New build and no BT or Sky? Why, and what to do

Written by (LinkedIn) • Reviewed by Adrian James (LinkedIn)

Last reviewed: 24 October 2026

Quick summary: New build estate and BT or Sky say no service? Why it happens, how to find your estate's fibre providers, and what to do now.

New build and no BT or Sky
Illustration: New build and no BT or Sky? Why, and what to do

New build and no BT or Sky? Your search isn't broken, here's why

If you've moved into a new build and BT, Sky and the other big names all say "no service", the search usually isn't broken. The latest figures we could find suggest about three in ten new-build homes are wired by a network other than Openreach, which BT and Sky use. The housebuilder chooses that network, and it has its own range of providers, which don't always appear on comparison sites. So start with your postcode on BroadbandSwitch.uk to see what you can order today, then ask your developer which network you're on, and whether it's open to other providers. The law guarantees a gigabit-capable connection for new homes in England, within a cost cap, but not a choice of provider.

What it means for youChecked 24 October 2026

If you've just moved in: put your postcode into BroadbandSwitch.uk first. If you only see 4G, 5G or satellite, ask the developer which company built the fibre, then check that company's own list of providers. You may find plenty you'd never heard of.

If you're buying off plan: ask which network is going in before you reserve, and which providers sell on it. Our guide to new-build broadband rules has the questions to ask.

If you need internet before the fibre's live: 5G home broadband plugs in and works in minutes where the signal's good, and you can compare plans on BroadbandSwitch.uk. Check the signal first with Ofcom's mobile checker.

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Key facts, verified 24 October 2026

  • Since 26 December 2022, building rules in England have required new homes to have gigabit-ready infrastructure and a connection to a gigabit-capable network, as long as the connection costs no more than £2,000 per home, including VAT (SI 2022/984).
  • The rules require a connection, not a choice of network or provider (SI 2022/984).
  • A shade over 28% of new-build homes given full fibre between November 2022 and October 2023 were on networks other than Openreach (ISPreview analysis of thinkbroadband data, 29 March 2024).
  • Openreach builds full fibre free on residential sites of more than 19 plots (Openreach, checked 23 October 2026). When its free offer started in March 2016, it applied only to developments of more than 250 homes (Computer Weekly, 2018).
  • BT and Sky sell broadband over Openreach's network, and Sky's full fibre is also on CityFibre's network (Ofcom, 2024; Sky Group, 9 July 2025).
  • In electricity, Ofgem says independent network operators' asset adoption payments "result in a discount to capital expenditure for the developer" (Ofgem, 21 March 2024). Some fibre operators offer developers rebates too.
  • GTC installed the utilities at Brooklands, Milton Keynes, including gigabit-capable full fibre, and its sister company OFNL runs the fibre network (GTC, checked 23 October 2026).
  • On 23 October 2026, BroadbandSwitch.uk showed nine deals ready to order at an address in MK10 7PH, with no BT or Sky, and OFNL's checker showed full fibre at up to 900Mb.
  • Virgin Media lays its own fibre in the same ducts on some GTC and OFNL sites, but not all (Virgin Media O2, 2022; ISPreview, 2 September 2022).
  • Every broadband provider must belong to an independent dispute resolution scheme (Ofcom General Condition C4), but only some have signed up to Ofcom's automatic compensation scheme (Ofcom, updated 20 July 2026).

Who this is for: anyone who's moved into a new-build home, typed in their postcode, and seen BT, Sky and the other big names say "no service". We've told it through a young couple who've just moved onto a new estate near Milton Keynes and ring us convinced the search is broken. They're an example built from the calls we take, not real customers. But the postcode is real: we checked MK10 7PH, on the Brooklands estate, on 23 October 2026, and what we found is exactly what they'd see.

Why do BT and Sky say there's no service at our new home?

Direct answer: Because your housebuilder chose who wired the estate, and BT and Sky only sell where their partner networks have built. On roughly three in ten new-build homes, the latest figures suggest, that's a different network.

BT and Sky sell broadband over Openreach's network, and Sky's full fibre is also on CityFibre's network (Ofcom, 2024; Sky Group, 2025). When a builder plans an estate, it picks one company to lay the fibre. Openreach will install full fibre free on residential sites of more than 19 homes (Openreach), but plenty of builders choose an independent network instead.

Most new-build homes still end up on Openreach, but a sizeable minority don't. Between November 2022 and October 2023, a shade over 28% of new-build homes given full fibre were on other networks, mostly Hyperoptic and, to a lesser extent, OFNL (ISPreview, 2024).

At Brooklands, GTC installed the utilities, gigabit-capable full fibre included, and its sister company OFNL runs the fibre network (GTC; GTC, ISPs). So when our couple typed in their postcode on a big brand's website, the honest answer really was "no service". Just not the whole story.

