You buy a share of a home and pay rent on the rest. 586 shared ownership homes are for sale in England today, offered at a middle share of 25%. Here is how it works, and what it costs a month.
A month, typical home
Deposit on £399,995
Money
A 5%, 10% and 15% deposit on the middle new build price in each region of England, with the stamp duty on top.
Free tools for the numbers this article talks about.
Every new build home for sale in England, with what your income and deposit reach, the schemes you qualify for and the cash you need on the day. Free, with no account needed.
Figures from the 19,923 new homes for sale in England, read 12 November 2026, and worked out again each time this page is opened.
Shared ownership is a way to buy a home when you cannot afford all of the deposit and the mortgage on the whole of it. You buy a share of the home and pay rent to the provider, usually a housing association, on the share it keeps. In England, GOV.UK sets out three parts to it:
Every shared ownership home is leasehold, houses as well as flats. You can buy more of the home later, in steps called staircasing, until you own all of it.
Today 586 shared ownership homes are for sale in England on 97 developments. Their middle full value is £340,000, and the middle price of the share on offer is £99,000.
Shared ownership homes are offered across England, but not evenly. London has the most for sale today, 215:
A shared ownership home is listed by its share price and its full market value, not by a price: the share price is what you pay for the share on offer, and the full value is what the whole home is worth. Comparing the share price of one home with the asking price of another compares a part with a whole, which is why NewHomeSearch never shows a share price as a home's price.
The provider states the share it offers each home at, and you can usually ask for a larger one if you can afford it. Across the homes stating one today, the middle starting share is 25%:
A smaller share means a smaller deposit and mortgage, but more rent, because the landlord owns more of the home. A larger share costs more upfront and less each month. The provider's mortgage adviser checks which share you can afford before you reserve.
The cost each month is three payments together: the mortgage on your share, the rent on the landlord's share, and the service charge. On a typical home for sale today, at the middle full value of £340,000 and the middle share of 25%, the share costs £85,000. A 10% deposit on it is £8,500, leaving a mortgage of £76,500.
At the Bank of England's quoted 2 year fixed rate for September 2026, 5.37%, the mortgage costs £428 a month over 30 years. Rent at 2.75% on the landlord's share adds £584, so the two together come to £1,012. With the middle service charge stated by these homes, £202 a month, the whole is £1,214.
Buying the same home outright with the same 10% deposit would need £34,000 down and a mortgage costing £1,713 a month. The difference that matters most is the income: at 4.5 times income, the share's mortgage needs a household income of about £17,000, and the whole home's about £68,000. That gap is the reason shared ownership exists.
Shared ownership mortgages come from a smaller set of lenders than ordinary mortgages, so the rate you are offered may differ from the Bank of England's average. Read the home's key information document, which the provider gives you before you reserve, for its rent, charges and lease terms.
You buy a further share, usually 10% or more at a time, at the home’s value on the day, set by a registered surveyor. Your rent falls in step: on a typical home for sale today, a further 10% costs £34,000 and saves £78 a month in rent.
By staircasing to 100%: buying the rest of the home at its value when you buy, usually with a bigger mortgage or savings. On a typical home for sale today, the rest costs £255,000 at today’s value. Once you own all of it, you pay no more rent.
GOV.UK warns that you may lose your home and the money you put into it if you do not pay your rent or you break the terms of your lease. Keeping to the lease, and paying the rent and mortgage, keeps the home yours.
The landlord reviews the rent at the times the lease sets, usually once a year, and it can go up but not down. How much depends on when the lease was signed. For a lease signed before 12 October 2023, the rise is limited to the Retail Prices Index over the last 12 months plus 0.5%. For a lease signed since, the lease says which limit applies: the Retail Prices Index plus up to 0.5%, or the Consumer Prices Index plus 1%.
If you do not pay the rent, or break the terms of the lease, you can lose the home and the money you put into it. The rent is a condition of the lease, not a bill that can wait.
Buying more of your home is called staircasing. You can usually buy shares of 10% or more at any time; some older leases need 25% steps and some newer ones allow 5%. If you bought on or after 1 April 2021, you may also be able to buy 1% a year for the first 15 years. Each new share is priced at the home's value when you buy it, set by a surveyor registered with the Royal Institution of Chartered Surveyors, and the landlord may charge a fee of around £150 to £500 for each step of 5% or more.
On the typical home above, a further 10% would cost £34,000 at today's value, and the rent would fall from £584 to £506 a month: a saving of £78. Buying the whole of the rest would cost £255,000 at today's value. If the home's value rises, each share costs more; if it falls, less.
You pay for repairs and maintenance whatever share you own. New homes come with a building warranty, usually for 10 or 12 years, for structural defects. Leases of homes bought in 2021 or later may also have an initial repair period, usually 10 years, in which the landlord pays for essential structural and external repairs and you can claim up to £500 a year towards fixtures that supply water, gas, electricity or heat.
