The Future Homes Hub has released its Whole Life Carbon (WLC) Benchmarking Study for 2025, a report that aims to address a critical knowledge gap in the UK homebuilding industry. For the first time, this study provides empirically grounded evidence on the embodied carbon performance of new low-rise housing – and supporting the belief that timber frame housing offers lower average upfront and whole-life embodied carbon levels.
The study’s core purpose is to create a robust snapshot of current carbon performance by analysing 48 detailed Whole Life Carbon assessments submitted by 17 industry partners. To ensure consistency, credibility, and comparability across the dataset, all assessments adhere to the rigorous standards outlined in the WLC Conventions for New Homes and RICS Professional Standard 2nd edition.
The top-level average (mean) carbon intensity metrics for new homes, derived from the entire dataset, are:
- Upfront Carbon: 406 kgCO₂e/m²
- Whole Life Embodied Carbon: 611 kgCO₂e/m².
To ensure robust, like-for-like comparisons, the scope of these figures covers the building only, excluding development site-level impacts outside the plot boundary. It is clear that the sector needs to develop methods to capture the significant, and rarely measured, carbon impact of infrastructure and external works. However, as it stands, there is insufficient data available to provide a benchmark. By analysing the data through different characteristics, such as dwelling type, heating fuel, and structural system, the study reveals critical trends and provides actionable insights for developers, designers, and manufacturers.
Comparing heating, masonry and timber frame
The study has found that the upfront embodied carbon impact is similar for homes built with either gas boilers or heat pumps. Indeed, over the building’s 60-year lifespan, the whole life embodied carbon of the mechanical, electrical and plumbing systems is on average 21 kgCO2e/m2 greater for homes with a heat pump – approximately 3-4% of the whole building. This difference is likely driven by fugitive refrigerant emissions (the gradual leaking of potent greenhouse gases from the heat pump system during its operational life).
However, this is sharply contrasted and dwarfed by the operational carbon impact. The study’s most significant finding in this area is that electric-heated homes with heat pumps have on average 440 kgCO2e/m2 lower operational carbon impact over 60 years compared to homes with gas boilers. This stark contrast – cutting the operational carbon by more than half – is the report’s clearest illustration of why a whole-life carbon perspective is non-negotiable for achieving genuine decarbonisation; focusing on upfront carbon alone can lead to strategically flawed, long-term decisions.
Counter-intuitively, the empirical data suggests that detached homes have a slightly lower embodied carbon intensity than terraced homes. This finding runs contrary to some previous modelling, and the report notes that a larger dataset will be required to investigate further.
The data also supports conclusions from recent studies when comparing masonry and timber frame structural systems for low-rise housing – with the data showing a lower average upfront and whole life embodied carbon for timber frame examples compared with masonry.
Adam Graveley, Head of Technical and Innovation at the Future Homes Hub, said: “This benchmark is a pivotal moment for the homebuilding sector. For the first time, we have a clear, data-driven picture of our collective starting point on whole life carbon. This isn’t just about numbers; it’s about providing the tools and transparency our industry needs to set ambitious targets, make smarter design choices, and track meaningful progress. We are immensely grateful to our members who contributed data, and we urge the entire sector to join us in building this evidence base for our shared net-zero future. This collaborative effort provides the essential foundation for the targeted actions needed to accelerate the sector’s decarbonisation journey.”
You can download and read the full report at https://knowledge.futurehomes.org.uk/resource/carbonbenchmarking
