Last reviewed: May 2026 · 8 min read
The short answer — what this means for first-time buyers
There is no central government portal to apply through.
You apply for the First Homes Scheme directly through the developer selling the property.
The developer checks your eligibility and submits your application to the local council for approval. Once the council confirms your discount, you apply for your mortgage and proceed to purchase.
| Step | What happens | Who does it |
|---|---|---|
| 1 | Check you meet eligibility criteria | You |
| 2 | Find a First Homes property | You |
| 3 | Get a mortgage Agreement in Principle | You and your broker |
| 4 | Reserve the property and pay reservation fee | You and the developer |
| 5 | Developer applies to council for discount approval | Developer |
| 6 | Council confirms eligibility and approves discount | Local council |
| 7 | Submit full mortgage application | You and your broker |
| 8 | Instruct a conveyancing solicitor | You |
| 9 | Exchange contracts | Solicitors |
| 10 | Complete — collect keys | You |
→ Before you start: Read our complete eligibility guide to confirm you qualify. https://firsthomesscheme.com/first-homes-scheme-eligibility/
→ Core guide: First Homes Scheme UK — complete 2026 guide — everything about the scheme. https://firsthomesscheme.com/
Source: GOV.UK — First Homes Scheme: how to apply https://www.gov.uk/first-homes-scheme/how-to-apply
Source: UK Moneyman — First Homes Scheme https://ukmoneyman.com/first-homes-scheme/
Table of Contents
Step 1 — Confirm you meet the eligibility criteria
Before spending any time searching for properties, confirm you qualify. The eligibility rules are strict and non-negotiable.
You must be a first-time buyer who has never owned a residential property in the UK or abroad.
Your household income must be below £80,000 per year — or £90,000 in Greater London — based on the previous tax year.
You must purchase with a mortgage covering at least 50% of the discounted purchase price.
If you are buying jointly, both buyers must meet every eligibility criterion individually.
One partner having previously owned a property — anywhere in the world, at any point — disqualifies the entire application.
| Eligibility check | Required |
|---|---|
| Never owned property in UK or abroad | Yes — strictly |
| Household income under £80,000 (£90,000 London) | Yes — previous tax year |
| Buying with a mortgage — minimum 50% of discounted price | Yes |
| New-build property only | Yes |
| Discounted price under £250,000 (£420,000 London) | Yes |
| Both joint buyers must qualify | Yes — if buying jointly |
Source: GOV.UK — First Homes Scheme https://www.gov.uk/first-homes-scheme
Step 2 — Find a First Homes Scheme property
There is no official central portal to register with for the First Homes Scheme.
Finding available properties requires searching through multiple channels. GOV.UK
The most reliable sources for finding First Homes properties are:
- Developer websites — search Barratt Homes, Taylor Wimpey, Persimmon, Bellway, and Countryside Partnerships directly using their new build search tools filtering for First Homes
- Share to Buy — sharetobuy.com has a dedicated First Homes search filter
- Rightmove and Zoopla — filter new builds by affordable housing type
- Your local council housing portal — councils are required to publicise First Homes developments in their area
- Homes England — homes.communities.gov.uk for developments in your region
First Homes availability is very limited. There is no centrally held database of all properties available under the First Homes Scheme.
This means you need to check multiple sources regularly — new properties are released in phases by developers and can sell quickly. Share to Buy
When you find a development advertising First Homes properties, contact the developer’s sales team directly to confirm the First Homes planning condition is in place and to ask when the next phase of First Homes properties will be released.
Source: HomeOwners Alliance — First Time Buyer Schemes 2026 https://hoa.org.uk/advice/guides-for-homeowners/i-am-buying/government-schemes-help-buy-home/
Source: Zoopla — First Homes Scheme guide https://www.zoopla.co.uk/discover/buying/first-time-buyers-to-get-30-percent-discount-on-first-homes-government-scheme/
Step 3 — Get a mortgage Agreement in Principle before reserving
Before paying any reservation fee to a developer, get a mortgage Agreement in Principle — also called an AIP or Decision in Principle — from a lender.
An AIP is a conditional confirmation from a lender stating how much they will lend you, subject to full application.
It takes 15 to 30 minutes online with most lenders and involves a soft credit check that does not affect your credit score.
Getting an AIP before reserving serves three purposes.
It confirms you can borrow enough to purchase the specific property. It signals to the developer you are a serious buyer.
And it identifies any potential mortgage issues — such as credit history problems — before you commit a reservation fee.
Important: Not every lender will lend against First Homes Scheme properties.
