Last updated: June 2026 | Source: Bristol City Council, GOV.UK, RLBA | Reading time: 12 min
Quick answer — what is the First Homes scheme in Bristol?
The First Homes scheme in Bristol lets eligible first-time buyers purchase a new build home at a minimum 30% discount off the open market value.
The discount is permanent — it is written into a legal covenant on the property title and passes to every future buyer. You own 100% of the home from day one. There is no loan, no rent, and no shared equity.
First Homes vs other affordable home ownership schemes in Bristol
Here is how First Homes compares to other routes before we go into detail.
| Scheme | First Homes | Shared Ownership | Help to Buy* | Open market |
| Discount / benefit | 30% off market price | Buy 25–75% share | 20% equity loan | No discount |
| Own 100%? | Yes, from day one | No — shared | Yes, with loan | Yes |
| Income cap | £80,000/yr | £80,000/yr | Closed 2023 | None |
| Min deposit | 5% of disc. price | 5% of your share | 5% of full price | 10–20% typical |
| Resale restrictions? | Yes — discount stays forever | Staircasing rules | Loan repaid on sale | None |
| Available in Bristol now? | Yes | Yes | No — closed | Yes |
*Help to Buy closed to new applicants March 2023.
Source: https://www.bristol.gov.uk/files/documents/2686-first-homes-addendum-note/file
Table of Contents
What is the First Homes scheme and how does it work in Bristol?
The First Homes scheme was launched by the UK government in June 2021.
It lets local first-time buyers in England purchase new build homes at a guaranteed minimum 30% discount off the independently assessed open market value.
Unlike Help to Buy — which was a government equity loan you repaid — First Homes is a genuine price reduction.
You pay less upfront, need a smaller mortgage, and own every brick from day one.
How is the 30% discount funded?
The discount does not come from the government budget. It is funded through the planning system. When developers apply for planning permission in Bristol, they must deliver affordable housing as part of the development.
Bristol City Council requires up to 20% of any eligible development to be offered through the First Homes scheme, with Section 106 restrictions protecting the property within the scheme for future purchasers.
How the discount is protected on every future sale
The 30% discount is secured by a legal covenant on the property title registered at HM Land Registry. This means:
- Every future buyer must purchase at the same percentage below open market value
- A RICS-qualified surveyor independently values the home before each sale
- The seller cannot negotiate the price above the discounted threshold
- Bristol City Council monitors compliance using the RLBA digital First Homes Property Logbook system
Bristol City Council has a statutory duty to protect the integrity of the First Homes scheme over the lifetime of every property as it passes from owner to owner.
The RLBA logbook system is how that duty is fulfilled.
Who is eligible for the First Homes scheme in Bristol? Full criteria 2025
To buy a First Home in Bristol you must satisfy both the national government criteria and Bristol City Council’s local criteria. Meeting only one set is not sufficient.
City Council’s local criteria. Meeting only one set is not sufficient.
| Eligibility criterion | Bristol requirement |
| First-time buyer status | You and any joint buyer must never have owned a home in the UK or abroad |
| Household income cap | Maximum £80,000 gross per year combined |
| Local connection — residency | Lived continuously within the Bristol City Council boundary for the last 2 years |
| Local connection — employment | Currently employed within the Bristol City Council area |
| Local connection — family | Close family (parents, children, siblings) in Bristol area whom you need to live near for care |
| Mortgage type | Repayment mortgage only — must cover minimum 50% of discounted purchase price |
| Minimum deposit | 5% of the discounted purchase price |
| Main residence | Must be your only home — buy-to-let and second homes not permitted |
| Priority group 1 | Armed forces, veterans, bereaved spouses — national first priority |
| Priority group 2 | Key workers: NHS, teachers, emergency services, social workers |
The 3-month local connection window
Bristol City Council’s local connection criteria are applied through a Section 106 Agreement to the initial sale and every successive sale.
The criteria are lifted after three months if the home has not been reserved or sold — at which point the property can be marketed to any buyer meeting the national eligibility criteria.