Is the search broken?

Direct answer: No. It's telling you something useful: BT and Sky can't sell at your address, but you still have options, from 5G you can order today to full fibre on the estate's own network.

When we put an address in MK10 7PH into BroadbandSwitch.uk on 23 October 2026, it found nine deals you could order straight away: 4G and 5G home broadband from Three and Vodafone, and five Starlink satellite plans. No BT or Sky deals showed, and that's the clue. It means the estate isn't on the networks they use. So we checked OFNL's postcode checker for the same postcode, and it showed full fibre at up to 900Mb, with its own range of providers.

So if you only see 4G, 5G or satellite at your new address, don't settle for a slower option thinking it's all there is. The estate network's own providers don't appear in our results, so that's the one extra step, and this guide walks you through it. If you're still unsure, our guide to why you might not be able to get full fibre covers the other common reasons, or call us and we'll help you work it out.

Why did our builder choose a different network?

Direct answer: Builders choose who installs the utilities on their sites. Many use one company for every utility, and some network operators offer builders financial terms. It's a long-established practice, but it means the builder chose your network, not you.

For a busy housebuilder, one installer for everything is simpler. GTC, which installed the utilities at Brooklands, offers builders one partner and one contract for electricity, gas, water, wastewater, fibre and heat (GTC).

Money plays a part too. In electricity, independent network operators can pay an "asset adoption" value when they take on a new network, which Ofgem says gives the developer a discount on the cost of the project (Ofgem, 2024). Some fibre operators offer similar terms: Hyperoptic's page for developers, for example, says it "pays a rebate per plot" (Hyperoptic). We don't know what, if anything, was agreed at Brooklands, and we're not suggesting anything improper. It's simply worth knowing that the network on your estate was the builder's choice.

Openreach's own terms for builders have also changed a lot. When it started building full fibre free to new sites in March 2016, that was only for developments of more than 250 homes. It cut that to more than 30 homes in 2018, and to 20 or more plots from April 2020 (Computer Weekly, 2018; Computer Weekly, 2020).

Back in 2020, the government noted concerns that exclusive deals between builders and network operators could limit consumer choice, and said open access was mainly a matter for Ofcom (DCMS, 2020). The 2022 rules then required a gigabit-capable connection, but not a choice. So the most useful thing you can do is ask, before you buy, which network is going in and whether it's open to other providers.

How do we find out which network we're on?

Direct answer: Start with your postcode on BroadbandSwitch.uk. If you only see 4G, 5G or satellite, ask your developer which company built the fibre, then put your postcode into that network's own checker.

If BT, Sky or other fibre deals show for your address, you're on one of the big networks, so compare and order as normal. If not, your developer knows exactly who built the network, because they arranged it, and your home handover pack may say too. Once you know the name, the network's own website usually has a postcode checker that lists every provider selling at your address. Ofcom's broadband checker is also worth a look, because it shows which speeds are available where you live.

Open or closed: does it matter which kind of network we're on?

Direct answer: Yes. On an open network, several providers sell over the same fibre, so you can shop around and switch. On a closed network, one company owns the fibre and sells the service, so there's no one else to move to on that fibre.

OFNL, the network at Brooklands, is an open network (OFNL), so residents there can choose between providers. Closed networks are where the hardest stories come from. On one single-provider estate in Kent, residents told local reporters in January 2025 that they had no other provider to turn to, and Openreach said that where a developer chooses another network, it's "effectively locked out" (KentOnline, 2025). That network has since started opening up to OFNL's providers (ISPreview, 2026).

Most of the providers on new-build networks will be names you don't know, and that's normal. When you compare them, look past the headline price. Check the total contract cost, the upload speed, the contract length, and recent reviews. Our speed calculator helps you work out how fast you really need.

Doesn't the law say new homes get good broadband?

Direct answer: It does, in England, but it promises a gigabit-capable connection within a £2,000 per home cap, not a choice of network or provider.

The rules came in on 26 December 2022 (SI 2022/984). New homes must have gigabit-ready infrastructure built in, and a connection to a gigabit-capable network, as long as that costs no more than £2,000 per home, including VAT. If it costs more, the developer must provide the next best connection within the cap. At Brooklands, the network did its job: full fibre, up to 900Mb. What the law doesn't do is make BT or Sky available.

Our guide to new-build broadband rules goes through the detail, and our explainer on excess construction charges covers what happens when a connection costs more than usual.

Will BT, Sky or Virgin Media come to the estate later?

Direct answer: Sometimes, but don't count on it. Virgin Media lays its own fibre alongside the independent network on some sites, but Openreach has said it's effectively locked out where a builder chooses someone else.