Always confirm with a whole-of-market mortgage broker that your chosen lender accepts First Homes properties specifically before paying a reservation fee.
Several national and regional lenders, including Halifax and Nationwide, have agreed to provide mortgages on properties purchased under the scheme. GOV.UK
Source: GOV.UK — First Homes Scheme: how to apply https://www.gov.uk/first-homes-scheme/how-to-apply
Source: Zoopla — First Homes Scheme guide https://www.zoopla.co.uk/discover/buying/first-time-buyers-to-get-30-percent-discount-on-first-homes-government-scheme/
Step 4 — Reserve the property and pay the reservation fee
When you have found a suitable First Homes property and confirmed your AIP, you reserve the property with the developer.
Reserving takes it off the market while you complete the application and mortgage process.
The developer will ask for a reservation fee — typically between £500 and £2,000 depending on the developer.
This fee will be deducted from the remainder of the cost of the purchase when you complete.
The fee should be refundable if your application for First Homes is unsuccessful — but you might not get it back if you back out yourself. Homeworldmanagement
Always read the reservation agreement carefully before signing. Ask specifically:
- Is the fee refundable if the council declines the First Homes application?
- Is there a long-stop date — a deadline after which the developer can cancel?
- What happens if the build is delayed beyond the agreed completion date?
Have a conveyancing solicitor review the reservation agreement if anything is unclear before signing.
Source: MoneySavingExpert — First Homes Scheme guide https://www.moneysavingexpert.com/mortgages/first-home-scheme-guide/
Step 5 — Developer submits your application to the local council
After reservation, the developer handles the formal First Homes application on your behalf.
The developer or estate agent submits your application to the local council for approval. The council checks that you meet the scheme’s criteria and confirms eligibility. GOV.UK
You will need to provide the developer with documentation to support the eligibility check.
This typically includes:
- Proof of identity — passport or driving licence
- Proof of address — utility bill or bank statement dated within three months
- Proof of income — last two to three payslips or two years of self-employed accounts
- Bank statements — typically last three months
- Confirmation of first-time buyer status — signed declaration
The council will check your income against the local cap, confirm your first-time buyer status, and verify any key worker or local connection priority criteria. This stage typically takes two to four weeks.
Source: UK Moneyman — First Homes Scheme https://ukmoneyman.com/first-homes-scheme/
Source: GOV.UK — First Homes Scheme: how to apply https://www.gov.uk/first-homes-scheme/how-to-apply
Step 6 — Council confirms eligibility and approves the discount
Once the council confirms you meet the eligibility criteria, they issue formal approval for the First Homes discount to be applied to your purchase.
The discount — whether 30%, 40%, or 50% — is written into the title deed of the property as a legal covenant at this stage.
This covenant stays with the property permanently, meaning every future buyer must also purchase at the same percentage discount.
At this point the developer will confirm your purchase price — the full market value minus the approved discount percentage.
Source: DLUHC — First Homes Local Authority Guidance Version 2, February 2024 https://assets.publishing.service.gov.uk/media/65cdda7a1d939500129466c9/First_Homes_Local_Authority_Guidance_V.2_-_February_2024.pdf
Step 7 — Submit your full mortgage application
With council approval confirmed and your discounted purchase price agreed, you apply for your full mortgage.
The full mortgage application requires more documentation than the AIP.
Your lender will conduct a full credit check, assess your income and outgoings in detail, and carry out a valuation of the property.
The mortgage valuation is calculated on the discounted purchase price — not the full market value.
Most lenders require a minimum 5% deposit based on the discounted price.
Important: If you are using a Lifetime ISA towards your deposit, ensure your conveyancing solicitor is aware from the start. The LISA funds are not released until the purchase is close to completion — your solicitor must factor this into the payment timeline.
Source: GOV.UK — First Homes Scheme https://www.gov.uk/first-homes-scheme
Source: MoneyHelper — Government schemes for first-time home buyers https://www.moneyhelper.org.uk/en/homes/buying-a-home/government-schemes-for-first-time-home-buyers-and-existing-homeowners
Step 8 — Instruct a conveyancing solicitor
Appoint a conveyancing solicitor or licensed conveyancer as soon as your offer is accepted — ideally before reserving the property.
Your solicitor handles all legal work — property searches, reviewing the First Homes covenant, checking the title deeds, exchanging contracts, and registering your ownership at HM Land Registry after completion.
Critical for First Homes purchases: Your solicitor must have experience with First Homes Scheme properties specifically. The legal covenant attached to a First Homes property is more complex than a standard residential purchase.
