understanding what is coming next, and when, can make a real difference to long-term returns.
As experienced estate agents in Bath, Martin & Co Bath works closely with buyers, sellers, and investors navigating these changes. This guide explains what the 30,000 home mandate really means, where development is most likely, and how it could affect property values across Bath in 2026 and beyond.
The 30,000 home mandate explained
The updated Bath & North East Somerset housing targets are part of a national push to increase housing supply. Central government now sets higher minimum delivery figures for local authorities, based on population growth, employment patterns, and affordability pressures.
For B&NES, this has resulted in a target of almost 30,000 new homes over the plan period. It does not mean 30,000 homes appearing overnight, and it does not mean every neighbourhood will change in the same way.
Local councils still control where development goes, how dense it is, and what infrastructure must accompany it. Schools, transport links, healthcare provision, green space, and utilities all form part of the planning process.
In a city like Bath, with strict heritage protections and green belt constraints, large-scale expansion on the outskirts is limited. That is why higher-density development in specific urban areas plays such a central role in the plan.
Where new homes are most likely to be built in Bath
Not every part of Bath will feel the impact of the housing plan equally. Based on planning guidance, transport links, and land availability, several neighbourhoods are consistently highlighted as areas with higher development potential.
Twerton
Twerton has long been identified as an area capable of accommodating change. Its existing transport connections, proximity to the city centre, and stock of lower-density housing make it suitable for regeneration-led development. Investment here is likely to focus on mixed-use schemes that combine housing with improved local services.
Oldfield Park
Oldfield Park remains popular with renters, students, and first-time buyers. Higher-density housing near transport corridors could increase supply while also supporting demand for shops, cafes, and improved public spaces. For investors, this combination often supports strong rental demand.
Southdown
Southdown’s location and housing profile mean it is frequently included in long-term development conversations. Modernisation, infill schemes, and better infrastructure could gradually reshape parts of the area without changing its character overnight.
For buyers and sellers, the key point is this. Development tends to be planned years in advance, and values often begin to shift well before the first foundations are laid. This is where insight from experienced estate agents in Bath becomes especially valuable.
New development as a value catalyst, not a threat
It is easy to assume that more homes automatically mean lower prices. In practice, that rarely reflects what happens in constrained cities like Bath.
New development usually brings investment alongside it. Transport upgrades, road improvements, public spaces, retail, and employment opportunities tend to follow. These changes often make an area more desirable, not less.
History offers plenty of examples where regeneration has supported price growth rather than suppressed it. Areas that were once overlooked often become better connected, better serviced, and more appealing to buyers and tenants.
The critical factor is timing. Early awareness allows buyers and investors to act before wider demand adjusts. For existing homeowners, it can influence decisions around when to sell and how to position a property in the market.
What the data says about Bath property values
Looking beyond opinion, established indices help put Bath’s market into context.
According to the Rightmove House Price Index, Bath has continued to show resilience compared with many other UK cities. Demand has remained supported by limited supply, strong employment, and the city’s ongoing appeal to both owner occupiers and renters.
Zoopla’s Price Index highlights similar trends. While growth has moderated from peak pandemic levels, Bath continues to outperform wider regional averages in many areas. Importantly, price stability has been strongest in locations with good transport access and proximity to amenities, exactly the areas likely to see infrastructure-led development.
These datasets reinforce a key point. Supply alone does not dictate value. Desirability, accessibility, and local investment matter just as much.
What this means for property buyers in Bath
For buyers, particularly those planning to stay put for several years, the housing mandate opens up new ways of thinking about location and timing.
Buying in areas scheduled for improvement can mean benefiting from future infrastructure without paying a premium upfront. As transport links improve and amenities follow, demand often strengthens.
Buyers should also be aware that new homes do not always compete directly with existing stock. Modern flats and townhouses often attract different demographics, while established period homes retain strong appeal.
Working with local estate agents in Bath helps buyers understand which changes are likely to support long-term value and which are simply headline noise. If you are considering buying in Bath and want to understand which neighbourhoods are likely to benefit most from upcoming development, Martin & Co Bath can talk you through current opportunities and properties available. Browse our properties today.
What this means for property investors
For investors, the conversation is slightly different. Rental demand in Bath remains underpinned by employment, education, and lifestyle factors, and new housing does not automatically dilute that demand.
In many cases, new homes increase population density, which supports local services and employment. That, in turn, sustains demand for a range of rental properties, not just new builds.
Investors should look closely at yields alongside capital growth. Areas like Oldfield Park and Twerton already support strong rental markets. Infrastructure investment can enhance those fundamentals further.
2026 may prove to be a strategic window. Buying before major sites break ground can allow investors to benefit from uplift driven by anticipation rather than completion.
Timing the market in light of housing targets
Property markets tend to move ahead of visible change. By the time cranes appear on the skyline, much of the value shift has already occurred.
That is why understanding planning timelines matters. Consultation phases, outline permissions, and infrastructure funding decisions all provide clues about what is coming next.
For homeowners, this can inform decisions about when to sell. For buyers and investors, it can influence where to focus attention.
Local expertise is crucial here. National headlines rarely reflect street-level realities, and Bath’s market is particularly sensitive to micro-location differences.
Local insight from Martin & Co Bath
Martin & Co Bath combines national research with detailed local knowledge. As established estate agents in Bath, we see how policy decisions translate into buyer behaviour, rental demand, and pricing on the ground.
We understand which streets attract investor interest, where owner occupiers are focusing, and how infrastructure plans are already shaping conversations with buyers and sellers.
This combination of data and local insight helps our clients make informed decisions, whether they are buying their first home, expanding a portfolio, or considering a sale.
Key takeaways for buyers and investors
The 30,000 home mandate is not a single event. It is a long-term strategy that will shape parts of Bath gradually over the coming years.
Development is likely to be concentrated in specific neighbourhoods, supported by infrastructure investment. In many cases, this acts as a value catalyst rather than a drag on prices.
Buyers and investors who understand where change is coming, and when, are better placed to act with confidence.
Thinking of selling or reviewing your options
If you already own property in Bath, the housing plan may influence how you think about timing, pricing, and presentation. Areas earmarked for improvement often attract increased attention well before development begins.
Martin & Co Bath can provide a clear, no-obligation valuation based on current market conditions and future potential, helping you understand what your property could achieve in today’s market.
Final thoughts
Bath’s housing targets reflect national pressures, but their local impact will be shaped by careful planning and long-term investment. For buyers, investors, and homeowners alike, understanding the detail matters far more than reacting to headlines.
As trusted estate agents in Bath, Martin & Co Bath is here to help you navigate these changes with clarity and confidence. Whether you are buying, investing, or thinking ahead, our team is available to discuss your plans and explore the opportunities emerging across the city.
