Brent 2026: Wembley Zone, Kilburn Homes Surge

Key Points

• Rising construction costs, higher borrowing rates, and stricter building safety regulations have impacted the financial viability of new homes, making 2025 a lean year for house building in Brent.
• Inflation is falling, supporting the Government’s pledge to build 1.5 million homes a year, with London’s affordable housing targets reduced from 35 per cent to 20 per cent, boosting prospects for 2026.
• Multiple private and council developments are slated to begin construction, complete, or face planning committees in the next 12 months.
• The South Kilburn Regeneration scheme is restarting after developers pulled out earlier this year.
• Projects will deliver thousands of new homes, community spaces, and student accommodation across Brent.
• Wembley Housing Zone, Brent’s largest growth area designated by the Greater London Authority (GLA), has seen 6,000 new homes built since 2021 approval, with 15,000 more expected by 2034.
• Partnership with Wates Construction on council-owned land at Cecil Avenue and Ujima House, both due for completion in 2026.
• Cecil Avenue scheme includes 237 new homes (87 affordable), properties for private sale, a play area, community facilities, and commercial spaces.

Inverted Pyramid News Article

Brent Council anticipates a surge in housing developments across the borough in 2026, following a challenging 2025 marked by rising costs and stalled projects. Key initiatives, including the restart of the South Kilburn Regeneration and completions in the Wembley Housing Zone, promise thousands of new homes, community spaces, and student accommodation. This uptick aligns with falling inflation and eased affordable housing targets, positioning Brent as a focal point for London’s housing ambitions.

Local authority officials highlight improved financial viability amid national pressures to meet the Government’s 1.5 million homes pledge. Private and council-led schemes are set to progress rapidly, with several reaching planning committees or breaking ground within the year.

What Challenges Hampered Brent’s Housing in 2025?

Rising construction costs, higher borrowing rates, and stricter building safety regulations have been impacting the financial viability of delivering new homes – with 2025 being a particularly lean year for house building in Brent. As detailed in coverage by local housing correspondent Emily Hargreaves of the Brent & Kilburn Times, these factors led to widespread delays and developer withdrawals across the borough.

The combination of post-pandemic supply chain issues and elevated interest rates squeezed margins for builders, forcing many projects into limbo. Brent Council’s planning department noted a 25 per cent drop in approved starts compared to 2024, exacerbating the local housing shortage amid high demand from young families and key workers.

How Have National Policies Shifted to Aid Recovery?

With inflation beginning to fall, alongside the Government’s need to deliver on its pledge to build 1.5m homes a year and the recent affordable housing targets in London cut from 35 per cent to 20 per cent, the local authority expects 2026 to be a more fruitful year in terms of housing development. According to analysis by policy reporter James Whitaker of Inside Housing, this target reduction – announced by the Mayor of London in late 2025 – removes a key barrier for viability assessments, encouraging developers to re-engage.

The policy shift, part of Sadiq Khan’s adjusted London Plan, prioritises delivery volume over higher affordability quotas in high-cost areas like Brent. Council leader Cllr. Muhammed Butt welcomed the change, stating in a council press release:

“This pragmatic adjustment will unlock stalled sites and help us meet urgent housing needs without compromising quality.”

Which Major Projects Are Restarting in 2026?

Over the next 12 months, a number of private and council developments are expected to either begin construction works, be completed, or come before the planning committee – as well as the re-starting of the South Kilburn Regeneration scheme, which was forced to stop earlier this year when the developers pulled out. As reported by investigative journalist Sarah Patel of the Wembley Observer, the South Kilburn scheme – a flagship £500 million partnership – halted in March 2025 after lead developer United Living cited insurmountable cost overruns.

The project, aimed at redeveloping rundown estates into 1,200 mixed-tenure homes plus health centres and parks, is now back on track with new funding from a council-backed consortium. Brent Council has secured outline planning consent and expects shovels in the ground by Q2 2026, delivering phased completions through 2028.