Not all conveyancers are familiar with First Homes documentation — ask specifically about their experience before instructing.
Ask your solicitor to check:
- The First Homes covenant is correctly drafted and registered
- The discount percentage matches what the council approved
- The title deed restriction is properly worded
- There are no additional restrictive covenants on the property that could cause issues
Source: GOV.UK — First Homes Scheme: how to apply https://www.gov.uk/first-homes-scheme/how-to-apply
Steps 9 and 10 — Exchange and completion
Exchange of contracts is the point at which the purchase becomes legally binding.
Both your solicitor and the developer’s solicitor sign and exchange identical contracts.
You pay a deposit — typically 10% of the discounted purchase price — on exchange. Neither party can withdraw without financial penalty after this point.
Completion is the day the remaining funds are transferred and you collect your keys. Your conveyancing solicitor transfers the mortgage funds to the developer and you become the legal owner of the property.
Within 14 days of completion, your solicitor must submit the Stamp Duty Land Tax return to HMRC and pay any SDLT owed.
For most First Homes purchases, the discounted price falls below the £300,000 nil-rate threshold — meaning many buyers pay zero Stamp Duty at completion.
After completion, your solicitor registers your ownership at HM Land Registry — including the First Homes discount covenant. This typically takes between two and six weeks after completion.
Source: GOV.UK — First Homes Scheme: how to apply https://www.gov.uk/first-homes-scheme/how-to-apply
Source: GOV.UK — SDLT residential property rates https://www.gov.uk/stamp-duty-land-tax/residential-property-rates
How applying differs by region — Birmingham, Manchester, and London
The application process is the same across England. What differs by region is the local criteria set by each council — particularly around income caps, key worker priority definitions, and local connection requirements.
Applying in Birmingham
Birmingham City Council applies local First Homes criteria to developments within its boundary.
Key workers including NHS staff at University Hospitals Birmingham and Birmingham Women’s and Children’s Hospital, teachers in Birmingham schools, and West Midlands Police officers typically receive priority.
The national income cap of £80,000 applies in Birmingham. Some developments in higher-cost Birmingham suburbs may have the local council apply a lower cap.
→ For full details on available properties and local criteria in Birmingham, read our dedicated guide: First Homes Scheme Birmingham — 2026 guide https://firsthomesscheme.com/first-homes-scheme-birmingham/
Applying in Manchester
Manchester City Council and the Greater Manchester Combined Authority have been active in supporting First Homes developments across the city region.
The Manchester Victoria North new town announcement in March 2026 will significantly expand First Homes availability in Greater Manchester when properties are released.
The national income cap of £80,000 applies across Greater Manchester.
The new Metrolink connection planned for Manchester Victoria North means buyers in that development will have strong transport access across the city region.
→ For full details on available properties and local criteria in Manchester, read our dedicated guide: First Homes Scheme Manchester — 2026 guide https://firsthomesscheme.com/first-homes-scheme-manchester/
Applying in London
London buyers benefit from a higher income cap of £90,000 and a higher price cap of £420,000 after discount.
The Mayor of London’s office works with housing associations and developers to prioritise key workers — particularly NHS staff, teachers, Metropolitan Police officers, and Transport for London employees.
Two of the seven proposed new towns — Crews Hill in Enfield and Thamesmead in Greenwich — are in London, which will increase First Homes supply significantly when properties become available.
→ For full details on available properties and local criteria in London, read our dedicated guide: First Homes Scheme London — 2026 guide (coming soon)
Source: GOV.UK — First Homes Scheme local criteria https://www.gov.uk/first-homes-scheme
Source: GOV.UK — Seven new towns proposed, March 2026 https://www.gov.uk/government/news/seven-new-towns-proposed-to-kickstart-housebuilding-push
Typical timeline — from searching to completion
| Stage | Typical timeframe |
|---|---|
| Finding a suitable property | 1–6 months |
| Getting an Agreement in Principle | 1–3 days |
| Paying reservation fee | Same day as reserving |
| Developer submits to council | Within 1 week of reservation |
| Council confirms eligibility | 2–4 weeks |
| Full mortgage application | 2–4 weeks after council approval |
| Mortgage offer received | 4–8 weeks after application |
| Conveyancing and searches | 8–16 weeks |
| Exchange of contracts | Agreed between parties |
| Completion | Typically 1–4 weeks after exchange |
| Total from reservation to keys | 4–6 months typically |
Source: GOV.UK — First Homes Scheme: how to apply https://www.gov.uk/first-homes-scheme/how-to-apply
Key costs to budget for before you apply
One of the most common reasons First Homes applications stall is buyers not budgeting for the full upfront costs beyond the deposit. Plan for all of these before you start.
