The short answer — what this means for first-time buyers
In March 2026 the UK government announced seven new towns across England. Every property built in these new towns will be a new-build — which means every eligible first-time buyer can apply for the First Homes Scheme 30% to 50% discount on any of these homes.
Over 170,000 new homes are proposed across the seven locations.
This is the largest single expansion of First Homes-eligible properties since the scheme launched in 2021.
| New town location | Proposed homes | Region |
|---|---|---|
| Tempsford, Bedfordshire | Up to 40,000 | East of England |
| Milton Keynes, Buckinghamshire | Around 40,000 | South East |
| Brabazon — West Innovation Arc, South Gloucestershire | Up to 40,000 | South West |
| Crews Hill and Chase Park, Enfield | Up to 21,000 | London |
| Leeds South Bank, West Yorkshire | Up to 20,000 | Yorkshire |
| Manchester Victoria North, Greater Manchester | At least 15,000 | North West |
| Thamesmead, Greenwich | Up to 15,000 | London |
Source: GOV.UK — Seven new towns proposed to kickstart housebuilding push, 22 March 2026 https://www.gov.uk/government/news/seven-new-towns-proposed-to-kickstart-housebuilding-push
→ Read our complete guide: First Homes Scheme UK — complete 2026 guide — everything about eligibility, the discount, and how to apply. https://firsthomesscheme.com/
Table of Contents
What the government actually announced — the key facts
On 22 March 2026, the government named seven locations for consideration as new towns — part of what it described as the most ambitious housebuilding programme in more than half a century.
Each location is expected to deliver a minimum of 10,000 homes, with several delivering up to 40,000 in the decades ahead. Matthew Douglas
Alongside the new towns consultation, the government confirmed the National Housing Bank will launch on 1 April 2026, backed with up to £16 billion of financial capacity, aiming to deliver over 500,000 new homes. Matthew Douglas
Housing Secretary Steve Reed stated the purpose clearly:
“From the ground up, we are planning whole communities with homes, jobs, transport links and green spaces designed together — so we can give families the security and opportunities they deserve.”
Source: GOV.UK — Seven new towns proposed, 22 March 2026 https://www.gov.uk/government/news/seven-new-towns-proposed-to-kickstart-housebuilding-push
Source: MHCLG — Explainer: seven new towns proposed, 23 March 2026 https://mhclgmedia.blog.gov.uk/2026/03/23/explainer-seven-new-towns-proposed-what-it-could-mean-for-you/
Why every new town property is eligible for the First Homes Scheme
The connection between the new towns announcement and the First Homes Scheme is direct and important — yet it is not widely understood.
The First Homes Scheme applies exclusively to new-build properties.
Every single home built in each of the seven proposed new towns will be a new-build by definition.
This means every eligible first-time buyer will be able to apply the 30% to 50% discount to any home they purchase in these developments.
This is significant because the biggest limitation of the First Homes Scheme has always been supply — not enough developments carrying the First Homes planning condition.
→ Who qualifies for the First Homes Scheme? — full eligibility checklist 2026 https://firsthomesscheme.com/first-homes-scheme-eligibility/
The seven new towns announcement does not remove that planning condition requirement, but it dramatically increases the total number of new-build homes available for eligible buyers to apply to.
Each new town should have at least a 40% affordable housing target, with half of that earmarked for social rent.
The remaining affordable homes will include First Homes Scheme properties alongside Shared Ownership options — creating the largest pipeline of First Homes-eligible properties in the scheme’s history. Themortgagedog
Source: MHCLG — Explainer, 23 March 2026 https://mhclgmedia.blog.gov.uk/2026/03/23/explainer-seven-new-towns-proposed-what-it-could-mean-for-you/
Source: Local Government Lawyer — Government names 12 potential sites for new towns https://www.localgovernmentlawyer.co.uk/projects-and-regeneration/403-projects-news/62342-government-names-12-potential-sites-for-new-towns
Every proposed new town — detailed breakdown
Tempsford, Bedfordshire — up to 40,000 homes
Tempsford in Bedfordshire will deliver over 40,000 homes built around a new East West Rail station, connecting residents to Cambridge, Oxford, London and Milton Keynes. Themortgagedog
This is the most ambitious of the seven proposals in terms of scale. Currently home to around 600 people, Tempsford will effectively become an entirely new town built from scratch around railway infrastructure.
For first-time buyers, the East West Rail connection is a significant draw.
Access to Cambridge, Oxford, and central London by rail from a new town will make this a highly competitive location.
Expect high demand for First Homes Scheme properties here when the first phase of homes is released.
