If you walked through Pumpfields, Liverpool ten years ago, you probably wouldn’t have stopped. It was offices, light industrial sheds and empty plots on the northern edge of the city centre. Plenty of people drove through it on the way to somewhere else.
That’s changing quickly. Pumpfields now sits between two of the biggest regeneration schemes in the North West, and investors who know Liverpool are starting to pay close attention. Here’s what’s happening, why it matters and what it could mean if you’re thinking about buying in L3.
Where is Pumpfields?
Pumpfields is the area just north of Liverpool’s business district, roughly between Vauxhall Road, Leeds Street and the edge of the waterfront. Moorfields station is a seven-minute walk away. Lime Street and Liverpool ONE are both around 0.7 miles away, and all four of the city’s universities are within a 30-minute walk.
In short, it’s city centre living without city centre prices. That’s what tends to make an area interesting before everyone else notices it.
The Pumpfields regeneration masterplan
Liverpool City Council has published a masterplan to turn 75 acres of former industrial land into a new city centre neighbourhood. It plans for more than 7,000 new homes, plus new streets, public spaces and better links into the business district.
That’s a significant amount of change for one area. When a council commits to a plan on this scale, the roads, public spaces and infrastructure tend to follow. That’s usually what pushes values up in a district.
Next door: Liverpool Waters
On the waterfront side of Pumpfields is Liverpool Waters, Peel’s £5.5bn plan to regenerate 2.3km of the historic docks over 30 years. It’s split into five neighbourhoods:
- Princes Dock: towers, hotels and offices closest to the city centre
- Central Docks: a new 5-acre Central Park and homes, due from 2028
- Clarence Dock: waterside homes around the restored docks
- Northern Docks: home to Everton’s 52,769-seat Hill Dickinson Stadium, open since 2025
- King Edward Triangle: the link back into the business district, where the Kings scheme is planned, including a 70-storey tower that would be Liverpool’s tallest building
Peel has done this before. It built MediaCityUK on the old Salford docks. When the BBC moved in back in 2011, the average Salford home cost about £99,000, almost exactly the same as Liverpool. Salford prices have since risen 126%, and the average home there is now £34,896 more than in Liverpool.
The bigger picture: Liverpool North Docks regeneration
In September 2026, the Liverpool City Region Combined Authority approved a Mayoral Development Corporation for the North Docks. It covers 430 acres, more than three times the size of Canary Wharf, and targets up to 17,000 new homes.
A month later, Homes England signed its first Place Delivery Agreement in the country with the Liverpool City Region. The £2bn City Region Investment Fund also names the North Docks as a priority. That’s a lot of public money and long-term commitment pointing at one part of the city.
It’s already happening
This isn’t all plans on paper. In 2024, Blackstock Market opened in an £8m warehouse conversion in Pumpfields. It has a food market, bars, a huge rooftop terrace and Hot Water, Britain’s largest comedy club. In 2025, Everton moved into their new stadium on Bramley-Moore Dock, 1.2 miles up the road.
Next come the Pall Mall Grade A offices and Central Park, both due in 2028. Liverpool has seen this pattern before. The Baltic Triangle went from old warehouses to the city’s creative quarter once Baltic Market opened, and values followed.
What are investors buying in Pumpfields?
Demand has been strong. The new-build schemes around Pumpfields, including Bastion Point, Central Point, Sovereign Point and Vaux, have all sold out. That’s over 1,000 homes taken up by buyers in a small area.
New launches are coming in at higher prices too. One recent scheme nearby has seen its 1-bed prices rise from £195,000 at launch to £247,500 in its current release.
The one scheme still at first-release pricing on the boundary of Pumpfields and Liverpool Waters is The Forge by Jarron Developments. It has 400 homes in twin brick towers, with 1-beds from £199,950 and 25% paid during the build. Amenities include a Sainsbury’s on the ground floor, a cinema, co-working space and Liverpool’s first rooftop running track.
Why invest in Liverpool now?
Liverpool house prices rose 4.7% in the year to August 2026, against 0.9% for the UK as a whole, according to the UK House Price Index. Over ten years they’re up 71%, but the average home is still only £188,427, which is £84,610 below the UK average. Savills forecasts another 25% growth for the North West by 2030, joint highest in the UK.
Rents are moving too. North West rents rose 5.8% in a year, and new-build 1-beds in L3 are already asking between £1,125 and £1,625 a month.
Put that together and you get an area at the start of its regeneration, in a city that’s growing faster than most of the UK, at prices that are still well below average. Areas like this don’t stay at the start for long.
Thinking about investing in Pumpfields?
If you’d like to know more about what’s available in Pumpfields, including first-release apartments at The Forge, our team can talk you through the numbers on a free call. Call us on 0161 240 6060 or email sales@tkpg.co.uk.
Pumpfields, Liverpool: FAQs
Where is Pumpfields in Liverpool?
Pumpfields is on the northern edge of Liverpool city centre in the L3 postcode. It sits between the business district and the Liverpool Waters regeneration along the docks.
What is the Pumpfields masterplan?
It’s Liverpool City Council’s plan to turn 75 acres of former industrial land into a new city centre neighbourhood with more than 7,000 new homes.
What is Liverpool Waters?
Liverpool Waters is Peel’s £5.5bn, 30-year plan to regenerate 2.3km of Liverpool’s northern docks into five new neighbourhoods, including a new Central Park.
Is Pumpfields a good place to invest?
Pumpfields is at an early stage of a large, publicly backed regeneration, close to the business district and the waterfront. Every new-build scheme under construction nearby has sold out. As with any investment, values can go down as well as up, so we’d always recommend getting independent advice.
How far is Pumpfields from Liverpool city centre?
It’s a seven-minute walk to the business district and Moorfields station, and around 0.7 miles to Lime Street and Liverpool ONE.
Sources: HM Land Registry UK HPI, August 2026; Savills, June 2026; ONS; Liverpool City Council; Peel Waters; Liverpool City Region Combined Authority. Kings is at planning stage. Forecasts are not guaranteed. The value of property can go down as well as up.
New development launches
