--- title: "First Time Buyer Schemes UK 2026 — First Homes, Shared Ownership & More | First Rung Now" description: "First time buyer schemes UK 2026: First Homes, Shared Ownership, LISA, MGS, Help to Buy Wales, LIFT Scotland and NI Co-Ownership compared side by side." lang: en-GB json-ld: | [ { "@context": "https://schema.org", "@type": "Organization", "name": "First Rung Now", "url": "https://firstrungnow.com", "logo": { "@type": "ImageObject", "url": "https://firstrungnow.com/logo-512.png", "width": 512, "height": 512 }, "description": "Independent UK mortgage education and broker matching service.", "address": { "@type": "PostalAddress", "addressCountry": "GB" } }, { "@context": "https://schema.org", "@type": "WebSite", "name": "First Rung Now", "url": "https://firstrungnow.com" }, { "@context": "https://schema.org", "@type": "Article", "headline": "First-Time Buyer Schemes UK", "description": "First time buyer schemes UK 2026: First Homes, Shared Ownership, LISA, MGS, Help to Buy Wales, LIFT Scotland and NI Co-Ownership compared side by side.", "author": { "@type": "Organization", "name": "First Rung Now" }, "publisher": { "@type": "Organization", "name": "First Rung Now", "url": "https://firstrungnow.com" }, "mainEntityOfPage": "https://firstrungnow.com/first-time-buyer-schemes-uk", "datePublished": "2026-06-15", "dateModified": "2026-06-15", "inLanguage": "en-GB" }, { "@context": "https://schema.org", "@type": "BreadcrumbList", "itemListElement": [ { "@type": "ListItem", "position": 1, "name": "Home", "item": "https://firstrungnow.com/" }, { "@type": "ListItem", "position": 2, "name": "Mortgage Guides", "item": "https://firstrungnow.com/mortgage-guides" }, { "@type": "ListItem", "position": 3, "name": "First-Time Buyer Schemes UK", "item": "https://firstrungnow.com/first-time-buyer-schemes-uk" } ] }, { "@context": "https://schema.org", "@type": "FAQPage", "mainEntity": [ { "@type": "Question", "name": "What government first-time buyer schemes are still active in 2026?", "acceptedAnswer": { "@type": "Answer", "text": "In England: First Homes (30%–50% discount on selected new-builds), Shared Ownership, Lifetime ISA, and the permanent Mortgage Guarantee Scheme underpinning 95% LTV. In Wales: Help to Buy Wales equity loan continues. In Scotland: LIFT (Open Market and New Supply). In NI: Co-Ownership Housing. The Help to Buy Equity Loan in England ended in March 2023." } }, { "@type": "Question", "name": "Which FTB scheme gives the biggest financial boost?", "acceptedAnswer": { "@type": "Answer", "text": "For most people, First Homes wins on discount size (30%–50% off market value) but is limited to specific new-build developments and eligibility criteria. Shared Ownership offers the lowest entry cash requirement (£2k–£8k deposits). Lifetime ISA gives the highest guaranteed government bonus. The best scheme depends on your circumstances, not a single winner." } }, { "@type": "Question", "name": "Can I combine FTB schemes?", "acceptedAnswer": { "@type": "Answer", "text": "Yes, and it's often optimal. You can use LISA savings as your deposit on a Shared Ownership or First Homes property. You can use the Mortgage Guarantee Scheme (which just means a 95% LTV mortgage) on any FTB purchase including these schemes. What you cannot combine is First Homes with Shared Ownership on the same property." } }, { "@type": "Question", "name": "Do I have to be a keyworker for First Homes?", "acceptedAnswer": { "@type": "Answer", "text": "No — but local councils can set priority for keyworkers, armed forces personnel and people with a local connection. In practice about 40% of First Homes sales in 2026 go to keyworkers. Non-keyworkers can and do buy through the scheme; it just means longer waits in some high-demand areas." } }, { "@type": "Question", "name": "Which schemes work for people with bad credit?", "acceptedAnswer": { "@type": "Answer", "text": "None of the government schemes