New research from Savills | Scotland Residential Development Market Summer 2025 warns that Scotland's housing market is facing a deepening crisis, as strict planning policies and rising development costs continue to stall new home delivery.

The housing emergency, declared in May 2024, has intensified concerns over land availability, slowing approvals, and limited financial viability—challenges amplified by the introduction of National Planning Framework 4 (NPF4).

NPF4, intended to safeguard strategic land use, has inadvertently restricted development to allocated sites only, leaving many potentially suitable plots stranded by outdated local plans. With no immediate replacements forthcoming, developers find themselves unable to progress new applications. Windfall sites—once a key source of additional capacity—have also been largely blocked under the new rules, though some exceptions have emerged in West Lothian and Falkirk.


"The planning system is simply not adapting fast enough to Scotland’s housing emergency," explained Faisal Choudhry, Savills Residential Research Director in Scotland. "Many viable sites are stuck in limbo, and developers are struggling to secure new land."

Housing Completions and Applications in Decline

The effects are stark: housing completions fell by 7% in 2024, with social housing delivery plummeting by 22% amid budget cuts. The private sector recorded a marginal decline, but 20 of Scotland’s 32 local authorities saw annual drops in completions. Major development applications declined from 97 in 2022/23 to just 77 in 2023/24, moving Scotland further from its housing targets.

Rising Costs Undermine Viability

Even when planning consent is granted, financial pressures jeopardise project viability. UK-wide build costs have risen by 14% over three years, outstripping Scottish house price growth of 4%. 

"Increases in planning gain requirements and labour shortages are making many sites unviable," said Choudhry. "Without clear financial support, developers—especially SMEs—are finding it impossible to deliver new homes."

Call for Urgent Reforms

Despite government efforts to accelerate development—such as hiring additional planners and reviewing stalled sites—NPF4 remains a significant barrier.

According to Choudhry: "Unless Scotland treats the housing emergency as a material planning consideration, developers will continue to struggle to bring land forward.” He advocates for policy adjustments, targeted financial support for smaller builders, and a relaxation of planning constraints to unlock critical land and boost housing supply.

"Without urgent intervention, Scotland's housing market risks deepening shortages, leaving buyers with limited choices and escalating prices."