New contracts signed with GTC from November 2021 include Virgin Media laying its own fibre in the same ducts, and in 2022 that was extended to some older OFNL sites, though not all (Virgin Media O2, 2022; ISPreview, 2022). On the Kent estate above, Openreach said going back in later would mean significant, disruptive civil engineering work that would be cost-prohibitive (KentOnline, 2025). Our guide to new builds with no Openreach line yet explains what to do if a network does arrive later. In the meantime, check your postcode on BroadbandSwitch.uk from time to time, and if you'd really like a particular provider, ask your developer whether another network is planned.

Are smaller providers safe to sign up with?

Direct answer: You have the same key rights with any UK provider: a free, independent route for complaints, switching with One Touch Switch, and clear rules if a provider closes. Automatic compensation only comes with providers that have signed up.

One Touch Switch works between providers on different networks (Ofcom), and Ofcom has clear guidance on what happens if your provider goes out of business. Our complaints guide explains how to escalate if anything goes wrong, and our automatic compensation guide has the current rates. If you're happy with a provider's reviews and terms, a smaller name can be a great choice.

Can we still have Sky TV?

Direct answer: Very likely, yes. Sky Stream works over broadband, seethelight sells broadband with Sky Stream TV offers on the estate's network, and some developments have a shared satellite system.

Sky Broadband and Sky TV are separate decisions, so not getting one doesn't rule out the other. Our guide on what happens to your TV package when you switch has more.

What can we use while we wait?

Direct answer: 5G home broadband is the quickest stopgap where the signal's good. It plugs in and works, and a short contract lets you move to full fibre later.

At MK10 7PH, BroadbandSwitch.uk showed 5G plans from Three and Vodafone, a 4G plan from Three, and Starlink satellite. For most homes, 5G is the better stopgap, but check the signal first with Ofcom's coverage checker, ideally indoors. Our guide to 4G and 5G stopgap broadband walks you through it, and our 4G and 5G deals page lists the plans.

Need internet while you sort the fibre?

5G home broadband plugs in and works in minutes where the signal's good. See the plans for your address.

  • ✓Check the signal first with Ofcom's coverage checker
  • ✓Look for a short or rolling contract
  • ✓Keep it as a backup later if you like
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How do we get connected, step by step?

Direct answer: Check your postcode on BroadbandSwitch.uk, ask the developer which network you're on, check that network's providers, and use 5G in the meantime if you need it.

What should I do now?

Today: check your address

Put your postcode into BroadbandSwitch.uk to see every deal we can check for your home. If it's only 4G, 5G or satellite, ask your developer which company built the fibre.

This week: choose a provider

Check the estate network's list, then compare its providers on price, upload speed and contract length. We're happy to talk it through on the phone.

Meanwhile: stay online

If you need internet before the line's live, a 5G home broadband plan is a quick stopgap where the signal's good.

Just moved in? Start with your postcode

Compare the deals for your exact address. On an independent network? Call us and we'll help you work out the next step.

  • ✓Every deal we list for your address, side by side
  • ✓Full contract cost, including set price rises
  • ✓Friendly help on the phone if you're stuck
Compare deals now → See 4G and 5G stopgap options

Prefer to talk it through? Call us on 0330 122 1223

In summary

  • On many new estates, BT and Sky say "no service" because the builder chose a different network, not because anything's broken.
  • About three in ten new-build homes given full fibre are on networks other than Openreach.
  • Builders often use one installer for every utility, and some network operators offer them financial terms, a long-established practice.
  • The law in England guarantees new homes a gigabit-capable connection within a £2,000 cap, not a choice of provider.
  • If BroadbandSwitch.uk shows only 4G, 5G or satellite, ask which network you're on, and whether it's open or closed.
  • 5G home broadband is a quick stopgap you can compare on BroadbandSwitch.uk, and Sky TV still works over broadband.

Alex's closing thought

When we ran this postcode, BT and Sky weren't there, and I can completely see why our couple thought the search was broken. It wasn't. It was telling them something useful: their builder chose a different network. And that network turned out to have full fibre at up to 900Mb in the ground. Our job is to help you see every option at your address, and to explain why things are the way they are, so you can choose with your eyes open. So start with your postcode on BroadbandSwitch.uk, ask your developer which network you're on, and if you'd like a hand putting it all together, ring us. That's what we're here for.

Keep going: the guides behind this article

Know someone who's just moved into a new build?

Send them this, or post it in the estate's residents' group. It could save a lot of head-scratching.

Cite this page

You're welcome to quote or link to this guide. Please credit BroadbandSwitch.uk and link back to this page.

