Why Checking Eligibility Matters
The UK government offers a range of housing schemes designed to help buyers get onto the property ladder or move into a new build home. However, with over 20 different national and local programmes available across England, Scotland, Wales, and Northern Ireland, it can be difficult to know which ones apply to your personal circumstances. Failing to check could mean missing out on thousands of pounds in support — or wasting time applying for schemes you don’t qualify for.
Since the closure of Help to Buy in March 2023, newer initiatives including expanded shared ownership, the Mortgage Guarantee Scheme, and local authority programmes have filled the gap. Understanding the current landscape is essential for new build buyers in 2026.
National vs Local Schemes: Understanding the Landscape
Government housing support operates at two distinct levels: national schemes set by central government and local schemes administered by councils, combined authorities, and housing associations.
National Schemes
National schemes are available across England (and sometimes the wider UK) with standardised eligibility criteria. The key national schemes currently operating in 2026 include:
- Shared Ownership: Buy a share (25%–75%) of a new build and pay subsidised rent on the rest. See our shared ownership guide.
- First Homes: New build homes sold at a discount of 30%–50% off market value, with the discount locked in for future sales.
- Mortgage Guarantee Scheme: Government backs 95% LTV mortgages, making it easier for buyers with just a 5% deposit.
- Lifetime ISA: Save up to £4,000 per year with a 25% government bonus towards your first home, provided the property costs £450,000 or less.
- Forces Help to Buy: An interest-free loan of up to 50% of salary (capped at £25,000) for serving military personnel.
Local and Regional Schemes
Local schemes vary enormously by area, funded through Section 106 developer contributions, the Affordable Homes Programme, or local authority budgets:
- Local authority discount sale schemes: Councils negotiate below-market-rate homes on new developments.
- Community-led housing: Community Land Trusts providing affordable new builds tied to local incomes.
- Combined authority programmes: Greater Manchester, West Midlands, and others operate their own housing funds.
- Scottish Government: First Home Fund and LIFT scheme.
- Welsh Government: Help to Buy – Wales (equity loan up to 20%) and Rent to Own – Wales.
- Northern Ireland Co-Ownership: Shared equity scheme allowing purchase of 50%–90%.
Income Thresholds and Property Price Caps
Most government housing schemes impose limits on both your household income and the property price you can purchase. These thresholds target support at those who need it most.
| Scheme | Max Household Income | Notes |
|---|---|---|
| Shared Ownership | £80,000 (£90,000 London) | Combined income of all applicants |
| First Homes | £80,000 (£90,000 London) | Local authorities can set lower caps |
| Mortgage Guarantee | No income cap | Subject to lender affordability |
| Lifetime ISA | No income cap | Property price cap £450,000 |
| Help to Buy – Wales | No income cap | Property price cap £300,000 |
| NI Co-Ownership | £36,000 / £58,000 (joint) | Property cap £175,000 |
Property Price Caps by Region
For First Homes, the price after discount must not exceed £250,000 (£420,000 in London). For shared ownership, there is no national price cap, but the share you purchase plus rent must be affordable based on your income.
First Homes prices shown after the minimum 30% discount. Local authorities can set lower caps. London has a separate higher cap.
Some local authorities set lower price caps than the national maximums. Always check with your local authority’s planning or housing team for area-specific caps.
First-Time Buyer Requirements
Many government schemes prioritise or exclusively serve first-time buyers. The legal definition: a first-time buyer is someone who has never owned a freehold or leasehold interest in a residential property, either in the UK or abroad.
- You have never owned property anywhere
- You previously inherited a share but never lived in or profited from it (seek advice)
- Divorce settlements where you owned jointly
- Buying with a partner who has owned before
- Previous ownership outside the UK
- You own or have owned any residential property
- You own a buy-to-let or inherited property
Schemes Requiring FTB Status
- First Homes: First-time buyers get priority, though key workers and local residents can also qualify.
