Vistry and Latimer Secure Land for 228-Home Mixed-Tenure Phase at Ashmere, Ebbsfleet Garden City

Vistry and Latimer have completed the land purchase for Phase 4 (Parcel 10) of the Ashmere development in Ebbsfleet Garden City, securing 228 mixed-tenure homes as part of a broader 2,600-home master plan in North Kent. The phase will include 57 affordable homes to be managed by Clarion Housing Group, 57 homes forward sold for private rented sector (PRS) use, and the remainder available for private sale.

The announcement, made Sept. 14, 2026, also confirms that Vistry has completed 77 homes at the development with contracts exchanged on a further 34. The Ashmere project is being delivered in partnership with Clarion Housing Group and in collaboration with landowner Henley Camland, with Vistry also working alongside Ebbsfleet Development Corporation.

Phase 4 Details and Construction Timeline

Construction on Phase 4 is expected to commence in January 2027, with the first homes anticipated to be handed over in summer 2028. The new homes will be positioned adjacent to a proposed lake and neighbourhood green, providing residents with access to public open space, walking routes, and planned recreational areas.

Of the 228 homes in Phase 4, the tenure breakdown reflects the development's commitment to a 25% affordable housing target — a standard maintained across all phases of the Ashmere scheme. The remaining homes beyond the affordable and PRS allocations will be offered on the open market.

Tom Dalzell, Regional Managing Director at Vistry Kent, said the land acquisition marks a significant step in the delivery of the wider Eastern Quarry development. "The completion of the land purchase for Phase 4 represents another important milestone in the delivery of Ashmere and the wider Eastern Quarry development, while the forward sale of homes highlight the continued strength of demand for high-quality private rented and mixed-tenure homes in the area," Dalzell said. "These agreements demonstrate how strong partnerships and early land acquisition can help accelerate delivery at scale."

Progress Across Earlier Phases

The Phase 4 land deal builds on substantial delivery progress across the earlier stages of Ashmere. Phase 1 has delivered 281 homes to residents, while Phase 2 — comprising 235 homes — is on track for completion in winter 2026. One- and two-bedroom apartments and three- and four-bedroom houses in Phase 2 are currently available for open market sale, with prices starting from £255,000.

Phase 3 (Parcel 9) started on site in March 2026 and will deliver 216 homes. Alongside the Phase 4 announcement, Vistry and Latimer confirmed the forward sale of 54 PRS homes in Phase 3. That transaction follows the earlier sale of 54 affordable homes in Phase 3 to Clarion Housing Group in March 2026. In total, 480 homes across Phases 1 and 2 have been delivered to date.

All phases are delivering 25% affordable housing in line with the masterplan principles, alongside green spaces, landscaping, and play areas consistent with the garden city concept.

Clarion Housing Group's Role and Financial Capacity

Clarion Housing Group, the UK's largest affordable housing provider, is a central partner in the Ashmere scheme through its development arm, Latimer. Clarion reported a 2025/26 operating surplus of £289 million, up from £232 million the prior year, with a net surplus of £148 million compared to £82 million previously. The organization also reported £972 million of liquidity and £1.045 billion in turnover, and invested £631 million in new homes and regeneration during 2025/26, completing 1,466 homes — more than 80% of which were affordable.

Richard Cook, Chief Development Officer at Clarion Housing Group, said the partnership structure allows the organization to build at pace while reinvesting surpluses into affordable housing nationally. "Securing this land for Phase 4 is an important next step for Ashmere, meaning we can deliver another 57 affordable homes for people who need them most, alongside new homes for private rent and sale," Cook said. "Every pound of surplus we generate through developments like this is reinvested into building and maintaining affordable homes across the country, so this partnership has an impact that reaches well beyond Ebbsfleet."

Market Context and Vistry's Broader Pipeline

The Ashmere transactions reflect a wider trend in UK residential development toward mixed-tenure schemes, where affordable housing, private sale, and PRS components are packaged together to support viability and accelerate construction starts. For developers, forward sales to housing associations and PRS investors reduce exposure to open-market volatility and help underpin land acquisition decisions.

Vistry reported a forward order book of £3.9 billion at the half-year stage in July 2026, with the company approximately 80% forward sold for its fiscal year 2026. The company's most recent full-year results showed revenue down 4% and completions down 9% to 15,658 units, reflecting continued softness in open-market conditions. Against that backdrop, the phased land control and pre-sold unit structures at Ashmere represent a risk-managed approach to pipeline expansion.

Ashmere's location also supports demand fundamentals. Ebbsfleet International station offers HS1 service to London St Pancras in 17 minutes, and a planned fast-track bus route will connect the development to Bluewater Shopping Centre and the station. The full Ashmere master plan is expected to be complete by 2040.

Sources

Vistry Group — Press Release: Vistry and Latimer secure land for 228 new homes at Ashmere, Ebbsfleet Garden City, alongside PRS sales (Sept. 14, 2026)