Priority order where there are more applicants than homes
- Priority 1: Armed forces personnel, veterans, and bereaved spouses — national statutory first priority
- Priority 2: Key workers living or working in Bristol (NHS, teachers, emergency services, social workers)
- Priority 3: All other buyers meeting the Bristol local connection criteria
- Priority 4: Buyers meeting only national criteria — after the 3-month local priority window
How does the First Homes 30% discount work? Real money examples
The discount applies to the full open market value independently assessed by a RICS-qualified surveyor — not the developer’s asking price.
| Example A — £250,000 home | Example B — £350,000 home | |
| Full market value | £250,000 | £350,000 |
| 30% First Homes discount | – £75,000 | – £105,000 |
| Your purchase price | £175,000 | £245,000 |
| 5% deposit (of disc. price) | £8,750 | £12,250 |
| Mortgage needed (95%) | £166,250 | £232,750 |
| Saving vs open market | £75,000 | £105,000 |
The £250,000 price cap explained
On the first sale only, the discounted purchase price must be below £250,000. In practice for Bristol:
- A home valued at £357,000 → after 30% discount = £250,000 (right at the cap)
- A home valued at £400,000 → after 30% discount = £280,000 (exceeds the cap — would not qualify at standard 30%)
- The cap applies to the first sale only. Future resales are governed only by the perpetual discount percentage
Mortgage rules you must follow
- A repayment mortgage only (not interest-only)
- Must cover at least 50% of the discounted purchase price
- Standard residential mortgage — buy-to-let products are not permitted
Major lenders including Halifax, Nationwide, Barclays, NatWest, and Santander accept First Homes mortgage applications.
First Homes developments in Bristol: where to find available properties 2025
First Homes are sold by private developers as part of new build developments — not through estate agents or on the open market, unless a previous First Homes owner is reselling.
How to find First Homes properties available in Bristol right now
- Visit bristol.gov.uk/residents/housing/new-build-affordable-homes for the affordable home ownership section
- Email firsthomes@bristol.gov.uk to ask about upcoming developments
- Use the Homes England ‘Find a Home’ tool on GOV.UK for live national listings
- Contact Bristol developers directly — Crest Nicholson, Barratt Homes, Persimmon, Bellway, and Taylor Wimpey have active or pipeline Bristol sites
- Ask Goram Homes — Bristol City Council’s own development company — about upcoming affordable tenures
Development types where First Homes do NOT apply
- 100% affordable housing schemes
- Build to Rent developments
- Housing for specific groups such as students or older people
- Self-build and custom-build schemes
How to apply for a First Home in Bristol: step-by-step guide 2025
You do not apply directly to Bristol City Council. The application goes through the developer. Here is the official process.
- Find a property and confirm First Homes availability. Check the property is in the Bristol City Council area. Confirm with the developer which specific plots are designated as First Homes and what the RICS-assessed open market valuation is.
- Get a mortgage agreement in principle. Get financial advice and a decision in principle from a mortgage lender. You are not obliged to use the developer’s recommended broker.
- Complete the application form with the developer. The developer helps you fill in the form and sends it to Bristol City Council. You will need: proof of ID, 2 years’ proof of address, income evidence (P60, payslips or SA302), mortgage agreement in principle, and signed first-time buyer declarations.
- Pay the reservation fee. A maximum of £500 to secure the plot. This is fully refundable if Bristol City Council finds you ineligible.
- Bristol City Council checks and approves your application. The council checks first-time buyer status, income, and local connection. Most approvals are completed within a few weeks.
- Instruct a conveyancer and exchange contracts. Choose a solicitor experienced in new build and First Homes transactions. They will review the Section 106 agreement, advise on resale restrictions, and handle exchange and completion.
What happens when you sell your First Home in Bristol?
The discount does not disappear when you sell. It stays on the property permanently.
The 3-month local marketing period
When you sell, your estate agent must first market the property exclusively to buyers who meet the Bristol local connection criteria for a minimum of 3 months.
After 3 months with no buyer, you can market to any nationally eligible first-time buyer across England.
How your resale price is calculated
- Commission a RICS-qualified surveyor to assess the current open market value
- Apply the same discount percentage as your original purchase (minimum 30%)
- Advertise at that discounted price — you cannot negotiate above this threshold
- You may reduce below the calculated price to secure a sale if needed
Bristol City Council uses the RLBA digital logbook to track every ownership change and flag any property entering the rental or sales market outside scheme rules.
First Homes vs shared ownership in Bristol: which is better?
