How to get on the property ladder in 2026

Getting on the property ladder still comes down to the same basics as ever: save a deposit, sort your finances, and find the right mortgage. What's changed is which schemes can actually help you get there. Here's where things stand. 

Saving for a deposit 

Most lenders exect a deposit of 5 to 20 percent of the property's value, and the bigger it is, the better the interest rate you'll be offered. Set yourself a monthly savings target and a realistic timeline and stick to both. 

If you've already got a Help to Buy ISA, keep paying in up to £200 a month. The scheme closed to new savers back in 2019, but existing accounts can still be topped up until November 2029, and the government bonus can be claimed until the end of 2030. If you don't have one, a Lifetime ISA is the better option now: save up to £4,000 a year and the government adds 25% on top, up to £1,000 annually, provided the home costs £450,000 or less. 

Assessing your financial situation 

Before you start house hunting, work out where you actually stand. Add up your income, your savings, and anything you owe, then work out what you can comfortably afford in mortgage repayments once council tax, insurance, and maintenance are accounted for. A realistic budget now saves you from falling for a home you can't actually afford later. 

Understand your mortgage options 

A mortgage is probably the biggest financial commitment you'll ever make, so it's worth getting this right. You can compare lenders yourself, but a mortgage broker will usually get you further: they know which lenders suit your circumstances and can handle the application for you. Since July 2025, a permanent Mortgage Guarantee Scheme has kept 95% mortgages available UK-wide, so a 5% deposit genuinely is enough to get you a mortgage offer, not just a temporary window that might close. 

Explore government schemes 

A few government schemes can still make a real difference, though the landscape has shifted. Help to Buy closed in 2023 and won't be coming back, so ignore any guide that still lists it. 

The First Homes scheme offers a discount of 30 to 50 percent on new build homes, capped at £250,000 (£420,000 in Greater London), though it's no longer guaranteed on every development since councils stopped being required to include it in 2024. Shared Ownership lets you buy a share of a home, often as little as 10%, and pay rent on the rest. You can buy further shares later as your finances allow. Right to Buy is worth knowing about too, but only if you're already a council or housing association tenant: discounts were cut sharply in November 2024, and the qualifying tenancy period is set to rise to ten years, up from three, so check the current terms before you count on it. 

Whichever route you're considering, check eligibility properly before you build a plan around it. Rules on these schemes move more than people expect. 

Seek professional guidance 

A solicitor or conveyancer isn't optional. They handle the property searches, the contract review, and the completion process, and a good one will flag problems before they become expensive ones. Get a recommendation if you can, and ask what's included in the fee before you commit. 

Check out the local property market 

Do your homework on the area before you commit to it. Property portals will show you asking prices and how they've moved, but numbers only tell part of the story. Go to viewings, ask questions, and talk to local estate agents who know the market day to day. They'll often flag things a listing won't, from noisy neighbours to developments planned nearby. 

Patience and flexibility 

Buying a property rarely goes entirely to plan. Chains collapse, surveys turn up issues, completion dates slip. None of that means you're doing it wrong. Stay flexible, don't rush a decision you'll regret, and keep going: the right property does turn up. 

The Guild is a UK-wide network of hand-selected independent estate agents across the UK. Whether you are buying, selling, letting or renting, explore where our Members are.