- Lifetime ISA: Must be your first home. If you have previously owned property, the bonus cannot be used.
- Stamp Duty Relief: FTBs pay zero stamp duty on the first £425,000 of a property costing up to £625,000.
Schemes Open to Non-First-Time Buyers
- Shared Ownership: Open to FTBs, previous homeowners who can no longer afford to buy, and existing shared owners looking to move.
- Mortgage Guarantee Scheme: Open to all buyers purchasing up to £600,000.
- Help to Buy – Wales: Available to both FTBs and home movers on new builds up to £300,000.
Military and Key Worker Status
Several government schemes give priority or exclusive access to members of the armed forces, NHS workers, teachers, police officers, firefighters, and other key workers.
Armed Forces Personnel
- Forces Help to Buy: Interest-free loan of up to 50% of salary (max £25,000) for serving regular personnel, repaid over 10 years. Available until at least December 2026.
- First Homes military priority: Armed forces personnel and veterans (within 5 years of discharge) receive priority.
Key Worker Definitions
The definition of “key worker” varies by scheme and local authority. Commonly included categories:
- NHS and health service staff: Nurses, paramedics, midwives, health visitors, and clinical staff.
- Teachers and education staff: Qualified teachers and teaching assistants in state-funded schools.
- Police and fire service: Officers and firefighters up to a specified rank.
- Social workers: Qualified social workers employed by local authorities.
- Armed forces: Serving regular and reserve personnel, plus veterans within qualifying periods.
For First Homes, local authorities can set their own key worker priority criteria. Some councils have expanded the definition to include care workers and workers in strategically important local industries.
Local Connection Tests
Many schemes include a local connection test, particularly for Section 106 affordable housing (including First Homes). Local connection criteria typically include:
For First Homes, the local connection test applies for the first 3 months of marketing. If no qualifying local buyers come forward, the property is offered to buyers from anywhere in England.
Step-by-Step Eligibility Check Process
Follow these steps to build a complete picture of your options:
Online Eligibility Checkers and Resources
Several official and trusted online tools can help you assess your eligibility:
For devolved nations, check mygov.scot (Scotland), gov.wales (Wales), and co-ownership.org (Northern Ireland) for region-specific affordable homeownership schemes.
Major housebuilders list available government schemes on each development page. When browsing new build homes, check which schemes the developer supports on specific sites.
Combining Multiple Schemes
One of the most powerful strategies is combining two or more schemes to maximise support. Not all combinations work, so check carefully.
Example: Maximising Support as a First-Time Buyer
Consider a first-time buyer earning £35,000 with £15,000 in savings, purchasing a £250,000 shared ownership new build at a 40% share (£100,000):
Common Mistakes When Checking Eligibility
Buyers frequently make errors that disqualify them unnecessarily or cause delays:
- Assuming you don’t qualify: Income limits are higher than many expect (£80,000–£90,000 for shared ownership), and shared ownership is open to non-first-time buyers.
- Forgetting the LISA early: The LISA requires a 12-month holding period. Open one as early as possible, even with £1.
- Not checking local schemes: National checkers miss local programmes. Always contact the council directly.
- Overlooking employer schemes: Many employers offer combinable support. See our employer-assisted housing guide.
Taking the Next Step
Checking which government schemes apply to your new build purchase requires systematic research across national, regional, and local programmes. The effort is worthwhile: eligible buyers can access discounts, equity loans, deposit bonuses, and subsidised mortgages that collectively save tens of thousands of pounds.
Start with the Own Your Home portal and your regional Help to Buy agent. Contact the local authority and housing associations in your target area. Finally, speak to a mortgage broker who specialises in government schemes to confirm eligibility and understand how to combine support for maximum benefit.
For further reading, explore our guides on shared ownership, first-time buyer strategies, employer-assisted housing, how planning policy shapes affordable housing, and applying to housing associations. Browse available new build homes across the UK.