26
New development charges, 12 months to June 2026 (n/a)
Development exit report · H1 2026
Norwich Development Exit Report, H1 2026
Who is lending to developers in Norwich, how many schemes are exiting their development loans, and how quickly new homes are selling. Built from Companies House charges, Land Registry sales and council planning data.
5
Development loans filed as repaid, same 12 months
68.3%
Live development book over 24 months old (60.6% nationally)
39
New-build sales, latest settled 12 months (-38.1%)
Written and reviewed by Matt Lenzie Founder & Principal Broker · 25 years arranging development finance · Reviewed September 2026
In short
In Norwich, registered new-build sales fell 38.1% to 39 over the latest settled year, the sharpest change of any signal we track for the city. Behind it, new developer and property company registrations rose 4.8% to 110. Of the 101 development charges still live in Norwich at 30 June, 68.3% had been running for more than 24 months, more than the national average. Planners approved 324 residential schemes in the last year, the next wave of exits.
Norwich is a small market on the charge register (fewer than 30 new development charges in the year), so percentages built on those charges are suppressed. The counts are published as they stand.
Scorecard
Norwich at a glance
How each signal moved over the year, measured the same way for every location we report on.
| Signal | Norwich | Change | Basis | Direction |
|---|---|---|---|---|
| New development charges | 26 | n/a | 12 months to June 2026 vs the 12 months before | Not published |
| Development charges satisfied (exits filed) | 5 | n/a | 12 months to June 2026 vs the 12 months before; recent filings provisional | Not published |
| Exit-type lending to developers | 12 | n/a | bridging, specialist-bank and private-credit charges on development companies | Not published |
| Live development book over 24 months old | 68.3% | +7.7 pts | at 30 June 2026, compared with 60.6% across England and Wales | Above national |
| New-build sales registered | 39 | -38.1% | settled 12 months (registration lag allowed for) vs the 12 months before | Down |
| New developer and property companies | 110 | +4.8% | SIC 41100, 41202, 68100 by registered office; live register only | Flat |
Companies House · development lending
Development lending and exits in Norwich
Over the 12 months to 30 June 2026, 15 development companies in Norwich gave security to development lenders, 26 charges in all. The year before it was 8 (n/a).
On the other side of the ledger, 5 development loans were filed as repaid. The sample is too small to express as a ratio.
A charge is the security a lender registers at Companies House. It shows that a loan was taken and when it was repaid (satisfied), not how much was lent. Repayments are filed late, so the latest six months are provisional.
New development chargesSatisfied (loan repaid)
Companies House charge register, Construction Capital analysis
Companies House · exit-type lending
Bridging and specialist lending to Norwich developers
The exit and refinance market in Norwich registered 12 charges on development companies over the latest year, from 5.
Most came from bridging lenders (7). Comparing half-years, 8 in H1 2026 against 4 in H1 2025.
Exit-type lending counts charges registered by bridging lenders, specialist banks and private credit funds against companies whose registered business is developing buildings (SIC 41100 or 41202). It is the market that refinances development debt at completion and funds the sales period.
Companies House charge register, Construction Capital analysis
Companies House · lender categories
Who is lending in Norwich
Specialist money (bridging, specialist banks, development lenders and funds) accounted for 87.8% of matched property charges in Norwich, compared with 88.4% for England and Wales. Little different from the national picture.
Lenders are grouped by category from the Construction Capital lender register and never named.
Specialist and challenger banksBridging lendersHigh-street banksDevelopment lenders, funds and other
Companies House charge register, Construction Capital analysis
Land Registry · sales
How quickly new homes are selling
The settled Land Registry year to July 2025 shows 39 new homes sold in Norwich, compared with 63 in the year before. That is 2.0% of the market, against a national 8.3%.
The new-build premium was 67.2% on flats (£255,000 median).
Across the whole market, 1,892 homes changed hands in the 12 months to January 2026, up 7.6% on the year before.
Land Registry registers new-build plot sales up to a year after completion, so new-build figures use the latest settled 12 months. Prices are transaction-sample medians, not a like-for-like index.
HM Land Registry Price Paid Data, Construction Capital analysis
Planning · pipeline
The next wave of schemes needing an exit
Norwich City Council approved 324 residential applications between 20 September 2025 and 20 September 2026, with 64 still pending. By type: 248 other relevant, 38 conversion, 20 change of use.
At least 151 homes are consented, counting only the 52 approvals that state a number.
Residential applications from council planning portals over each council's latest 12-month window. Unit counts are only stated on some applications, so unit totals are a floor.
| Largest approved schemes (stated units) | Units | Type | Decided |
|---|---|---|---|
| Florida Shoe Factory (Norwich) Ltd Dibden Road Norwich Nr3 4rr | 48 | other relevant | 2026-05-28 |
| The Lathes Norwich | 10 | conversion | 2025-10-10 |
| Unit C Havers Road Norwich Nr3 2du | 9 | other relevant | 2026-07-06 |
| Gladstone House 28 St Giles Street Norwich Nr2 1ll | 6 | change of use | 2026-04-02 |
| Elaine Herbert House The Great Hospital Bishopgate Norwich Nr1 4ej | 5 | conversion | 2025-11-07 |
Companies House · registrations
New developer companies
Company formation is an early pipeline signal: 110 new property and development companies in Norwich over the latest year, 47 registered as developers (SIC 41100 or 41202).
