How to Get an NHS Mortgage in 2025 | Key Workers Guide

It is difficult for staff in the National Health Service to purchase property in the United Kingdom. This is due to a couple of factors. Firstly, mortgage calculation issues around raising a high enough loan sum. Secondly, the challenge of raising a suitable deposit for an onward property purchase.

For this reason, NHS staff need to understand their mortgage options and the government schemes available to them. After reading this guide, you will have a better understanding of how you can purchase a property as an NHS worker.

Short for time? Watch Our Quick Video on NHS Mortgages Below:

What is an NHS mortgage?

An NHS mortgage refers to mortgage options designed for NHS employees and key workers. While there is no specific NHS mortgage schemes that exists today, many lenders offer favourable terms for NHS staff and key workers.

It is a common misconception that NHS staff have special mortgage products that are not available to the public. This misconception is likely because of the number of loans for NHS staff that are available today. However, these loans are personal rather than secured to properties.

The definition of a Key Worker differs from council to council. However, all councils class NHS employees as Key Workers. As such, it is important to compare mortgage products that are specific to key workers.

What is the First Homes Scheme?

The First Homes Scheme is a government-led initiative that is exclusive for first time buyers. The Government introduced the First Homes Scheme in 2022. This program offers discounts of 30% to 50% off a property’s market value for first-time buyers. It is often referred to as a Key Worker Housing Scheme or NHS Housing Scheme.

The First Homes Scheme is not a mortgage product. However, it can help NHS workers who want to buy a home. You can only use the First Homes Scheme for your primary residence purchase. The First Home Scheme cannot be used for a buy-to-let or commercial purpose.

With today’s cost of living crisis, many first-time buyers need help purchasing a home. As such, the First Homes Scheme has been greatly received in the housing market and is a perfect way for first-time buyers to get a foot onto the property ladder.

Here is a summary of the scheme’s criteria. You must:

• Be a First-Time Buyer
• Be able to secure a mortgage for at least 50% of the property value
• Earn Less than £80,000 per annum before tax (or less than £90,000 if the property is located in London)
• Be 18 years old or older

If buying with other parties, you must:

• All be First Time Buyers
• Apply Together
• Not Exceed a Combined Gross Income of £80,000 per annum (or £90,000 if the property is in London)

At Boon Brokers, our mortgage advisers will help you find all the mortgage and government programs you may qualify for. We match your financial circumstances to each lender’s criteria to find you the perfect mortgage product for your circumstances.

What Does First Homes Mean?

The term ‘First Home’ refers to properties that are either new builds from developers or resales previously bought through the First Home Scheme. These properties will be sold at 30% – 50% below market value.

First Home properties must meet a strict criteria. This includes price caps and location rules to make it easier for eligible first-time buyers in England to afford a home.

For example, for a property to qualify for the First Homes scheme, it must either be a

1. New Build Built by a Developer

2. Property Purchased from an Estate Agent but Bought Before with the Scheme

The property must also:

1. Be Based in England
2.  Not Cost More than £250,000 (or more than £420,000 in London) After the Discount has been Applied

The First Homes Scheme was introduced by the British Government in June 2021 to help first time buyers purchase new build properties.

First Homes is a government-led initiative designed to help more first-time buyers onto the property ladder. Introduced to boost the supply of affordable new homes, it requires developers to allocate at least 25% of each development to discounted housing under the scheme.

With the NHS Help to Buy scheme ended on March 31, 2023. As such, there is little help for first-time home buyers outside this initiative.

Are there Restrictions in Place?

NHS workers applying for a First Homes Scheme mortgage must meet a specific criteria. In addition, there are certain rules and restrictions that apply to the property after purchase. These restrictions can include income limits, first-time buyer status, and property price caps. These measures help ensure the scheme can continue to support those it was designed to help.

To qualify for a traditional mortgage, you must have:

1. Suitable Income for the Lender’s Borrowing Criteria
2. Suitable Credit File for the Lender’s Credit Scoring Criteria

As highlighted above, there are also some specific restrictions relating to the first homes scheme.

There are some technical restrictions in place too, such as:

1. Your Deposit Must Be 50% of the Discounted Property Value
2.  You Must Have Never Owned a Property Before (in any country)

You will be pleased to know that there are no restrictions with how the property can be decorated. The First Home Scheme rules only apply if you wish to let or sell the property.

When a property from the scheme is sold, the discount applies to future sales. If the property cannot be sold on the scheme, it can be sold at market value following approval from the council. However, be aware that the property’s local authority will retrieve the discounted amount from the sale. This will be at least 30% of the sale price.

In some cases, the council may offer to purchase the property themselves.

Who is Eligible for the First Homes Scheme?

Eligibility for the First Homes Scheme is set by local councils, based on government guidelines. To qualify, you will typically need to be a first-time buyer, meet income limits, and plan to live in the property as a main residence. Additional local criteria may also apply and council tend to choose applications from people who:

1. Are Key Workers in the Public Sector
2. Live in the Local Area
3. Are on Low Incomes

Each council will have their own criteria on qualifying for a key worker. However, NHS employees, firefighters, police officers, and other essential public service workers will typically meet every council’s definition of a key worker.