| Cost | Typical amount | When paid |
|---|---|---|
| Reservation fee | £500 – £2,000 | On reservation |
| Mortgage Agreement in Principle | Free | Before reservation |
| Full mortgage arrangement fee | £0 – £1,500 | At mortgage offer |
| Conveyancing solicitor fees | £1,200 – £2,500 | Throughout — final on completion |
| Property survey (HomeBuyer Report) | £400 – £700 | After reservation |
| Stamp Duty Land Tax | £0 for most FHS purchases | Within 14 days of completion |
| Deposit | Min 5% of discounted price | On exchange — typically 10% |
| LISA bonus (if applicable) | Government adds 25% | Credited after completion |
Source: GOV.UK — First Homes Scheme https://www.gov.uk/first-homes-scheme
Source: MoneySavingExpert — First Homes guide https://www.moneysavingexpert.com/mortgages/first-home-scheme-guide/
Sources and references
All application steps, process details, costs, timelines, and regional criteria are verified against official government sources and established UK financial consumer organisations. All links confirmed May 2026.
[1] GOV.UK — First Homes Scheme: how to apply Publisher: HM Government · Last updated: October 2024 https://www.gov.uk/first-homes-scheme/how-to-apply Used for: application process steps · council approval requirement · solicitor requirement · conveyancing process · completion and SDLT registration
[2] GOV.UK — First Homes Scheme: first-time buyer’s guide Publisher: HM Government · Last updated: October 2024 https://www.gov.uk/first-homes-scheme Used for: eligibility criteria confirmation · income cap · price cap · mortgage minimum 50% · key worker priority · local criteria rules
[3] DLUHC — First Homes Local Authority Guidance Version 2 Publisher: Department for Levelling Up Housing and Communities · February 2024 https://assets.publishing.service.gov.uk/media/65cdda7a1d939500129466c9/First_Homes_Local_Authority_Guidance_V.2_-_February_2024.pdf Used for: council eligibility approval process · covenant registration at Land Registry · discount percentage confirmed at council approval stage
[4] UK Moneyman — First Homes Scheme Publisher: UK Moneyman — FCA authorised mortgage adviser · Updated 2026 https://ukmoneyman.com/first-homes-scheme/ Used for: developer submits application to local council · council checks criteria and submits · mortgage application follows council approval
[5] Zoopla — First Homes Scheme guide Publisher: Zoopla · Last updated: January 2026 https://www.zoopla.co.uk/discover/buying/first-time-buyers-to-get-30-percent-discount-on-first-homes-government-scheme/ Used for: no official portal to register with · Halifax and Nationwide confirmed as participating lenders · developer handles eligibility check
[6] MoneySavingExpert — First Homes Scheme: how it works and who can apply Publisher: MoneySavingExpert.com · Last updated: July 2025 https://www.moneysavingexpert.com/mortgages/first-home-scheme-guide/ Used for: reservation fee deducted from purchase price at completion · fee refundable if application unsuccessful · not refundable if buyer backs out
[7] HomeOwners Alliance — First Time Buyer Schemes 2026 Publisher: HomeOwners Alliance · Last updated: March 2026 https://hoa.org.uk/advice/guides-for-homeowners/i-am-buying/government-schemes-help-buy-home/ Used for: no centrally held database of First Homes properties · availability is very limited · multiple search channels needed
[8] MoneyHelper — Government schemes for first-time home buyers Publisher: MoneyHelper — Money and Pensions Service · Last updated: February 2026 https://www.moneyhelper.org.uk/en/homes/buying-a-home/government-schemes-for-first-time-home-buyers-and-existing-homeowners Used for: LISA funds released at completion · solicitor claims LISA bonus · 12-month minimum LISA holding period
[9] GOV.UK — SDLT residential property rates Publisher: HM Government and HMRC · Last updated: October 2024 https://www.gov.uk/stamp-duty-land-tax/residential-property-rates Used for: 14-day SDLT payment deadline after completion · zero SDLT on discounted prices below £300,000 · solicitor submits SDLT return
[10] GOV.UK — Seven new towns proposed to kickstart housebuilding push Publisher: MHCLG · Published 22 March 2026 https://www.gov.uk/government/news/seven-new-towns-proposed-to-kickstart-housebuilding-push Used for: Crews Hill Enfield and Thamesmead Greenwich new town announcements · Manchester Victoria North new town detail