Half-year to half-year: 63 in the first half of 2026, 55 a year before.
Companies registered with SIC 41100, 41202 or 68100, placed by registered office. The register lists live companies only, so earlier periods lose companies since dissolved.
Benchmark
Norwich against England and Wales
| Measure | Norwich | Change | England and Wales | Change |
|---|---|---|---|---|
| New development charges, 12 months | 26 | n/a | 9,544 | +11.7% |
| Development charges satisfied, 12 months | 5 | n/a | 3,785 | +21.1% |
| Live development book at 30 June 2026 | 101 | 41,855 | ||
| Share of live book over 24 months old | 68.3% | 60.6% | ||
| Exit-type lending to developers, 12 months | 12 | n/a | 5,241 | +3.4% |
| New-build sales, settled 12 months | 39 | -38.1% | 68,506 | -6.1% |
| New-build share of sales, settled 12 months | 2.0% | 8.3% | ||
| New developer and property companies, 12 months | 110 | +4.8% | 61,275 | +7% |
What it means
What this means for developers exiting in Norwich
Reading the signals as a set: nothing is up, while new-build sales is down.
With more of the local book past 24 months than nationally, more schemes here are likely to be completing late or selling slowly. That is where a development exit loan earns its keep: it repays the development lender, stops default interest and gives the sales period room.
Fewer new-build sales being registered means stock is taking longer to clear, so a sales-period facility sized to the unsold units is worth pricing early.
Terms depend on the scheme, the sales evidence and the developer, and no finance is guaranteed. We are a finance broker, not a lender. Development exit finance for companies is unregulated lending.
Read how a development exit loan is sized, or compare the national picture in the Development Exit Demand Tracker. Local market detail sits on our development exit finance in Norwich page.
Methodology and sources
Companies House charges (security instruments, not loans: no amounts, LTVs or rates). Development lending = charges held by specialist development lenders, or by development-active mixed lenders where the borrower carries SIC 41100/41202, the charge wording names development land or a site, or the borrower is a newly incorporated (within 12 months) SIC 68100 company with no buy-to-let SIC (the same rule as the national Development Exit Demand Tracker). Exit-type lending to developers = charges registered by bridging, specialist-bank and private-credit (funder) lenders against companies carrying SIC 41100/41202. A charge is placed by its charged-property postcode, or failing that the borrower's registered office. 'Satisfied' is the filed repayment of a charge: the exit. Exit refinance events are new charges registered on the same title after a specialist development lender's charge was repaid or released (charge stacks, same-group and same-company pairs excluded). Satisfactions are filed late, so the most recent six months are provisional and will rise. Lender categories come from the Construction Capital lender register; lenders are never named.
Land Registry registers new-build plot sales up to a year after completion, so new-build counts, shares and premiums are read only over the settled 12 months ending a year before the data vintage (settled12m) and compared with the 12 months before that. New-build figures in the most recent windows are incomplete and are not used for any headline. HMLR Price Paid, standard (category A) residential sales (detached, semi, terraced, flat) in the location's local authorities. New-build premium compares the median new-build price with the median existing-stock price within flats and within houses; it is a transaction-sample median, not a constant-quality index. Registrations lag completions by weeks to months, so the most recent months (and new-build plots especially) understate final counts; trailing-12-month figures are the steadier read.
Residential planning applications (new build, conversion, prior approval, mixed use, HMO, demolition and rebuild) from the Construction Capital council-portal scrapes, one record set per authority, over each council's rolling 12-month scrape window. Unit counts are stated only on some applications, so totals undercount. Councils not yet scraped are listed as missing, never estimated.
New companies with SIC 41100, 41202 or 68100 by registered-office postcode. The register snapshot holds live companies only, so earlier windows lose companies since dissolved; read year-on-year change as indicative.
Data vintage: charges registered to 2026-07-31, satisfactions filed to 2026-08-03, company register snapshot 2026-08-01, Land Registry transactions to 2026-07-31. Area covered: Norwich (local authority boundaries). Minimum sample 30. 22 cuts suppressed for sample size.
Sources: Companies House charge register, Construction Capital analysis; HM Land Registry Price Paid Data, Construction Capital analysis; Council planning portals, Construction Capital planning scrape. Contains HM Land Registry data © Crown copyright and database right 2026, licensed under the Open Government Licence v3.0. Companies House data is public and reused under the Open Government Licence.
You are welcome to cite or chart these figures with a link to this page.
FAQ
Development exit in Norwich: common questions
Is development lending rising in Norwich?
There is no reliable prior-year comparison for Norwich. In the 12 months to June 2026 development lenders registered 26 charges there.
How old are development loans in Norwich?
68.3% of the 101 development charges live in Norwich at the end of June 2026 had been in place for over two years, against 60.6% nationally.
What is development exit finance?
A short-term loan taken at or near practical completion. It repays the development lender and funds the sales or letting period, often at a lower rate than the development loan it replaces, and can release equity for the next scheme. Our development exit finance page covers how it is sized and priced.
Where does this data come from?
Companies House charges and company registrations, HM Land Registry Price Paid Data and council planning portals, all analysed by Construction Capital. Figures below the minimum sample of 30 are suppressed, and lenders are grouped into categories rather than named.
More reports
Other reports in Norfolk
Completing a scheme in Norwich?
Send us the scheme, the current facility and the sales position and we will give a view on the exit options and indicative terms.