At UKREiiF this year, Tom Copley, Deputy Mayor of London for Housing and Residential Development, delivered a timely reminder that some of the most valuable housing lessons are not coming from Westminster, but from Vienna.
For those working in housing, the Austrian capital remains one of the most compelling examples of how long-term housing policy can support both economic growth and social outcomes.
The timing is particularly relevant.
Andy Burnham’s national profile continues to rise, with the rumour mill suggesting he will be our next Prime Minister. Whether or not that happens in the near future, the housing philosophy he has developed in Greater Manchester is already influencing the national conversation. If Burnham’s approach were ever adopted at a national level, it could shape the operating environment for developers, housing associations, investors and contractors for decades.
Burnham’s announcement earlier this week adds further significance to initiatives like Vienna. In a major speech delivered in Manchester, Burnham proposed a “No 10 in the North” – an extended prime ministerial operation based in Manchester, which he described as “the nerve centre of a rewired Britain” – and pledged to oversee the biggest council house building programme since the post-war period. His central argument, that “if you don’t give people a good home, what chance have they got of having a good life”, places housing at the very heart of his leadership vision.
The striking thing is how closely Burnham’s thinking aligns with Vienna’s core principle: housing should be treated as essential infrastructure.
Burnham has consistently argued that the UK lost its way when housing became viewed primarily as an investment asset rather than a foundation of economic prosperity. For those delivering homes on the ground, that distinction matters. It changes the conversation from short-term housing targets to long-term place-making, affordability and economic competitiveness.
Vienna has spent more than a century putting that philosophy into practice. The city has maintained a sustained commitment to social and affordable housing, creating a market where housing costs are kept under control and where employers can continue attracting talent without workers being priced out of the city.
For the construction industry, the lesson is simple: certainty matters.
Vienna’s success has been built on a long-term pipeline of housing delivery supported by stable political commitment. Compare that with the stop-start nature of UK housing policy, where funding programmes, planning reforms and delivery mechanisms change with each ministerial reshuffle, which is far too many for any sense of stability.
This is where Burnham’s arguments around devolution become particularly relevant. His calls for reform of Homes England, stronger partnerships with local government and greater fiscal devolution reflect a belief that local leaders should have more control over delivery. For developers and contractors, greater local decision-making could mean clearer priorities, faster decisions and a more predictable project pipeline.
The other lesson from Vienna is the importance of public land.
Burnham has repeatedly highlighted the need for major public landowners to play a more active role in unlocking development opportunities. Vienna’s model demonstrates what can happen when public bodies take a strategic, long-term view of land assembly and development. For the industry, that means more viable sites coming forward and a greater ability to plan delivery over the long term.
Perhaps most importantly, both Burnham and Vienna recognise that growth and affordability are not competing objectives.
Greater Manchester’s success has been built on attracting investment while seeking to avoid the displacement and over-gentrification seen across other parts of the UK. Burnham’s ambition to reach a point where more social homes are built than are lost through Right to Buy reflects an understanding that sustainable growth requires a healthy housing market at every tenure.
For housebuilders and contractors, this should not be viewed as an anti-development agenda. Quite the opposite. A functioning housing market requires volume across all tenures, including social and affordable housing. Vienna demonstrates that ambitious social housing delivery can sit alongside economic growth, inward investment and private sector development.
The question for the industry is whether Britain is finally moving in that direction.
Recent policy shifts, including greater support for social housing and stronger protections for renters, suggest a broader change in thinking. If figures such as Burnham continue to shape national policy, we can look forward to an increasing focus on long-term housing delivery, local empowerment and strategic investment rather than short-term interventions.
For our clients, that could be one of the most significant policy shifts in a generation.
The lesson from Vienna is not simply that governments should build more homes. It is that housing works best when it is treated as a long-term national asset. If Andy Burnham’s influence continues to grow, that may prove to be the most important lesson he takes from the Austrian capital.