Rewriting the Narrative
The phrase “It’s grim up North” has long been used to draw attention to economic disparities across the UK. In Liverpool, that same contrast can be seen between the southern and northern districts of the city. While the south has enjoyed significant regeneration over the past two decades—epitomised by the Baltic Triangle, Liverpool ONE, and the waterfront arena developments—the north has, until recently, lagged behind.
However, the tide is turning. After years of stagnation and setbacks, North Liverpool is undergoing a visible transformation. Improved governance, fresh investment, and a renewed masterplan are aligning to reshape the area. The process won’t be swift—it could span 20 to 30 years—but crucially, it’s underway. Here we look at where those hotspots are and how you as an investor can get in before house prices are set to rocket.
Spotlight on Strategic Zones
Liverpool Waters
Liverpool Waters has been central to Peel Group’s vision for the city’s northern docklands for more than a decade. After several false starts, progress is now tangible. Early schemes such as Park Central and Quay Central set the tone, and Romal Capital’s West Waterloo Place is the next step forward. The adjacent £71 million Isle of Man ferry terminal adds infrastructure weight.
But the game-changer is undoubtedly Everton FC’s £500 million stadium at Bramley-Moore Dock. Its completion has catalysed broader momentum, reinforced by a £55 million funding injection from Homes England. This will support infrastructure delivery and the creation of a landmark green space: Central Park.
Pumpfields
Few areas better illustrate Liverpool’s redevelopment paradox than Pumpfields. Its proximity to the city centre and business district should have made it a regeneration success story, yet it stalled—most infamously with the collapse of the Infinity Towers scheme. However, sentiment is shifting.
Legacy’s Gateway project—delivering over 650 apartments—is fast becoming a landmark. Integritas Property Group’s Bastion Point is underway, and the Westminster Park site is being revived. Blackstock Market, a 60,000 sq ft entertainment venue from the team behind Hot Water Comedy Club, is injecting new energy into the area. Expect Pumpfields to become one of the most dynamic regeneration zones in Liverpool.
Vauxhall
Vauxhall has long been overlooked despite its scale and potential. Now, thanks to strategic investment, that is changing. Torus is leading the way with Hartley Locks, a £55 million canal-side scheme of apartments and townhouses near Stanley Dock. Importantly, it incorporates a mix of tenures including social rent and rent-to-buy—key in an area where affordability remains a concern.
Still, challenges remain. Past failures, such as the stalled Vauxhall Wharf site, continue to cast a shadow. Yet new proposals, including canal-side developments and infill sites around Eldonian Village, signal a broader turnaround.
Ten Streets
Dubbed the “next Baltic Triangle” when plans were first floated a decade ago, Ten Streets remains full of promise but short on delivery. Frameworks and consultations have been aplenty, but real progress has been slow. That said, its proximity to other regenerating areas—Pumpfields, Vauxhall, and Liverpool Waters—may be the catalyst it needs. Significant investment is still required, but the potential is undeniable.
A Word of Caution
Not everything is positive. One of the major concerns across North Liverpool is the dominance of investor-led developments. While these schemes bring much-needed capital, they often lack affordable or owner-occupier options. This imbalance risks excluding local residents from benefitting directly from regeneration.
The saga of Eldon Grove—a Grade II-listed tenement that remains undeveloped—is a stark example of the challenges facing heritage-led projects. Add to this the disruption caused by match-day parking restrictions near the new stadium, and it’s clear that sensitive regeneration requires collaboration between public and private sectors.
The Residential Market: Sales Snapshot
The wider Liverpool sales market continues to wrestle with the implications of the Building Safety Act. The legacy of cladding issues has rendered a large proportion of city centre flats unmortgageable, with estimates suggesting up to 70% of units are affected. Until lenders and surveyors regain confidence, progress will be slow.
Yet not all is bleak. City centre prices remain comparatively low, making them attractive to investors. Yields are at levels not seen in over 15 years. First-time buyers are also re-entering the market, driven in part by rising rents. Supply remains relatively constrained, helping to underpin prices, particularly in quality developments.
Rental Market Trends
Rental demand remains strong across Liverpool, with landlords benefiting from rising rents and low voids. The start of 2025 saw robust activity, although affordability is beginning to cap the pace of rent increases.
Notably, some tenants are choosing to buy, pushed by soaring rental costs. The private rented sector (PRS) is in a delicate position: while rents remain strong, the introduction of the Renters Reform Bill could unsettle landlord confidence. Education and transparency will be key in managing this transition.
Build-to-Rent and Development Outlook
Build-to-Rent (BTR) is playing an increasingly central role in Liverpool’s regeneration, with schemes such as Patagonia Place, The Gateway, and Hartley Locks reflecting a shift towards institutionally backed rental housing.
Across Liverpool Waters, Pumpfields, and Vauxhall, a pipeline of developments—both active and proposed—promises thousands of new homes. However, stalled projects still pepper the landscape, from Infinity Towers to New Chinatown. Funding, viability, and planning will determine whether these schemes are revived or replaced.
Student Accommodation and City Living
Liverpool’s student population—now exceeding 65,000—continues to support the city’s housing demand. Purpose-built student accommodation is expanding, with several new schemes under construction or approved. This segment offers a dependable pipeline for developers and contributes to the vitality of the city centre.
The long-term trajectory of the city’s residential market will depend on its ability to offer a diverse mix of housing: for students, professionals, families, and retirees alike.
A Final Thought: Progress with Perspective
The regeneration of North Liverpool is no longer a question of “if” but “how fast”. The groundwork has been laid, the ambition is clear, and the private sector is responding. What’s needed now is sustained investment, community engagement, and coherent leadership.
Liverpool’s northern corridor has a once-in-a-generation opportunity to reposition itself as a vibrant, inclusive extension of the city centre. There’s still a long road ahead—but the city is firmly on the move.
