Who owns the social housing in Central Bedfordshire?
Central Bedfordshire has 22,237 social homes owned by 42 landlords: the council owns 5,613 (31 March 2025) and housing associations and other registered providers 16,624 (31 March 2026). The largest is Amplius Living with 6,985 (31%). Among the bigger landlords here, the share of tenants satisfied with the overall service in 2024/25 (each landlord's whole stock, not only Central Bedfordshire) ranges from 58.7% (Peabody Trust) to 86.2% (Sage Homes RP); the council: 60.9%. England median: 71.8%. Source: Regulator of Social Housing, Tenant Satisfaction Measures 2024/25.
Landlords in Central Bedfordshire
| Landlord | Homes here | Failing Decent Homes here* | Satisfied overall (TP01) | Not decent, whole stock (RP01) | Repairs on time (RP02) | Complaints per 1,000 (CH01) | Consumer grade |
|---|---|---|---|---|---|---|---|
| Amplius Living | 6,985 (31%) | 16 | 61.8% | 1.4% | 67.4% | 114.4 | C2 |
| Central Bedfordshire Council council | 5,613 (25%) | — | 60.9% | 13.8% | 59.8% | 58.0 | C3 |
| Peabody Trust | 1,731 (8%) | 1 | 58.7% | 0.1% | 73.5% | 65.7 | C2 |
| Stonewater | 1,403 (6%) | 1 | 61.8% | 0.1% | 74.6% | 106.0 | C2 |
| bpha | 1,071 (5%) | 0 | 71.8% | 0.0% | 66.6% | 38.5 | C1 |
| Paradigm Housing Group | 918 (4%) | 1 | 82.0% | 0.7% | 86.8% | 55.2 | not graded |
| Hightown Housing Association | 867 (4%) | 0 | 68.3% | 0.0% | 93.7% | 42.4 | not graded |
| Settle Group | 840 (4%) | 0 | 74.7% | 0.0% | 69.5% | 95.6 | not graded |
| First Garden Cities Homes | 551 (2%) | 0 | 64.0% | 0.0% | 93.6% | 55.3 | C2 |
| Sage Rented | 364 (2%) | 0 | 66.7% | 0.0% | 67.9% | 26.7 | not graded |
| Sage Homes RP | 282 (1%) | 0 | 86.2% | 0.0% | 75.7% | 21.5 | not graded |
| The Guinness Partnership | 237 (1%) | 0 | 67.7% | 0.2% | 78.3% | 56.1 | C1 |
| Sparrow Shared Ownership | 167 (1%) | 0 | — | — | — | — | C1* |
| Thrive Homes | 115 (1%) | 0 | 74.8% | 0.1% | 73.1% | 134.0 | not graded |
| Housing 21 | 112 (1%) | 0 | 89.8% | 0.0% | 97.3% | 12.9 | C1 |
16 more landlords
| Anchor Hanover Group | 112 (1%) | 0 | 86.1% | 0.0% | 78.5% | 46.0 | C3 |
| Places for People Group | 100 (0%) | 0 | 64.3% | 0.1% | 47.1% | 29.2 | C1 |
| Sovereign Network Group | 97 (0%) | 2 | 63.1% | 2.1% | 68.6% | 97.2 | C2 |
| Cross Keys Homes | 85 (0%) | 0 | 91.6% | 0.0% | 96.7% | 5.5 | C1 |
| Orbit Group | 80 (0%) | 0 | 65.6% | 0.5% | 67.4% | 87.0 | not graded |
| Heylo Housing Registered Provider | 78 (0%) | 0 | — | — | — | — | not graded |
| Fairhive Homes | 78 (0%) | 0 | 82.9% | 0.0% | 80.1% | 72.2 | not graded |
| Home Group | 75 (0%) | 0 | 68.2% | 0.1% | 75.3% | 68.4 | C2 |
| Inclusion Housing Community Interest Company | 48 (0%) | 0 | 88.7% | 0.0% | 87.4% | 13.0 | not graded |
| Accent Group | 47 (0%) | 0 | 64.1% | 0.0% | 81.3% | 72.2 | not graded |
| Habinteg Housing Association | 46 (0%) | 0 | 67.2% | 0.2% | 78.8% | 36.9 | C2 |
| Legal & General Affordable Homes | 22 (0%) | 0 | 79.6% | 0.0% | 86.1% | 26.8 | C1* |
| Golden Lane Housing | 21 (0%) | 0 | 78.8% | 0.0% | 96.5% | 40.5 | C1 |
| London & Quadrant Housing Trust | 18 (0%) | 0 | 53.5% | 1.6% | 71.1% | 125.5 | C2 |
| Dimensions (UK) | 13 (0%) | 0 | — | — | — | — | not graded |
| BluePine Living | 10 (0%) | 0 | — | — | — | — | not graded |
* Housing associations only, homes in Central Bedfordshire (31 March 2026); councils report Decent Homes for their whole stock (RP01). Other columns cover each landlord's whole stock (TSM 2024/25). England medians: satisfied 71.8%, not decent 0.5%, repairs on time 82.5%, complaints 53.9 per 1,000. “—” means the landlord did not report this measure (landlords with fewer than 1,000 homes do not have to).
11 smaller landlords with fewer than 10 homes here (51 homes)
ReSI Homes, The Riverside Group, Progress Housing Group, Halo Housing Association, Advance Housing and Support, Simply Affordable Homes RP, Toddington United Almshouse Charities, Langley Trust, MTD Housing, TBG Open Door, Notting Hill Genesis
What the grades mean
The Regulator of Social Housing grades landlords on consumer standards (safety, repairs, complaints, tenant voice) from C1 (best) to C4 (serious failings). Grading started in April 2024, so many landlords have not been graded yet. 99% of the social homes in Central Bedfordshire belong to a landlord that reported Tenant Satisfaction Measures for 2024/25.
Tenant Satisfaction Measures (TSM) are reported by each landlord for its whole stock (or its group), not for one area; survey methods differ and the regulator warns against direct comparison. Figures are for 2024/25, the latest published when this site was built.
Housing association homes are counted on 31 March 2026 (Statistical Data Return), council homes on 31 March 2025 (Live Table 116); the totals mix the two dates. Other areas in East of England.