The service charge pays for communal areas and their upkeep. The middle service charge of the shared ownership homes stating one today is £202 a month. Our guide to leasehold, freehold and estate charges explains what each charge covers and what to ask before you reserve.
You can sell at any time. If you own less than the whole home, you tell the landlord first, and it has a nomination period of 4, 8 or 12 weeks, depending on the lease, to find a buyer for your share at its market value, set by a registered surveyor. If it does not find one, you can sell your share on the open market. Once you own all of the home, you can usually sell it like any other. A home with a "designated protected area, mandatory buyback" lease, found in some rural areas, cannot be sold on the open market: the landlord buys it or finds the buyer.
Each provider runs its own sales, and for some homes you must show that you live in, work in or have a connection to the area. Our shared ownership page sets out the eligibility rules in GOV.UK's words, with their dates, and checks them against your situation.
Shared ownership lowers the deposit and the income you need, and lets you buy more of the home as you can afford it. Against that, you pay rent as well as a mortgage, the rent and charges rise each year, repairs are yours, and selling goes through the landlord first. Over the long run, how much of the home you staircase to decides how the sum compares with renting or buying outright. The mortgage affordability calculator shows what your income and deposit reach on homes bought outright, and our article on how much deposit you need sets out the cash for a home bought outright, region by region.
Find the new homes your budget reaches
Type your income and deposit: the calculator works out what you could borrow and shows the new homes it reaches, with the cash you need on the day.
Check what you can affordThe homes are the shared ownership homes NewHomeSearch lists as for sale in England today, read each day from the builders' and housing associations' own websites and the listings portals through HomePortfolio. A home counts as shared ownership when it states a share price or a full value instead of a price. The middle share, share price, full value and service charge are the medians of the homes stating each, shown once at least five do; a region's figures once at least three do.
The month is worked out on a home at the middle full value with the middle share: a deposit of 10% of the share, a repayment mortgage over 30 years at the Bank of England's quoted 2 year fixed rate at 90% loan to value, rent at the 2.75% most landlords charge on the landlord's share, and the middle stated service charge. The income needed is the mortgage divided by 4.5. The rules are GOV.UK's, as published by Homes England. Every figure is worked out again from the day's listings each time the page is opened. It is an illustration, not advice: the home's key information document gives its own figures.
In England, households earning £80,000 a year or less, or £90,000 in London, who cannot afford all of the deposit and mortgage on a home that meets their needs, and who are first-time buyers, former owners, forming a new household, existing shared owners, or owners who cannot afford to move.
Usually 5% to 10% of the share you buy, not of the whole home. On a typical home for sale today, a 10% deposit on a 25% share is £8,500, against £34,000 to buy the whole home with the same deposit.
On a new home, no more than 3% a year of the value of the share the landlord owns, and most landlords charge 2.75%. On a typical home for sale today that is £584 a month.
Yes. GOV.UK says every shared ownership home is leasehold, houses and flats alike, so read the lease for its length, the rent review and the charges before you commit.
Yes, at any time. Until you own all of it, you tell the landlord first, and it has 4, 8 or 12 weeks, depending on the lease, to find a buyer for your share at its market value before you can sell on the open market.
You may. You can pay once on the full market value, or on the share you buy now and possibly more as you buy further shares, and first-time buyer relief can reduce the bill. Our guide to stamp duty on new builds explains the choice.
You do, whatever share you own, apart from defects the building warranty covers. Leases from 2021 may add an initial repair period, usually 10 years, in which the landlord pays for essential structural and external repairs.
Information only, not financial advice. NewHomeSearch is independent: it does not sell homes, arrange mortgages or take payment from builders. Read how we work out every figure.
From the guides:Leasehold vs freehold: the difference on a new buildStamp duty on new builds and first-time buyer relief
Homes within reach
Money
The share of new build homes for sale in England that household incomes from £30,000 to £100,000 reach, region by region.
2 year fixed, last 12 months
Up 0.79 points in a year5.37%
Money
How each quoted fixed rate moved over 3 and 12 months, Bank Rate since 2016, and what moves the rate you are offered.
Shared ownership homes are sold by housing associations, councils and some builders. Plumlife Homes has the most for sale today, 122:
Source: NewHomeSearch listings: every new home for sale in England, read 12 November 2026.
| Provider | Homes |
|---|---|
| Plumlife Homes | 122 |
| L&Q | 110 |
| NHG Homes | 82 |
| Places for People | 76 |
| Southern Housing New Homes | 64 |
| LiveWest | 49 |
| Persona Homes | 30 |
| Linden Homes | 17 |
| Bovis Homes | 11 |
| Countryside | 9 |