Source: GOV.UK — Seven new towns proposed https://www.gov.uk/government/news/seven-new-towns-proposed-to-kickstart-housebuilding-push
Milton Keynes, Buckinghamshire — around 40,000 homes
Milton Keynes will build on its history as one of the original new towns to take forward the renewed town vision — expanding the city by around 40,000 homes and reinvigorating the centre with a new local transport system, boosting connectivity in the Oxford-Cambridge Growth Corridor. Themortgagedog
Milton Keynes already has an established housing market and strong transport links.
The expansion builds on existing infrastructure rather than creating something from scratch — which typically means faster delivery timescales compared to greenfield new town sites.
First-time buyers in the South East who have been priced out of London may find this expansion particularly relevant.
The Oxford-Cambridge corridor has strong employment demand and relatively accessible pricing compared to central London.
Source: GOV.UK — Seven new towns proposed https://www.gov.uk/government/news/seven-new-towns-proposed-to-kickstart-housebuilding-push
Brabazon — West Innovation Arc, South Gloucestershire — up to 40,000 homes
Brabazon and the West Innovation Arc in South Gloucestershire will deliver up to 40,000 homes at the heart of a world-class research and advanced engineering economy. Themortgagedog
This development is centred around the former Filton Airfield site near Bristol — an area with strong existing employment in aerospace and advanced manufacturing.
For key workers and professionals in the Bristol and South Gloucestershire area, this will be the most relevant of the seven proposals.
The proximity to Bristol makes this especially attractive for NHS workers, teachers, and public sector employees who currently struggle with Bristol’s housing costs — exactly the buyer profiles the First Homes Scheme prioritises.
Source: GOV.UK — Seven new towns proposed https://www.gov.uk/government/news/seven-new-towns-proposed-to-kickstart-housebuilding-push
Crews Hill and Chase Park, Enfield — up to 21,000 homes
Crews Hill and Chase Park in the London Borough of Enfield will deliver up to 21,000 homes, helping to meet London’s acute housing need. Themortgagedog
For London buyers, this is a significant development.
The London income cap for the First Homes Scheme is £90,000 — and the London price cap after discount is £420,000 — giving London buyers more flexibility than those elsewhere in England.
Enfield is served by the Overground, Thameslink, and the A10 — making it accessible to central London.
For NHS workers and teachers in north London who currently cannot afford to buy anywhere in the borough they work, Crews Hill could be a genuine option.
Source: GOV.UK — Seven new towns proposed https://www.gov.uk/government/news/seven-new-towns-proposed-to-kickstart-housebuilding-push
Leeds South Bank, West Yorkshire — up to 20,000 homes
Leeds South Bank will deliver up to 20,000 homes, capitalising on Leeds city’s economic momentum and the government’s £2.1 billion local transport investment. Themortgagedog
Leeds South Bank is one of the largest urban regeneration opportunities in Europe — a vast area of former industrial land immediately south of Leeds city centre.
The West Yorkshire Mass Transit System investment makes this a strong long-term proposition for first-time buyers who work in Leeds city centre.
For buyers in Yorkshire, this is the most immediately relevant of all seven locations.
Leeds has a large NHS presence at Leeds Teaching Hospitals Trust, a major university sector, and significant public sector employment — all buyer profiles who receive key worker priority under the First Homes Scheme.
Source: GOV.UK — Seven new towns proposed https://www.gov.uk/government/news/seven-new-towns-proposed-to-kickstart-housebuilding-push
Source: MHCLG — Explainer, 23 March 2026 https://mhclgmedia.blog.gov.uk/2026/03/23/explainer-seven-new-towns-proposed-what-it-could-mean-for-you/
Manchester Victoria North, Greater Manchester — at least 15,000 homes
Manchester Victoria North will deliver at least 15,000 homes regenerating the heart of Greater Manchester, with a new Metrolink stop connecting residents to jobs across the city. Themortgagedog
Manchester Victoria North is an area of under-utilised land immediately north of Manchester city centre.
The dedicated Metrolink stop is a significant infrastructure commitment — making this development genuinely accessible to the broader Greater Manchester employment base.
For first-time buyers in the North West, Manchester Victoria North represents an opportunity to live within the city’s core transport network at a First Homes discounted price.
First Homes buyers here will benefit from both the 30% minimum discount and the new Metrolink connectivity planned from the outset.
Source: GOV.UK — Seven new towns proposed https://www.gov.uk/government/news/seven-new-towns-proposed-to-kickstart-housebuilding-push
Thamesmead, Greenwich — up to 15,000 homes
Thamesmead in the London Borough of Greenwich will deliver up to 15,000 homes, unlocking previously inaccessible riverside land in London enabled by the planned Docklands Light Railway extension. Matthew Douglas
Thamesmead has historically been isolated from the rest of London due to limited transport links.
The DLR extension transforms this — connecting Thamesmead directly to Canary Wharf, the City, and central London.