In addition, councils can make exceptions to this list for certain Key Workers. For example, for armed forces personnel, income and residency restrictions may be waived.

Does the NHS have Mortgage Lenders?

The NHS does not have its own mortgage lenders. However, NHS staff on permanent contracts may have a greater chance of obtaining a mortgage. This is because mortgage lenders view full-time NHS employees as having a low risk of redundancy.

Mortgage lenders understand that the NHS is significantly under-staffed compared to demand for its service. This means that they may be more accepting of their contracts.

Mortgage underwriters know NHS payslips well. The National Health Service is one of the biggest employers in the UK. They are likely to process NHS documentation far quicker than they would from mortgage applicants employed by unknown companies. Therefore, mortgage lenders may have quicker turnaround times for producing formal offer letters for NHS staff.

What Type of Mortgages are Available to NHS staff?

There are many Key Worker mortgages to choose from. These mortgage products can work in tandem with the First Homes Scheme. But the question is, what are the best mortgages for NHS staff?

The best mortgage for key workers, such as NHS employees, will vary for each person. This depends on the applicant’s individual situation. However, the primary three mortgage rate types available to NHS staff are Fixed, Tracker and Variable Products.

Boon Brokers is a trusted mortgage brokerage. We help you compare deals from popular high-street banks and specialist lenders. Our goal is to find the best mortgage products that fit your needs. By understanding your eligibility and preferences, we ensure NHS staff access the best mortgage rates and products available in the market.

How Much Can NHS Workers Borrow?

Depending on their income, NHS workers may be able to borrow a mortgage up to 95% of the property’s value. As NHS staff advance through different payment bands, they should find that they can borrow larger mortgage sums. This is assuming that their expenditure remains the same.

Many mortgage lenders can accept variable income for NHS staff. This includes overtime, shift allowance, night work, and weekend work. For a lender to accept this income, it must show on at least 2 of the last 3 monthly NHS payslips.

The lender will average that type of income over the last three months. They will use this average in their maximum loan amount calculation.

It is important for NHS staff to know this. Many key workers depend on extra income to reach their desired mortgage amount.

Typically, lenders will allow you to borrow 4.5 times your annual salary. Although, some lenders offer more generous loan sums. To make sure that you are approaching a lender that will accept your income against the property, you should use a mortgage broker.

Boon Brokers is a broker in the U.K. that deals with mortgages, insurance, and equity release. We can help you find lenders. These lenders may allow you to borrow up to 5 or 6 times your annual salary. If you are struggling with raising enough of a mortgage, it is worth discussing your income with us and we will try to help.

You can also use our mortgage calculator to get a rough idea of how much you can borrow.

If you are considering applying to the First Homes Scheme with a mortgage, remember the following:

Can I get a Mortgage if I have just started working for the NHS?

Yes, you can obtain a mortgage if you have just started a new job at the NHS. Many lenders will consider mortgage applications from NHS staff who have only recently started their role. The main stipulation will be that you meet the standard eligibility criteria.

This will include financial assessment checks, such as income, affordability, and credit history. Certain lenders can accept just a signed permanent job contract as proof of income to consider you for a mortgage. They may even accept the contract as income proof prior to your start date.

This is because NHS contracts are well understood by mortgage underwriters. As underwriters frequently process NHS income, they can quickly identify a genuine contract. They also know that the borrower is likely to stay at the NHS for a long time. This means they can keep making their monthly mortgage payments.

That being said, most mortgage lenders will insist on at least one month of payslips before accepting it as proof of income. Some even require a minimum of 3 months before accepting it.

Above all else, the type of contract will determine whether you can access a mortgage if you have just started working for the NHS. As discussed, with permanent contracts, the contract itself may be sufficient without any payslips. If the contract is fixed-term, part-time, or zero-hour, you will likely need to provide 3 to 12 months of payslips.

For compliance purposes, lenders and brokers will request copies of your corresponding bank statements. This is to show your salary and to review your spending as part of their rules.

Each case is different. Talk to a fee-free mortgage advisor at Boon Brokers about your situation. They can give you accurate advice for your needs.

Get a Mortgage as an NHS Worker

From doctors to nurses, surgeons, administrative staff, etc, there are mortgage products that are available and match the needs for all key workers. The type of contract, required scheme, mortgage product, and the client’s situation can affect the mortgage offered.

The First Homes Scheme has been designed to assist key workers, like NHS employees, with getting onto the housing ladder. By using it, NHS workers can receive a significant discount on their first purchase and escape the UK’s rental market.

You should discuss your goals and financial circumstances with a qualified mortgage broker before deciding your course of action.

Boon Brokers process mortgage cases for NHS staff on a daily basis. Our brokers are well skilled with all contracts offered by the NHS and they can source the most suitable mortgage for your requirements.

Boon Brokers does not charge any mortgage broker fees. We give whole-of-market advice to clients across the U.K. Submit an enquiry to discuss your mortgage requirements further.