have credit criteria beyond what the mortgage lender applies. Shared Ownership has slightly wider lender availability at higher LTVs than open-market purchase. First Homes is more restrictive — most lenders on the panel are mainstream and demand clean credit. See our first-time buyer adverse credit guide for options." } }, { "@type": "Question", "name": "Is Help to Buy coming back?", "acceptedAnswer": { "@type": "Answer", "text": "No plans announced for England as of mid-2026. Help to Buy Wales is scheduled to continue to at least 2028. The Government has instead focused on the permanent Mortgage Guarantee Scheme and the expansion of First Homes." } } ] } ] --- [Skip to content](#main) [London 020 8088 2997 ](tel:02080882997)[National 0333 567 1185 ](tel:03335671185) [![First Rung Now](/assets/logo-mark-CNo3p3DP.png) First Rung Now UK Mortgage Guides ](/) - Mortgages - Remortgages - Buy To Let - Bad Credit - Calculators - Guides - [Find a Broker](/find-a-mortgage-broker) - [About](/about) [London 020 8088 2997 ](tel:02080882997)[National 0333 567 1185 ](tel:03335671185) [Speak to a Vetted Broker](/find-a-mortgage-broker) 1. [Home](/) 2. [Mortgage Guides](/mortgage-guides) 3. First-Time Buyer Schemes UK UK Mortgage Guide # 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 On this page 1. [Key takeaways](#key-takeaways) 2. [England: what's on offer](#england-whats-on-offer) 3. [First Homes scheme](#first-homes-scheme) 4. [Shared Ownership](#shared-ownership) 5. [Lifetime ISA](#lifetime-isa) 6. [Mortgage Guarantee Scheme (permanent)](#mortgage-guarantee-scheme-permanent) 7. [Speak with a vetted mortgage broker about picking the right first-time buyer scheme for your situation](#speak-with-a-vetted-mortgage-broker-about-picking-the-right-first-time-buyer-scheme-for-your-situation) 8. [Wales: Help to Buy Wales](#wales-help-to-buy-wales) 9. [Scotland: LIFT (Low-cost Initiative for First-Time Buyers)](#scotland-lift-low-cost-initiative-for-first-time-buyers) 10. [Open Market Shared Equity (OMSE)](#open-market-shared-equity-omse) 11. [New Supply Shared Equity (NSSE)](#new-supply-shared-equity-nsse) 12. [Northern Ireland: Co-Ownership Housing](#northern-ireland-co-ownership-housing) 13. [Which scheme works best for your situation?](#which-scheme-works-best-for-your-situation) 14. [Very low deposit (£2k–£8k)](#very-low-deposit-2k8k) 15. [Low-to-moderate deposit (£10k–£25k), buying new-build](#low-to-moderate-deposit-10k25k-buying-new-build) 16. [Standard 5%–10% deposit, existing property](#standard-510-deposit-existing-property) 17. [Keyworker or armed forces](#keyworker-or-armed-forces) 18. [Buying above £450,000 (London/SE)](#buying-above-450000-londonse) 19. [Combinations that work](#combinations-that-work) 20. [Schemes that no longer exist (but still get asked about)](#schemes-that-no-longer-exist-but-still-get-asked-about) 21. [Common pitfalls with FTB schemes](#common-pitfalls-with-ftb-schemes) 22. [Frequently asked questions](#frequently-asked-questions) 23. [What government first-time buyer schemes are still active in 2026?](#what-government-first-time-buyer-schemes-are-still-active-in-2026) 24. [Which FTB scheme gives the biggest financial boost?](#which-ftb-scheme-gives-the-biggest-financial-boost) 25. [Can I combine FTB schemes?](#can-i-combine-ftb-schemes) 26. [Do I have to be a keyworker for First Homes?](#do-i-have-to-be-a-keyworker-for-first-homes) 27. [Which schemes work for people with bad credit?](#which-schemes-work-for-people-with-bad-credit) 28. [Is Help to Buy coming back?](#is-help-to-buy-coming-back) 29. [Related guides](#related-guides) 30. [First-Time Buyer Guide UK](#first-time-buyer-guide-uk) 31. [First Homes Scheme](#first-homes-scheme-2) 32. [Shared Ownership for FTBs](#shared-ownership-for-ftbs) 33. [Lifetime ISA for FTBs](#lifetime-isa-for-ftbs) 34. [First-Time Buyer Deposit](#first-time-buyer-deposit) ### First-time buyers — related