For London NHS workers and public sector employees who have been priced out of the areas where they work, Thamesmead with DLR access could be one of the most compelling First Homes opportunities in the capital.
The riverside location and new transport infrastructure make this development particularly attractive.
Source: GOV.UK — Seven new towns proposed https://www.gov.uk/government/news/seven-new-towns-proposed-to-kickstart-housebuilding-push
What first-time buyers must understand — this is not happening tomorrow
The most important thing to be clear about is the timeline.
These are proposed new towns — not confirmed and not under construction.
A public consultation on the proposed locations and draft planning policy is open until mid-May 2026, with final locations confirmed later in the year. GOV.UK
After consultation closes, the following must happen before a single First Homes property becomes available:
| Stage | What happens | Approximate timeline |
|---|---|---|
| Consultation closes | 18 May 2026 | Confirmed |
| Strategic Environmental Assessment | Government assesses environmental impact | Late 2026 |
| Final locations confirmed | Government confirms which towns proceed | Late 2026 |
| Outline planning permission | Developers apply for planning | 2027 |
| Infrastructure works begin | Roads, utilities, transport links | 2027–2028 |
| First homes completed | First properties available to buy | 2028–2030 at earliest |
This means first-time buyers who are ready to buy in 2026 or 2027 should not wait for new town properties.
The First Homes Scheme has properties available right now through existing developments. The new towns represent a significant future pipeline — not an immediate opportunity.
Source: GOV.UK new towns announcement — consultation timeline https://www.gov.uk/government/news/seven-new-towns-proposed-to-kickstart-housebuilding-push
Source: MHCLG — Explainer: seven new towns proposed https://mhclgmedia.blog.gov.uk/2026/03/23/explainer-seven-new-towns-proposed-what-it-could-mean-for-you/
The six locations assessed but not taken forward
The government also assessed six further new town locations — Adlington, Heyford Park, Marlcombe in East Devon, Plymouth, South Barking, and Wychavon Town — which will not be taken forward as new towns at this stage but are deemed to be credible development opportunities. Matthew Douglas
Buyers in these areas should not be discouraged. These locations being deemed credible means development is likely to follow through other planning routes — they simply will not be designated as formal new towns.
First Homes Scheme properties may still become available through standard Section 106 planning conditions on smaller developments in these areas.
Source: GOV.UK — Seven new towns proposed https://www.gov.uk/government/news/seven-new-towns-proposed-to-kickstart-housebuilding-push
The National Housing Bank — what it means for First Homes supply
The National Housing Bank launched on 1 April 2026, backed with up to £16 billion of financial capacity, aiming to deliver over 500,000 new homes and unlock over £53 billion of private investment. Matthew Douglas
For First Homes buyers, the significance of the National Housing Bank is straightforward.
More new homes built means more opportunities for local planning authorities to attach First Homes planning conditions to new developments.
More First Homes conditions means more discounted properties available to eligible buyers across England.
The bank will provide developers with greater financial stability — which has historically been a barrier to delivering affordable housing commitments.
When developers face financial pressure, affordable homes are often the first element to be reduced or removed from a development plan. The National Housing Bank is designed to prevent this.
Source: GOV.UK — Seven new towns proposed, National Housing Bank section https://www.gov.uk/government/news/seven-new-towns-proposed-to-kickstart-housebuilding-push
What first-time buyers near these locations should do right now
If you live or work near any of the seven proposed new town locations, here are the specific steps to take now — not when properties become available, but now.
Step 1 — Check your eligibility today
First Homes Scheme eligibility rules will not change for new town properties. The same income cap, first-time buyer status, and mortgage requirements apply.
Check your eligibility now so you are not surprised later.
→ Read our full eligibility guide: Who qualifies for the First Homes Scheme? — full eligibility checklist 2026 https://firsthomesscheme.com/first-homes-scheme-eligibility/
Step 2 — Open a Lifetime ISA immediately if you have not already
The Lifetime ISA requires you to hold it for a minimum of 12 months before you can use it towards a property purchase.
Opening one now — even with a small initial deposit — starts that 12-month clock. The government adds a 25% bonus on savings up to £4,000 per year.
Step 3 — Register with your local council housing portal
Several councils in the new town areas are already accepting registrations of interest. Leeds City Council, Enfield Council, Greenwich Council, and Manchester City Council all have housing portals where you can register. Being registered early gives you access to priority lists when properties are eventually released.
Step 4 — Contribute to the public consultation
The government’s public consultation on the proposed new town locations is currently open and closes on 18 May 2026.
If you are a first-time buyer, key worker, or local resident near any of the seven proposed locations, this is your opportunity to contribute your views on housing, infrastructure, and community design. My Home Move Conveyancing
Step 5 — Speak to a mortgage broker now
Getting an Agreement in Principle now — even if you are not buying for two years — gives you a clear picture of your borrowing capacity and what deposit you need. It also highlights any credit issues that need addressing well in advance of purchase.
