Great Leighs, Chelmsford
Strategic Growth AREA
Great Leighs, situated within the Chelmsford district of Essex, represents a significant strategic growth opportunity. The area benefits from substantial planned infrastructure investment, strong transport connectivity, and comprehensive development frameworks designed to create sustainable communities. With Chelmsford's continued expansion and its strategic position within the London commuter belt, Great Leighs offers compelling property development and investment opportunities.
Strategic Location and Connectivity
Great Leighs occupies an advantageous position approximately 12km north of Chelmsford and 6km south of Braintree. The area's strategic value is enhanced by:
Direct access to the A131, connecting to both the A120 and A12
34-minute rail connection to London Liverpool Street from Chelmsford
Regular bus services along the Chelmsford-Braintree corridor
Planned infrastructure improvements, including the new Beaulieu Park Railway Station (opening 2026)
Development Framework
The region is experiencing significant development activity from leading national housebuilders. Bellway, Redrow, LandVest, Countryside, Hopkins Homes, and Cala have all secured interests in the area, demonstrating strong market confidence.
The Chelmsford Local Plan designates Great Leighs as a strategic growth location, with four allocated sites covering 99 hectares. This framework enables the delivery of approximately 950 homes and 250 specialist elderly accommodation units, with 35% designated as affordable housing.
Great Notley East Development
Adjacent to the Great Leighs growth area, the Great Notley East development further demonstrates the region's expansion:
Delivery of 1,750 new homes
New primary school and community facilities
Sports facilities and recreational spaces
Local retail and hospitality offerings
Employment space creation
Comprehensive sustainable transport infrastructure
The combined development activity across Great Leighs and Great Notley East represents a substantial transformation of the area, with approximately 2,950 new homes planned across both locations.
Market Analysis
Current market data demonstrates strong fundamentals:
Property Values (January 2024):
1-bedroom properties: £240,000 average
2-bedroom properties: £365,000 average
3-bedroom properties: £475,000 average
4-bedroom properties: £635,000 average
Price growth trends show resilience, with a 10% increase over five years, despite recent market adjustments.
Infrastructure Investment
The area benefits from significant infrastructure commitments:
New primary school co-located with early years provision
Mixed-use neighbourhood centre
Comprehensive walking and cycling network
Enhanced public transport connectivity
Integration with the £250 million Chelmsford North East Bypass project
Demographic Profile
The area demonstrates strong demographic fundamentals that support sustainable property demand:
Average household income: £52,100
63.5% economically active population
High proportion of professional occupations (54.6% in managerial, professional, or technical roles)
Strong commuter presence with 1.8 vehicles per household (national average: 1.2)
Growth Catalysts
Several factors drive growth potential:
Regional Growth
Chelmsford's expansion supports sustained demand:
City status achieved 2012
Plans for 9,000 new homes by 2036
Consistent infrastructure investment
Strong educational facilities with two schools in county top 10
Transport Infrastructure
The area benefits from transformative transport investment that will enhance connectivity and drive property values:
The new Beaulieu Park Station, opening 2026, will be the first station on the Great Eastern Main Line in over 100 years
The Chelmsford North East Bypass project, representing part of a £250 million infrastructure investment
Enhanced bus services and sustainable transport corridors
Comprehensive walking and cycling networks linking key destinations
Improved road connectivity reducing journey times to the A12 These transport improvements will significantly enhance accessibility while reducing congestion, making the area increasingly attractive for residents and businesses.
Chelmsford City Racecourse
The racecourse demonstrates ongoing investment and development:
£1.5 million investment in facilities
Regular high-profile events, including the inaugural Chelmsford City Live Music Festival (July 2025) featuring Justin Timberlake, Duran Duran with Chic featuring Nile Rodgers, and Olly Murs
Significant local employer and visitor attraction
Beaulieu Park Development
The successful Beaulieu Park development provides proven market validation:
Delivery of 2,350 new homes
Substantial infrastructure improvements
Strong market absorption rates
Continued developer interest, exemplified by Hopkins Homes' deal with Invesco.
Investment Rationale
Great Leighs presents compelling investment characteristics:
Strategic Growth Location Status
Comprehensive development framework
Strong transport connectivity
Significant infrastructure investment
Proven market demand
Diverse housing requirements
Strong demographic fundamentals
The combination of planned infrastructure, strategic location, and comprehensive development framework positions Great Leighs as a prime opportunity for property development and investment in the growing Essex market.
Planning and Development Support
The local authority demonstrates a pro-growth stance:
82% planning application success rate
Clear masterplan framework
Support for sustainable development
Emphasis on quality place-making
Great Leighs represents a strategic growth opportunity underpinned by strong fundamentals, significant infrastructure investment, and a comprehensive planning framework. The area's connectivity, demographic profile, and position within the broader Chelmsford growth story create compelling property development and investment conditions.