Today NLA launched the London Tall Buildings Survey 2026 at its Annual Tall Buildings Conference at One Leadenhall, bringing together industry leaders to explore the evolving role of high-rise development in shaping London’s growth. 

The report provides a comprehensive overview of tall building activity across the capital, drawing on data from the GLA Data Planning Hub and analysis by PriceHubble. The findings point to a changing development landscape, with a modest slowdown in planning activity alongside continued confidence in tall buildings to deliver homes and high-quality workspace. 

In 2025, 46 new planning applications for tall buildings over 20 storeys were recorded, compared to 64 in 2024 and 53 in 2023. Despite this decline, the pipeline remains strong, with 45 new tall buildings gaining planning permission over the year and 87 total applications and approvals combined. 

New applications continue to be concentrated in key inner London locations including Elephant and Castle, Canary Wharf and Vauxhall Nine Elms, alongside sustained demand for commercial space in the City of London. Overall, 80% of applications are located in central and east London. 

The survey also highlights the emergence of a new generation of very tall schemes. Lambeth leads in this area, with proposals approaching 70 storeys, alongside continued activity in the City of London and Tower Hamlets. At the same time, mixed-use towers are becoming increasingly prominent alongside residential-led schemes. 

While the pipeline remains robust, delivery challenges persist. Viability pressures, funding constraints and construction costs continue to limit progress on site, reflecting wider pressures across the development landscape. 

For the first time, the report also explores the lived experience of tall buildings. Analysis by PriceHubble of people renting in residential towers built within the last 10 years shows that residents are typically young, high-earning and highly mobile, with incomes more than 50% higher than the wider private rented sector. A significant proportion are students, particularly in outer London, and many work in sectors such as finance, technology and professional services. 

The data also points to strong rental premiums, with tall buildings commanding rents 29% higher in inner London and 38% higher in outer London. These findings indicate that residents are actively choosing high-rise living, attracted by connectivity, quality and proximity to employment and amenities. 

Catherine Staniland, Chief Impact Officer at NLA, said:
“Tall buildings have become an increasingly desirable way to live and work in London, with residents actively choosing high-rise homes for their connectivity, quality and access to opportunity. 

"As the city works to meet ambitious housing targets, this typology will play an important role in delivering both new homes and high-quality commercial space. The opportunity now is to ensure tall buildings evolve to support a broader range of needs, including families and more affordable housing options. 

"Unlocking this potential will require continued collaboration across the public and private sectors to support delivery and shape the next generation of high-rise development.” 

Jalal Fitoury, Permasteelisa Group's CEO for Europe, comments: 
"NLA’s report shows that tall buildings will continue to play a vital role in London’s future, but as an industry we must stay ahead of expectations around sustainability, performance, and adaptability. 

"Our responsibility as a company is twofold: to look after our existing legacy of tall buildings in London and to create a smarter, greener generation of tall buildings for the capital. Façade design and manufacturing are key to driving down carbon, enhancing performance, and ensuring long-term adaptability for London’s tall buildings. In support of this, our passionate team will continue to develop cutting-edge technologies and enhance their expertise in façade care and refurbishment, as well as material innovations, such as our new Slimline CCF." 

Sandra Jones, Director at PriceHubble, said:
“The distinctive tower skyline, underscores London’s status as a thriving global city. The fact that almost all the new planning applications submitted in 2025 were for residential or mixed use (91% of the total) and only 9% for offices, is a stark reminder of how the balance of activity has shifted. 

"High-rise living has not always been a success in the UK, so understanding how London’s residential towers are being used felt like a logical and necessary extension of the NLA’s work. PriceHubble holds an enormous database of renter demographics covering age, income, employment and nationality. By working together with the NLA, we have been able to shed light on who is living in the London towers that the NLA London Tall Building Survey has been tracking over the past decade.” 

“This report provides great insight into who is typically living in tall buildings. As pressure on housing delivery continues to intensify, tall buildings can offer the right environment for residents drawn to the proximity of amenities and employment that cities provide. 

 

“The design challenge we now face is to evolve tall buildings to support a broader demographic, creating buildings that nurture successful neighbourhoods." 

The NLA LondonTall Buildings Survey 2026 highlights the role of tall buildings as a key part of London’s development landscape, contributing to housing delivery, commercial space and the city’s global identity. As the sector responds to changing market conditions, the research points to an opportunity to broaden the appeal of high-rise living and support a wider range of households over the long term. 

Explore the London Tall Buildings Survey 2026 in full, with detailed data, analysis and insights into planning activity, delivery trends and the evolving role of tall buildings across the capital.

Accompanying NLA’s 2026 London Tall Buildings Survey, a flythrough video created by AccuCities highlights tall buildings that are scheduled to be completed this year. 

NLA members are at the heart of our research, events and thought leadership, helping to shape the future of London’s built environment. Become a member to access upcoming research, conferences and exclusive insights. 

Work with NLA to support research, events and programmes that bring together the built environment sector and shape the future of cities.