Reasons First Homes may be better
- You own 100% of the property from day one — no monthly rent payments on an unsold share
- Lower ongoing costs — just your mortgage, ground rent (if leasehold), and service charges
- The 30% discount reduces the mortgage you need, improving long-term affordability
- No staircasing complexity — your ownership percentage never changes
- Simpler to sell — to any eligible first-time buyer after the local priority period
Reasons shared ownership may be better
- No local connection requirement in most shared ownership schemes — broader eligibility
- You can buy a smaller share (as low as 10–25%) making the initial deposit and mortgage lower
- Available on a wider range of properties including resales of existing shared ownership homes
- May suit buyers who cannot secure a large enough mortgage on the First Homes discounted price
Resource and citations:
Bristol City Council — Official Sources
https://www.bristol.gov.uk/files/documents/2686-first-homes-addendum-note/file— Bristol City Council: Delivery of First Homes in Bristol (addendum note — local connection criteria, Section 106 requirements, 20% development rule)https://www.bristol.gov.uk/residents/housing/new-build-affordable-homes— Bristol City Council: New Build Affordable Homes main page (affordable home ownership options, developments map)https://services.bristol.gov.uk/residents/housing/new-build-affordable-homes/new-affordable-homes— Bristol City Council: New affordable homes page (Goram Homes / Vistry Partnership developments, 2026–2027 completions)https://www.bristol.gov.uk/residents/housing/new-build-affordable-homes/affordable-home-ownership/how-to-buy-a-home-through-the-first-homes-scheme— Bristol City Council: How to buy a home through the First Homes scheme (official step-by-step application process, reservation fee, eligibility checks)https://www.bristol.gov.uk/files/documents/9746-home-choice-bristol-allocation-scheme-june-2025/file— Bristol City Council: HomeChoice Bristol Allocations Policy (July 2024, updated June 2025 — priority groups, armed forces, key workers)
UK Government — Official Sources
https://www.medway.gov.uk/info/200133/planning/1526/position_statement_on_first_homes— GOV.UK / Medway: First Homes scheme national eligibility criteria (£250,000 price cap, 25% minimum of affordable housing, mortgage rules, Section 106)
Industry / Trade Sources
https://insideconveyancing.co.uk/news/council-sign-up-issue-first-homes-property-logbooks/— Inside Conveyancing (July 2024): Bristol City Council signs up to RLBA First Homes Property Logbooks — Bristol as first local authority to adopt the RLBA logbook system, statutory duty to protect the schemehttps://firsthomesscheme.com/— First Homes Scheme Guide (June 2026 index): National overview of First Homes eligibility, key worker priority, discount calculator reference, 170,000 homes pipeline data
Used for factual cross-referencing (not directly quoted)
https://www.gov.uk/first-homes-scheme— GOV.UK First Homes scheme main guidance pagehttps://www.gov.uk/affordable-home-ownership-schemes/first-homes— GOV.UK Homes England Find a Home tool referencehttps://www.gov.uk/guidance/digital-property-logbooks— GOV.UK RLBA digital property logbook guidance
First Homes Scheme Bristol FAQs — Your Top Questions Answered
Q1. What is the First Homes scheme in Bristol and how does it work?
The First Homes scheme gives eligible Bristol first-time buyers a minimum 30% discount on a new build home. You own 100% of the property from day one — no loan, no shared equity, no rent. Apply through the property developer, not Bristol City Council directly.
Q2. Who is eligible for the First Homes scheme in Bristol 2026?
You must be a first-time buyer with a household income under £80,000 per year and a local connection to Bristol — either living or working in the Bristol City Council area. Armed forces personnel and key workers receive first priority. Joint buyers must both qualify as first-time buyers.
Q3. What is the income limit for First Homes in Bristol?
The income cap is £80,000 gross per year for the whole household. If buying jointly, both incomes are combined and must not exceed £80,000. There are no exceptions to this limit in Bristol.
Q4. How much deposit do you need for a First Homes property in Bristol?
You need a minimum 5% deposit based on the discounted purchase price — not the full market value. On a £175,000 discounted price that is just £8,750. You then need a repayment mortgage covering at least 50% of the discounted price.
Q5. Can I rent out my First Homes property in Bristol?
No — the property must be your only and main residence for as long as you own it. Renting it out is prohibited and is flagged automatically to Bristol City Council via the RLBA digital logbook. If you need to move, you must sell to another eligible First Homes buyer.
Q6. How does selling a First Home in Bristol work?
A RICS surveyor independently values your home and you sell at that value minus the same discount percentage as your original purchase. You must first market to Bristol local connection buyers for 3 months before opening to national buyers. You cannot negotiate the price above the discounted threshold.
Q8. Which new build developments in Bristol currently offer First Homes?
A RICS surveyor independently values your home and you sell at that value minus the same discount percentage as your original purchase. You must first market to Bristol local connection buyers for 3 months before opening to national buyers. You cannot negotiate the price above the discounted threshold.
Q9. How long does Bristol City Council take to approve a First Homes application?
Bristol City Council requires up to 20% of eligible new developments to include First Homes under Section 106 planning agreements. For current available plots email firsthomes@bristol.gov.uk or check bristol.gov.uk/residents/housing/new-build-affordable-homes. Always confirm directly with the developer which specific units are designated as First Homes.