NHS Mortgages

If you work for the NHS, this guide will explain all you need to know about how to confidently navigate your mortgage journey, showcasing the unique opportunities and support available. Whether it’s accessing a government scheme or finding the right lender, with our help, owning a home could be within reach.

What is an NHS Mortgage?

An NHS mortgage isn’t a single product but a term for special allowances or considerations many lenders extend to NHS staff. These can include priority access to specific mortgage schemes, lower deposit requirements, or more flexibility in assessing your income.

For example, if you work overtime or take on extra shifts, certain lenders may factor that additional income into how much you can borrow for a mortgage—something not all lenders do for other applicants. Plus, several NHS professions are seen as more secure, which can lead to a wider choice of lenders offering the most attractive mortgage terms.

The key to finding these benefits is knowing where to look. Not all lenders offer them, and the ones that do might not be available on the high street or advertise them openly. That’s where speaking to a specialist broker can make all the difference.

Who Qualifies for an NHS Mortgage?

Most full-time NHS staff who work in clinical roles can qualify for additional incentives, schemes and enhancements to the standard lending criteria, including:

• Nurses and midwives

• Doctors, including GPs and trainees

• Paramedics and ambulance staff

• NHS Dentists

• NHS Care Workers

• Allied health professionals (like physiotherapists, occupational therapists, or radiographers)

• NHS administrative and support staff

If you’re a contractor, agency worker, or work for a private provider within the NHS, you might still be eligible. Some lenders are more flexible than others when defining “NHS staff,” so it’s worth checking with a broker who understands these nuances.

You’ll usually need proof of employment, such as a contract, ID badge, or payslips, to confirm your role.

How Much Can NHS Staff Borrow for a Mortgage?

The amount you can borrow depends on your income, outgoings, and overall financial situation. Lenders typically calculate borrowing limits based on a multiple of your income—usually between 4 and 4.5 times your salary. However, some may stretch to 5 times for NHS workers due to the job security and stable incomes available for these professions.

For example:

• If your salary is £40,000, you could borrow between £160,000 (4 x £40,000) and £200,000 (5 x £40,000). 

• If overtime or allowances form a significant part of your income, some lenders will include these when calculating your maximum borrowing potential.

Lenders also perform affordability checks to ensure your monthly mortgage payments fit within your budget. They’ll look at your expenses, debts, and other financial commitments. Clearing any outstanding loans or credit card balances before applying can boost how much you can borrow.

What Government Mortgage Schemes Are Available for NHS Staff?

Government-backed schemes can be a game-changer for NHS workers, especially if you’re struggling to save for a deposit or find affordable housing. Here are the key schemes currently available:

• First Homes Scheme. The First Homes Scheme offers significant discounts—between 30% and 50%—on the market value of new-build homes for first-time buyers. NHS staff are often prioritised, particularly in areas where your role is essential.

• Shared Ownership Mortgages. This scheme lets you buy a share of a property (usually between 25% and 75%) and pay rent on the rest. It’s a great option for NHS workers who can’t afford to buy outright. Over time, you can “staircase” by purchasing additional shares until you own 100%.

• Mortgage Guarantee Scheme. With this scheme, you can get a 95% loan-to-value (LTV) mortgage, meaning you only need a 5% deposit. It’s ideal if you’re struggling to save while balancing the cost of living.

• Right to Buy and Right to Acquire. If you live in council or housing association housing, these schemes offer generous discounts to help you buy your home.

Tips for NHS Workers Applying for a Mortgage

Getting a mortgage doesn’t have to be stressful—being prepared is half the battle. Here are some practical steps to boost your chances of success:

• Check Your Credit Score. Download your credit report to see where you stand. Fix any errors and take steps to improve your score, such as registering on the electoral roll or clearing old debts.

• Save for a Deposit. Aim for at least 5–10%, though saving more will open up better rates. Remember, allowances made for NHS staff by certain mortgage lenders and government schemes can help lower what you need upfront.

• Get Your Documents Ready. Lenders will want proof of income, bank statements, and evidence of your employment. Have these ready to speed up your application.

• Budget for Extra Costs. Factor in solicitor fees, stamp duty (if applicable), and moving costs. Planning ahead will help you avoid surprises.

• Speak to a Specialist Broker. A broker who understands NHS mortgages can match you with lenders who offer the best deals and streamline the whole process.