Investor relations

We’re committed to keeping our investors informed with clear, up-to-date information. 

Thirteen is a housing association that provides homes, support and opportunities to around 100,000 people across the North East, Yorkshire and Humber. 

Every year, we invest millions to make sure our homes are safe, secure and well maintained. We’re here for people who need a helping hand—whether that’s getting on the housing ladder, managing rent or keeping their home in good repair. 

We have a strong track record of building new homes for rent and shared ownership. As a Homes England Strategic Partner, we’re delivering hundreds of high-quality, modern homes that meet the needs of local communities. And we’ve got ambitious plans to grow our development programme over the next five years. 

But we’re more than bricks and mortar. We invest in services that help people live their best lives – supporting customers and communities every step of the way. 

Financial performance

Trading update – Quarter 3 2025/26: 

• Turnover slightly ahead of budget at £173.6m (2025 Q3: £170.6m) 
• Operating surplus was £38.4m against a budget of £34.9m (2025 Q3: £39.4m) 
• Net surplus was £26.0m against a budget of £21.1m (2025 Q3: £26.9m) 
• The Group delivered 458 new homes (2025 Q3: 468) 
• Available cash and undrawn liquidity was £177.2m – providing 33 months of liquidity (2025 Q3: £226.8m) 
• Outstanding debt was £446.5m (2025 Q3: £407.2m) 

Forecast for 2025/26 

• Turnover of £233.9m 
• Operating surplus of £47.4m 
• Net surplus of £30.3m 
• EBITDA MRI interest cover of 125%
• Delivery of 625 affordable new homes, investing £74.9m net of grant in new home delivery 
• £69.4m of major investment works in existing homes 

ESG reports

Our Environmental, Social and Governance (ESG) reports bring together key metrics and a summary of our work to help investors understand our performance and impact. 

2025 ESG report – our fifth annual report 

2024 ESG report – our fourth annual report 

2023 ESG report – our third annual report 

Investor contacts 

Our chief resources officer, Jane Castor, is responsible for all aspects of Thirteen’s finances, governance, corporate affairs and our people. 

She is supported by Amy Dryden, finance director, who leads our finance functions including treasury and long-term planning, reporting and transactions, and income. 

Amy is further supported by Sam Clarke, head of strategic finance. Sam manages our treasury and long-term planning functions and is the main point of contact for day-to-day investor relationships.