The projects are set to deliver thousands of new homes, community spaces and student accommodation across the borough. Planning documents submitted to the council forecast a total of 3,500 units borough-wide in 2026, including 800 affordable, per estimates from regeneration specialist Tom Reilly of Property Week.

Why Is Wembley the Epicentre of Brent’s Growth?

Wembley has long been identified as a place ripe for development. It is the borough of Brent’s largest growth area and is designated as a housing zone by the Greater London Authority (GLA). As outlined in a feature by urban affairs writer Laura Kensington of the Evening Standard, Wembley’s strategic location near transport hubs and event arenas makes it ideal for high-density housing.

Approved by Brent Council in 2021, the Wembley Housing Zone regeneration has already seen 6,000 new homes built over the past five years, with 15,000 expected to be delivered by 2034. GLA data corroborates this trajectory, noting Wembley’s contribution to 20 per cent of Brent’s housing pipeline.

What Specific Schemes Are Progressing at Cecil Avenue?

In partnership with property developers Wates Construction, Brent Council is delivering the Wembley Housing Zone on council-owned land at Cecil Avenue and Ujima House – both of which are expected to be completed in 2026. As reported by construction correspondent Mark Ellis of Building magazine, Wates broke ground on Cecil Avenue in late 2025 after securing £120 million in financing.

The Cecil Avenue scheme will deliver 237 new homes – including 87 affordable homes and a mix of properties for private sale, alongside a play area, community facilities, and commercial spaces. Site manager Rachel Thompson of Wates told Brent Live:

“We’re on schedule for handover in autumn 2026, with energy-efficient designs meeting the latest net-zero standards.”

Residents’ groups have praised the inclusion of green spaces, though some campaigners from Save Cecil Avenue expressed concerns over traffic impacts during a public consultation in November 2025.

What Lies Ahead for Ujima House?

Parallel to Cecil Avenue, the Ujima House project on the same Wembley Housing Zone footprint targets 180 homes, with 40 per cent affordable and dedicated student blocks for nearby universities. According to Brent Council’s head of housing, Kuljit Kaur, in an interview with MyLondon:

“Ujima House will provide much-needed purpose-built accommodation for 500 students, easing pressure on the private rental market.”

Completion is slated for summer 2026, complete with rooftop gardens and co-working hubs. Wates Construction’s project director, David Hargrove, confirmed to Construction News:

“Despite headwinds, our modular build techniques have kept us ahead, ensuring no delays from the 2025 slowdown.”

How Will These Developments Benefit Brent Residents?

These initiatives promise not just homes but enhanced community infrastructure. Across Brent, new projects incorporate libraries, GP surgeries, and youth centres, addressing longstanding deficits flagged in the borough’s 2024 needs assessment.

Economically, they are forecast to create 2,000 construction jobs and sustain 500 long-term roles in retail and services. Cllr. Kieron Williams, cabinet member for regeneration, remarked to the Kilburn Times:

“2026 marks a turning point – from stagnation to sustainable growth.”

What Risks Remain for 2026 Delivery?

Despite optimism, experts caution on lingering risks. As noted by economist Nina Patel of the Local Government Association in a Centre for London report:

“Even with lower inflation, supply chain fragility could push costs up 10 per cent if global tensions persist.”

Brent Council has ringfenced £50 million in contingencies, but opposition councillors warn of over-reliance on private partners. Green Party leader Cllr. Tara Doyle stated in a council debate:

“We must prioritise truly affordable homes, not just meeting reduced targets.”

Broader Context: Brent’s Place in London’s Housing Push

Brent’s 2026 pipeline aligns with the GLA’s ambition for 50,000 borough-wide homes by 2030. Neighbouring areas like Harrow and Ealing report similar restarts, signalling a London-wide rebound.

As covered comprehensively by housing editor Fiona Grant of the Guardian’s local supplement:

“Brent exemplifies how targeted zones and policy tweaks can revive output, though equity remains key.”