Source: GOV.UK — consultation details https://www.gov.uk/government/news/seven-new-towns-proposed-to-kickstart-housebuilding-push
How this compares to existing First Homes Scheme opportunities
First-time buyers must not confuse future new town properties with what is available today. The First Homes Scheme has existing properties available right now through current developments.
| New town properties | Existing First Homes properties | |
|---|---|---|
| Available to buy now | No — earliest 2028–2030 | Yes — available now |
| Minimum discount | 30–50% | 30–50% |
| Planning condition required | Yes | Yes |
| First Homes eligibility rules | Same as current scheme | Current scheme rules |
| Stamp Duty | Calculated on discounted price | Calculated on discounted price |
| Competition for properties | Will be extremely high | High but manageable |
| Best action now | Register and prepare | Apply immediately if eligible |
If you are ready to buy in 2026 or 2027, focus on existing First Homes Scheme developments. Do not wait for new town properties that may be five years away.
→ Read our guide: How to find First Homes Scheme properties near you — 2026
Source: GOV.UK — First Homes Scheme https://www.gov.uk/first-homes-scheme
Key facts — everything in one place
| Fact | Detail |
|---|---|
| Announcement date | 22 March 2026 |
| Number of new towns proposed | Seven |
| Total homes proposed | Over 170,000 across seven locations |
| Affordable housing target per town | Minimum 40% |
| First Homes Scheme applicable? | Yes — all properties are new-build |
| National Housing Bank capacity | Up to £16 billion |
| Public consultation closes | 18 May 2026 |
| Final locations confirmed | Later in 2026 |
| First properties available | Earliest 2028–2030 |
| Government homes target | 1.5 million this Parliament |
Source: GOV.UK — Seven new towns proposed, 22 March 2026 https://www.gov.uk/government/news/seven-new-towns-proposed-to-kickstart-housebuilding-push
Sources and references
All facts, locations, home numbers, policy details, and timeline information are verified against official government publications and established UK news organisations. All links confirmed May 2026.
[1] GOV.UK — Seven new towns proposed to kickstart housebuilding push Publisher: Ministry of Housing Communities and Local Government · Published 22 March 2026 https://www.gov.uk/government/news/seven-new-towns-proposed-to-kickstart-housebuilding-push Used for: all seven location names and home numbers · National Housing Bank £16bn capacity · Steve Reed quote · consultation timeline · six locations not taken forward · government’s 1.5 million homes target
[2] MHCLG — Explainer: seven new towns proposed — what it could mean for you Publisher: Ministry of Housing Communities and Local Government press blog · Published 23 March 2026 https://mhclgmedia.blog.gov.uk/2026/03/23/explainer-seven-new-towns-proposed-what-it-could-mean-for-you/ Used for: 40% affordable housing target · Tempsford East West Rail connection detail · Leeds South Bank £2.1bn transport investment · consultation closes 18 May 2026 · final locations confirmed later in 2026
[3] ITV News — Which seven locations have been selected for government’s new towns? Publisher: ITV News · Published 23 March 2026 https://www.itv.com/news/2026-03-22/which-seven-locations-have-been-selected-for-governments-new-towns Used for: Thamesmead DLR extension detail · Matthew Pennycook quote on constrained towns · possible new town names reported by The Times
[4] Engineering and Technology — Seven areas named for government’s proposed new towns Publisher: The IET · Published 24 March 2026 https://eandt.theiet.org/2026/03/23/seven-areas-named-governments-proposed-new-towns Used for: New Towns Unit establishment confirmed · infrastructure including schools health and transport planned from outset · original 12 locations assessed September 2025
[5] Local Government Lawyer — Government names 12 potential sites for new towns Publisher: Local Government Lawyer · Published 2026 https://www.localgovernmentlawyer.co.uk/projects-and-regeneration/403-projects-news/62342-government-names-12-potential-sites-for-new-towns Used for: 40% affordable housing minimum confirmed · half for social rent · Strategic Environmental Assessment requirement · New Towns Unit detail
[6] MHCLG — Coverage of new towns media briefing Publisher: Ministry of Housing Communities and Local Government · Published 23 March 2026 https://mhclgmedia.blog.gov.uk/2026/03/23/coverage-of-new-towns/ Used for: The Times coverage — “housebuilding bonanza” · Financial Times reporting on excluded sites · 40% social housing target confirmed in press coverage
[7] GOV.UK — First Homes Scheme Publisher: HM Government · Last updated: October 2024 https://www.gov.uk/first-homes-scheme Used for: First Homes Scheme eligibility rules · new-build only requirement · 30–50% discount · income caps · planning condition requirement via Section 106