Martin-Smith, A. J. (2026, October 24). New build and no BT or Sky? Your search isn't broken, here's why. BroadbandSwitch.uk. https://broadbandswitch.uk/insights/new-build-no-bt-or-sky-broadband-what-to-do/

In a sentence: BroadbandSwitch.uk's October 2026 guide explains that BT and Sky often show no service on new-build estates because housebuilders choose who wires the estate, that a shade over 28% of new-build homes given full fibre in 2022 to 2023 were on networks other than Openreach, that the law in England guarantees new homes a gigabit-capable connection within a £2,000 cap but not a choice of provider, and that at MK10 7PH on the Brooklands estate in Milton Keynes, BT and Sky weren't available while the estate's open-access OFNL network offered full fibre at up to 900Mb on 23 October 2026.

Frequently asked questions

Why can't I get BT or Sky broadband at my new build?

Usually because your housebuilder chose a network that BT and Sky don't sell on. BT and Sky sell broadband over Openreach's network, and Sky also over CityFibre's. If an independent network wired your estate, only that network's providers can sell to you.

Why does the comparison only show 4G, 5G or satellite at my new build?

Usually because BT, Sky and the other big landline brands can't sell at your address, so 4G, 5G and satellite are the deals you can order today. That's a useful sign your estate is on its own fibre network. Ask your developer which one, check its providers, and call us if you'd like a hand.

How do I find out which broadband network my new build is on?

Start with your postcode on BroadbandSwitch.uk. If you only see 4G, 5G or satellite, ask your developer or sales office, or check your home handover pack. Then put your postcode into that network's own checker, which lists the providers that can sell to your address.

Why did my housebuilder choose a different broadband network?

Builders choose who installs the utilities on their sites, and many use one company for electricity, gas, water and fibre. Some network operators also offer developers financial terms, such as a rebate per plot, and paying to adopt a new network is long established in gas and electricity. It means the builder chose your network, not you, so it's worth asking before you buy.

What is OFNL?

OFNL, short for Open Fibre Networks Limited, runs open access full fibre networks on new-build developments, which means several providers can sell over the same fibre. Its sister company GTC installs them. You can check which providers serve your address on OFNL's postcode checker.

Will BT, Sky or Virgin Media come to my estate later?

Sometimes, but don't count on it. Virgin Media lays its own fibre in the same ducts on some GTC and OFNL sites, but not all. Openreach has said that where a developer chooses another network, it's effectively locked out. Check your postcode on BroadbandSwitch.uk from time to time.

Does the law give me a choice of broadband provider?

No. Since 26 December 2022, building rules in England have required new homes to have gigabit-ready infrastructure and a gigabit-capable connection, as long as it costs no more than £2,000 per home, including VAT. The rules don't guarantee a choice of network or provider.

What's the difference between an open and a closed broadband network?

On an open network, several providers sell over the same fibre, so you can shop around and switch between them. On a closed network, one company owns the fibre and sells the service, so there's no other provider to move to on that fibre. Ask your developer which kind you're on.

What happens if my broadband provider goes out of business?

Ofcom says that if another company takes over, your contract should usually move across to it. If no one takes over, your provider should tell you the date your service will stop, and you shouldn't have to pay early termination charges to move. On an open network, you can pick another provider on the same fibre.

Can I get Sky TV without Sky Broadband?

Yes. Sky Stream works over broadband instead of a dish, and at launch it was reported to work with any broadband provider giving at least 10Mbps download. On OFNL's network, seethelight sells broadband with Sky Stream TV offers, and some developments have a shared satellite system.

Is 5G home broadband a good stopgap on a new estate?

Often, yes, where the signal's good. Check the signal at your address with Ofcom's coverage checker, and pick a short or rolling contract if you'll move to full fibre later. At MK10 7PH, Three and Vodafone 5G plans showed on BroadbandSwitch.uk at 50 to 150Mbps.

Are small broadband providers safe to sign up with?

Every UK broadband provider must belong to an independent dispute resolution scheme, and One Touch Switch works across networks, so you can move later. Automatic compensation only comes with providers that have signed up, so ask. Check recent reviews, the full contract cost, upload speed and contract length before you sign.

References

Written by Dr Alex J. Martin-Smith, Founder (LinkedIn). Reviewed by Adrian James, Broadband Editor at BroadbandSwitch.uk (LinkedIn). Published 24 October 2026. The young couple are an illustrative example built from the calls we take, not real customers. The postcode checks are real and were made on 23 October 2026. BroadbandSwitch.uk is an independent comparison site and is not a broadband provider. Deals and provider lists vary by address and change over time, and the rules quoted are those in force on the date shown. This is general information, not legal advice. Corrections are logged publicly.

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