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The Construction & Capital Podcast

The Construction & Capital Podcast

Von: Construction Capital
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The Construction Capital podcast is the UK property development market, decoded. Hosted by Georgina, each episode breaks down a specific UK location or finance topic using proprietary transaction data, live regeneration pipelines, and the real-world lender dynamics shaping development finance today. Published by Construction Capital, an independent capital advisory brokerage sourcing terms from over 100 lenders across development finance, bridging, mezzanine, and equity. For developers, investors, and brokers who want the numbers that actually matter.2026 Construction Capital Persönliche Finanzen Ökonomie
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  • Ealing +0.8%: The Crossrail Outperformer, North Acton, Southall Gasworks & The Six-Station Borough

    Ealing +0.8%: The Crossrail Outperformer, North Acton, Southall Gasworks & The Six-Station Borough
    May 11 2026

    Ealing is up 0.8% year on year in February 2026, in a Greater London market down 3.3%. 410 basis points above the regional benchmark, and into the rare 2026 outperformer bracket alongside its sister Crossrail boroughs Walthamstow at +5.9% and Redbridge at +5.3%. The structural reason is six Elizabeth Line stations inside the borough boundary, the most Crossrail catchment of any London borough.

    Ealing is the western Crossrail outperformer. Four sub-zone economies layered into one administrative footprint. Ealing Broadway and Ealing Town W5 is the diversified resi-led town-centre anchor with the Crossrail terminus on the western branch. North Acton W3 is the high-rise PBSA and BTR cluster anchored by Imperial College West London, Acton Mainline Crossrail, Central Line, Old Oak Common HS2 super-hub on the doorstep. Southall UB1 / UB2 is the borough's largest single regen pipeline, Berkeley's Southall Gasworks masterplan with roughly 3,750 homes consented across the wider footprint. Ealing Common, South Ealing and Northfields W5 is the premium domestic backstop on Edwardian and Edwardian-Tudor townhouse stock that held value through the prime correction.

    This Episode covers:

    - Reading +0.8% in context vs Walthamstow +5.9%, Redbridge +5.3%, Hammersmith & Fulham -7.8%, Brent -2.0%, Kensington & Chelsea -11.2%
    - The four-sub-zone anatomy: Ealing Broadway / Town, North Acton, Southall, Ealing Common / South Ealing
    - The six Elizabeth Line stations inside the borough, Acton Mainline, Ealing Broadway, West Ealing, Hanwell, Southall, plus Old Oak Common HS2 super-hub on the eastern fringe (planned 2031)
    - Why North Acton is the borough's high-rise PBSA + BTR cluster, Imperial College West London catchment, Acton Mainline Crossrail, Old Oak Common HS2
    - The Berkeley Southall Gasworks masterplan, National Grid redevelopment, ~3,750 homes consented, sequenced through 2026 to the early 2030s
    - PBSA forward funding at North Acton at 5.0-5.25% net, tightest west-London PBSA cluster outside White City Imperial
    - BTR forward funding at North Acton + Southall Gasworks at 5.0-5.5% net, sister-Wandsworth pricing
    - Lender pricing on a £30-50m GDV Ealing scheme
    - The structural Crossrail outperformance behind the borough headline
    - What this means for site acquisition in Ealing in 2026

    Greater London Property Market Report 2026

    Ealing location page

    Construction Capital deal room, indicative terms within 24 hours
    Primary Ealingborough deep dive

    Ealing on the Fly

    Ealing outlook on the Net

    Ealing on

    Ealing Surge

    Ealing

    This episode is part of the Greater London 2026 series accompanying The Construction & Capital Podcast.
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    16 Min.
  • Hounslow -1.2%: The Brentford Project, Chiswick Premium Anchor & The Heathrow-Catchment Capital Stack

    Hounslow -1.2%: The Brentford Project, Chiswick Premium Anchor & The Heathrow-Catchment Capital Stack
    May 11 2026

    Hounslow is at -1.2% year on year in February 2026 — in a Greater London market down 3.3%. 210 basis points above the regional benchmark and into the structural-resilience tier alongside Brent at -2.0%, sitting 660 basis points clear of the inner-west prime correction at Hammersmith & Fulham (-7.8%) and within touching distance of sister Crossrail neighbour Ealing at +0.8% to the north.

    Hounslow is the west outer regen story. Four sub-zone economies layered into one administrative footprint. Brentford TW8 is the borough's structural growth zone — Ballymore's Brentford Project on the Thames riverside (~900 homes), Lionel Road around the Brentford FC stadium catalyst that opened 2020 (~865 homes), Mayfield Place, Watermans Park redevelopment. Chiswick W4 is the premium suburban anchor — Edwardian and Victorian family-resi stock that held value through the 2025-2026 prime correction. Hounslow Town Centre TW3 is mid-phase mid-rise resi-led regen along the Hounslow High Street and the Civic Centre redevelopment. Plus the Heathrow employment catchment (~76,000 direct jobs) underpinning Bedfont, Cranford, Heston, Hatton Cross and the southern half.

