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    First-Time Buyer Schemes UK 2026: Every Active Government Route Compared

    Government support for UK first-time buyers is fragmented, region-specific and changes more often than most buyers can keep up with. Half the schemes people ask about were closed years ago; new ones launch with little fanfare. This guide covers every currently-active FTB support route in England, Scotland, Wales and Northern Ireland — with eligibility, financial impact and which combinations work together.

    First Rung Now Editorial Updated 15 June 2026 7 min read

    England: what's on offer

    First Homes scheme

    A discount of 30%–50% off the market value of selected new-build properties, sold to first-time buyers with priority for keyworkers, armed forces personnel and people with a local connection. The discount is a covenant that runs with the property — you must sell to another eligible FTB at the same percentage discount in future.

    • Household income cap: £80,000 (£90,000 in Greater London).
    • Maximum discounted price: £250,000 (£420,000 Greater London).
    • Minimum deposit: 5% of the discounted price.
    • Mortgage must cover at least 50% of the discounted price (i.e. you can't buy it cash).

    See our dedicated First Homes guide.

    Shared Ownership

    Buy a share (typically 25%–75%) of a housing association property; pay subsidised rent on the remainder. Deposit is calculated on your share, not the full property value — often only £2,000–£8,000 in cash.

    • Household income cap: £80,000 (£90,000 in London).
    • Minimum share: 10% under the new-model Shared Ownership (2021+); most schemes start at 25%.
    • You can staircase up over time — buying more shares until 100% ownership.
    • Rent on the unowned share: typically 2.75%–3% of the value of that share, per year.

    See our Shared Ownership for FTBs guide.

    Lifetime ISA

    25% government bonus (up to £1,000/year) on contributions to a LISA, usable for a first home up to £450,000. See our LISA guide.

    Mortgage Guarantee Scheme (permanent)

    Not a scheme you apply for — it's a government backstop that guarantees a portion of the lender's risk on 91%–95% LTV mortgages, keeping high-LTV products available on the market. You just apply for a 95% LTV mortgage in the normal way. It benefits every FTB using a 5% deposit.

    Wales: Help to Buy Wales

    Wales continues to run its own Help to Buy equity loan, scheduled to at least 2028:

    • Government lends up to 20% of the value of a new-build home.
    • Buyer needs 5% deposit and a 75% LTV mortgage.
    • Interest-free for the first 5 years.
    • Maximum property price: £300,000.
    • Repay when you sell or after the loan term ends (25 years).

    Combined with LISA savings and a modest deposit, HTB Wales remains one of the most generous FTB schemes anywhere in the UK. See our Cardiff mortgage broker guide.

    Scotland: LIFT (Low-cost Initiative for First-Time Buyers)

    Scotland's LIFT scheme has two arms:

    Open Market Shared Equity (OMSE)

    Government (via participating councils) takes an equity stake of 10%–40% in your chosen home on the open market. You buy 60%–90%; no rent charged on the government share. Priority to over-60s, disabled buyers, veterans, and social renters.

    New Supply Shared Equity (NSSE)

    Similar to OMSE but limited to new-build homes from participating housing associations.

    Property price caps vary by council area. See our Glasgow and Edinburgh guides.

    Northern Ireland: Co-Ownership Housing

    Co-Ownership Housing NI lets you buy a 50%–90% share of a home valued up to £190,000; NIHE-linked lenders provide the mortgage on your share; you pay rent on the remaining share to Co-Ownership. Staircase to 100% when finances allow. See our Belfast guide.

    Which scheme works best for your situation?

    Very low deposit (£2k–£8k)

    Shared Ownership is your best route — deposits are calculated on your share (typically £2k–£8k). LISA bonus on top boosts your entry position.

    Low-to-moderate deposit (£10k–£25k), buying new-build

    First Homes if you can find eligible developments locally. Alternatively, HTB Wales if in Wales, or LIFT if in Scotland. LISA layered on top.

    Standard 5%–10% deposit, existing property

    Mortgage Guarantee Scheme underpins your 95% LTV product. LISA bonus supplements. No specific scheme needed beyond that.

    Keyworker or armed forces

    First Homes gives you scheme priority. Additionally, the Armed Forces Home Ownership Scheme offers Forces Help to Buy — a repayable interest-free loan of up to £25,000 or 50% of salary (whichever is lower). Not a stamp duty scheme; it's an employer-side deposit loan.

    Buying above £450,000 (London/SE)

    You lose LISA eligibility above £450k. First Homes still works to £420k in London. Otherwise use a family-assisted route: Family Springboard, JBSP, or gifted deposit.

    Combinations that work

    • LISA + Shared Ownership: yes.
    • LISA + First Homes: yes.
    • LISA + HTB Wales: yes.
    • First Homes + Shared Ownership: no (they're mutually exclusive per property).
    • Mortgage Guarantee Scheme + any scheme: yes (MGS is invisible from the buyer's perspective).
    • Forces Help to Buy + First Homes: yes.

    Schemes that no longer exist (but still get asked about)

    • Help to Buy Equity Loan (England): Ended March 2023.
    • Help to Buy ISA: Closed to new accounts November 2019. Existing accounts still valid until 2029.
    • Right to Buy discount (increased): Discount caps have been reduced significantly since 2024.
    • Starter Homes scheme: Never launched properly; replaced by First Homes.

    Common pitfalls with FTB schemes

    1. Assuming your local council operates every English scheme — First Homes availability is very uneven.
    2. Not checking scheme rules against your future plans — First Homes discounts stay with the property when you sell.
    3. Assuming Shared Ownership is "cheap" — service charges and unowned-share rent can push monthly costs above outright ownership.
    4. Missing the LISA £450k cap by targeting properties just over it.
    5. Buying under a scheme without checking your future mortgage upgrade options — some schemes restrict remortgaging or staircasing.

    Frequently asked questions