reads MIPs, deposits, schemes and the UK buying process. - [Does an MIP include your deposit? Why your MIP is the loan only, and how to work out your real purchase budget. ](/mortgage-in-principle-deposit) - [House buying timeline What actually happens — and how long it takes — between offer accepted and keys. ](/house-buying-timeline) - [£300k home loan Salary, deposit, monthly cost and stamp duty for a £300,000 mortgage. ](/300k-home-loan) - [Help to Buy calculator Equity loan repayment maths and the schemes that replaced Help to Buy in England. ](/help-to-buy-calculator-mortgage) - [No deposit mortgage Every active UK 100% LTV product and the trade-offs that decide fit. ](/no-deposit-mortgage) Explore the hubs [Mortgages explained](/mortgages)[Remortgages](/remortgages)[Buy-to-let mortgages](/buy-to-let)[Bad credit mortgages](/bad-credit-mortgages)[Mortgage calculators](/mortgage-calculators)[All mortgage guides](/mortgage-guides)[Find a mortgage broker](/find-a-mortgage-broker) ## Key takeaways - England: First Homes (30%–50% discount), Shared Ownership, LISA, permanent MGS. - Wales: Help to Buy Wales equity loan still active on new-builds. - Scotland: LIFT Open Market and New Supply routes via participating councils. - Northern Ireland: Co-Ownership Housing — buy 50%–90% share. - Combining LISA + First Homes / Shared Ownership is often the optimal strategy. ## England: what's on offer Want a vetted broker to help with England: what's on offer? Free FCA-regulated introduction. We carefully check the broker matches your scenario — no pressure, no upfront fees. [Match me with a broker](/find-a-mortgage-broker) ### 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](/first-homes-scheme). ### 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](/shared-ownership-first-time-buyer). ### 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](/lifetime-isa-first-time-buyer). ### 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. Vetted UK Broker Match ### Speak with a vetted mortgage broker about picking the right first-time buyer scheme for your situation Free, no-obligation introduction to an FCA-regulated adviser with experience in your specific scenario. We've done the due diligence so you don't have to. - FCA-regulated only - Typical reply in 1 working day - No upfront fees [Match me with a broker](/find-a-mortgage-broker) ## Wales: Help to Buy Wales Related · keep reading - [Bad credit mortgage checker Place your situation on the lender severity scale and see what a specialist will accept. ](/bad-credit-mortgage-checker) - [Bad credit second mortgage Secured second charges as an alternative to remortgaging when credit has slipped. ](/bad-credit-second-mortgage) Browse the full hub: [All mortgage guides](/mortgage-guides) Want a vetted broker to help with Wales: Help to Buy Wales? Free FCA-regulated introduction. We carefully check the broker matches your scenario — no pressure, no upfront fees. [Match me with a broker](/find-a-mortgage-broker) 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](/mortgage-broker-cardiff). ## Scotland: LIFT (Low-cost Initiative for First-Time Buyers) Want a vetted broker to help with Scotland: LIFT (Low-cost Initiative for First-Time Buyers)? Free FCA-regulated introduction. We carefully check the broker matches your scenario — no pressure, no upfront fees. [Match me with a broker](/find-a-mortgage-broker) 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](/mortgage-broker-glasgow) and [Edinburgh](/mortgage-broker-edinburgh) guides. ## Northern Ireland: Co-Ownership Housing Related · keep reading - [Bad credit with a large deposit How a 25%+ deposit unlocks rates adverse-credit borrowers thought were closed. ](/mortgage-with-bad-credit-but-large-deposit) - [Contractor mortgages with bad credit Day-rate and limited-company contractors: which specialist lenders will look at you. ](/mortgages-for-contractors-with-bad-credit) Browse