    This podcast covers:

    - Reading -1.2% in context vs Ealing +0.8%, Brent -2.0%, H&F -7.8%, Wandsworth -3.0%, K&C -11.2%
    - The four-sub-zone anatomy: Brentford, Chiswick, Hounslow Town Centre, Heathrow corridor
    - Why Brentford is the borough's structural growth zone — Ballymore Brentford Project + Lionel Road + Brentford FC stadium catalyst
    - The Chiswick W4 premium suburban anchor — Bedford Park, Strand-on-the-Green, Turnham Green, the bridging-led value-add corner
    - The Heathrow employment catchment underpinning the southern half — ~76,000 direct jobs + the Oct 2025 third-runway re-statement long-end optionality - BTR forward funding at Brentford riverside at 5.25-5.5% net — sister-Brent Wembley Park pricing
    - Lender pricing on a £30-50m GDV Hounslow scheme
    - How Hounslow Town Centre regen runs on the three-Piccadilly-stop catchment
    - What this means for site acquisition in Hounslow in 2026

    Further links:

    Greater London Property Market Report 2026

    Hounslow location page

    Construction Capital deal room

    Full borough finance breakdown
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    18 Min.
  • The £650 Cliff: London's Single Most Important Number in 2026

    The £650 Cliff: London's Single Most Important Number in 2026
    May 9 2026
    If you took just one number out of London property in 2026, it would be £650 per square foot. That is the line Molior identifies as the binary divide between viable and undeliverable for residential schemes across Greater London. Below it the maths does not work. Above it schemes are being built.The most striking implication: of the 281,000 unbuilt consented homes across the 33 London boroughs, only 119,200 sit above the threshold. The other 162,000 are effectively undeliverable on current economics — more than half of London's planned housing stock sitting on consents that will not translate into deliveries.Lenders are not negotiating the line. They are using it as a yes-or-no filter on the GDV input row of every appraisal that comes through the door. This is the eight-minute deep dive on how it became a hard filter, where the line falls borough by borough, and the three forces that could move it through 2026.Chapters0:05 — The single most important number in London property0:55 — How the threshold became a hard filter1:55 — The three pressures that pushed the marginal scheme below the line2:50 — Where the line falls borough by borough4:20 — What the threshold means for capital structures5:50 — The three forces that could move £650 through 2026 and 20277:10 — What this means for site acquisition decisions7:55 — Resources and sign-offKey numbers· £650/sqft — the binary line between viable and undeliverable· 281,000 — total unbuilt London consents across 33 boroughs· 119,200 — consented homes above the line· 162,000 — consented homes below the line· 22% — UK build cost increase since Q1 2022· 3.75% — Bank of England base rate (December 2025 cut)· −3.3% — Greater London YoY house price index (Feb 2026)· −10.8% to −11.2% — prime central falls (Westminster, Kensington & Chelsea)· 1.9% — new-build share of total Greater London transaction activity· £30–£80/sqft — value of policy uplift on the right scheme· 18,000–25,000 — homes that would re-enter financeability with 50–75bp rate cutsKey takeaway"Lenders are using £650 per square foot as a hard filter on the GDV input row of every appraisal. Sites that don't clear it on a credible market-comparable basis are being declined at term-sheet stage."Read the full analysisGreater London 2026 property market reportGreater London location hubThe £650/sqft viability cliff (cloud edition) Where the line still clearsWalthamstow +5.9% — the lead outperformer: Redbridge +5.3% — the Elizabeth Line corridor: Bromley +3.0% — town-centre regeneration: Croydon +2.5%:Where the line breaks harderKensington & Chelsea −11.2%: Westminster −10.8%Construction Capital servicesDevelopment finance: https://constructioncapital.co.uk/services/development-financeMezzanine finance: https://constructioncapital.co.uk/services/mezzanine-financeBridging: https://constructioncapital.co.uk/services/bridging-loansConstruction Capital deal room — indicative terms within 24 hours: https://constructioncapital.co.uk/deal-roomConstruction Capital homepage: https://www.constructioncapital.co.ukListen to the full Greater London 2026 episodeThe full episode covers the £650/sqft viability cliff, inner vs outer London divergence, prime-core falls, the Elizabeth Line corridor, regen platforms, the 36,000-home Royal Docks pipeline, London PBSA, BTR collapse, NPPF reform, the Time-Limited Planning Route, grey belt release, and the full London capital stack.Greater London 2026 main episodeWalthamstow deep dive bonus episodeWalthamstow +5.9% — eleven minutes on the lead outperforming borough――――――――――――――――――――――――――――――――――――――――Hosted and produced by Construction Capital — an independent UK capital advisory brokerage sourcing terms from over 100 lenders across development finance, bridging, mezzanine and equity. This episode is for market commentary only and does not constitute financial advice.Sources: Molior London; HM Land Registry (Feb 2026); Construction Capital lender panel; Bank of England.
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    8 Min.
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