the full hub: [All mortgage guides](/mortgage-guides) Want a vetted broker to help with Northern Ireland: Co-Ownership Housing? Free FCA-regulated introduction. We carefully check the broker matches your scenario — no pressure, no upfront fees. [Match me with a broker](/find-a-mortgage-broker) 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](/mortgage-broker-belfast). ## Which scheme works best for your situation? Want a vetted broker to help with Which scheme works best for your situation?? Free FCA-regulated introduction. We carefully check the broker matches your scenario — no pressure, no upfront fees. [Match me with a broker](/find-a-mortgage-broker) ### 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](/family-springboard-mortgage), [JBSP](/joint-borrower-sole-proprietor-mortgage), or gifted deposit. ## Combinations that work Related · keep reading - [Poor credit mortgage lenders The specialist UK lenders most willing to price recent adverse credit. ](/poor-credit-mortgage-lenders) - [MIP with bad credit Getting a credible MIP when your file shows defaults, CCJs or missed payments. ](/mortgage-in-principle-bad-credit) Browse the full hub: [All mortgage guides](/mortgage-guides) Want a vetted broker to help with Combinations that work? Free FCA-regulated introduction. We carefully check the broker matches your scenario — no pressure, no upfront fees. [Match me with a broker](/find-a-mortgage-broker) - 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) Want a vetted broker to help with Schemes that no longer exist (but still get asked about)? Free FCA-regulated introduction. We carefully check the broker matches your scenario — no pressure, no upfront fees. [Match me with a broker](/find-a-mortgage-broker) - **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 Related · keep reading - [First-time buyer with adverse credit How first-time buyers with credit issues get onto the ladder in 2026. ](/first-time-buyer-adverse-credit-mortgages) - [Bad credit bridging loan Short-term asset-backed lending when adverse credit closes high-street doors. ](/bad-credit-bridging-loan) Browse the full hub: [All mortgage guides](/mortgage-guides) Want a vetted broker to help with Common pitfalls with FTB schemes? Free FCA-regulated introduction. We carefully check the broker matches your scenario — no pressure, no upfront fees. [Match me with a broker](/find-a-mortgage-broker) 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 ### What government first-time buyer schemes are still active in 2026? ### Which FTB scheme gives the biggest financial boost? ### Can I combine FTB schemes? ### Do I have to be a keyworker for First Homes? ### Which schemes work for people with bad credit? ### Is Help to Buy coming back? ## Related guides [ ### First-Time Buyer Guide UK The full FTB journey end-to-end. Read guide ](/first-time-buyer-guide-uk)[ ### First Homes Scheme 30%–50% new-build discount explained. Read guide ](/first-homes-scheme)[ ### Shared Ownership for FTBs Buy from just £2k deposit. Read guide ](/shared-ownership-first-time-buyer)[ ### Lifetime ISA for FTBs Free 25% government bonus. Read guide ](/lifetime-isa-first-time-buyer)[ ### First-Time Buyer Deposit How much to save for each LTV band. Read guide ](/first-time-buyer-deposit) First-Time Buyer Match ### Get matched with a first-time buyer mortgage specialist Free, no-obligation introduction to an FCA-regulated broker who works with first-time buyers every day — whatever your stage, deposit or credit profile. - FCA-regulated brokers only - Typical reply in 1 working day - No upfront fees — your data goes to one broker only Full name Email Phone Postcode Where are you in your journey? Select your stage… Just researching Saving my deposit Ready to get a mortgage in principle Have an MIP, viewing properties Had an offer accepted Anything else? 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