The Pros and Cons of New Builds for London’s First-Timers

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Written By Freddie Smith

Freddie Smith, a seasoned real estate advisor, specializes in guiding first-time buyers through the complexities of London's property market. With a talent for simplifying financial and legal jargon, Freddie offers clear, actionable advice. His insights into market trends and buyer strategies make them an invaluable guide for anyone embarking on their first property purchase in London.

As a journalist specializing in the property market, I often speak with first-time buyers in London who are eager to find their dream home. In recent years, the government has introduced several schemes to assist London’s first-time buyers, including the First Homes scheme. In this article, I will explore the pros and cons of new builds for these aspiring homeowners, evaluating the options available to them in the bustling London property market.

London’s First Homes scheme is designed to provide discounted new build properties to first-time buyers. Under this scheme, properties are capped at £420,000, with discounts ranging from 30% to 50% off the valuation price. To be eligible, individuals must meet certain criteria, such as being first-time buyers, having a household income of no more than £90,000, and securing a mortgage that covers at least 50% of the property’s purchase price. Key workers and local residents are given priority within the scheme.

While the First Homes scheme has its advantages, it’s important for first-time buyers to consider other options as well. Help to Buy equity loans provide government assistance in the form of a loan covering 40% of the deposit for those purchasing a new build home. Shared Ownership allows buyers to purchase a share of a property and pay reduced rent on the remaining share, with the option to gradually increase their ownership over time. The 95% mortgage guarantee scheme encourages lenders to offer high loan-to-value mortgages to first-time buyers, with the government guaranteeing a portion of the mortgage.

When evaluating new builds for London’s first-time buyers, it’s crucial to weigh the pros and cons. On the plus side, the First Homes scheme offers an affordable pathway to homeownership with substantial discounts. Buyers also have the freedom to customize their new build property according to their preferences. Furthermore, new builds are often more energy-efficient and require less maintenance, offering long-term savings. However, it’s worth considering that the same discount must be applied when selling the property, potentially limiting the pool of prospective buyers. Additionally, competition for new build homes under the scheme can be fierce, and these properties may not offer as much space or outdoor areas compared to older homes.

Overall, London’s first-time buyers have a range of options to evaluate when it comes to new builds. By carefully considering the pros and cons, they can make informed decisions that align with their financial circumstances and lifestyle preferences. Whether it’s through the First Homes scheme, Help to Buy equity loans, Shared Ownership, or the 95% mortgage guarantee scheme, there are opportunities for first-timers to step onto the property ladder in one of the world’s most vibrant cities.

How the First Homes Scheme Works for London First-Time Buyers

The First Homes scheme offers an exciting opportunity for first-time buyers in London to purchase new build properties at a discounted price. Under the scheme, properties have a minimum discount of 30% off their valuation price, with some areas offering even higher discounts of 40% or 50%. This discount can make homeownership more affordable and accessible for Londoners just starting their property journey.

To be eligible for the First Homes scheme, buyers must meet certain criteria. Firstly, they must be first-time buyers, meaning they have not previously owned a property. Additionally, their household income must not exceed £90,000. This income cap ensures that the scheme benefits those who may struggle to afford property in the current market. Finally, buyers must secure a mortgage that covers at least 50% of the property’s purchase price.

The First Homes scheme prioritizes key workers and local residents. Key workers, such as healthcare professionals, teachers, and emergency service personnel, play a crucial role in our communities and often face challenges when it comes to finding affordable housing. The scheme recognizes their contribution and aims to support them in achieving homeownership. Local residents, who may have deep ties to the community and struggle with rising property prices, also receive priority under the scheme.

Reserving a property under the First Homes scheme is straightforward. Interested buyers can contact developers who are participating in the scheme and meet the eligibility criteria. The developers will guide them through the application process, including the necessary documentation and paperwork. It’s important to note that the availability of properties under the scheme may vary depending on the location and demand.

The First Homes scheme is a fantastic initiative that empowers London’s first-time buyers to enter the property market with a considerable discount. By providing eligibility criteria and prioritizing key workers and local residents, the scheme aims to address the challenges faced by these individuals in finding affordable homes. If you’re a first-time buyer in London looking for a foot on the property ladder, the First Homes scheme might be the perfect opportunity to make your dream of homeownership a reality.

Pros and Cons of the First Homes Scheme for London First-Time Buyers

The First Homes scheme offers both advantages and disadvantages for first-time buyers in London.


  • Discounted Purchase: The scheme provides an opportunity for buyers to purchase a home at a minimum 30% discount off the property’s valuation price. This makes homeownership more affordable for first-time buyers in London.

  • Customization Options: Buyers under the First Homes scheme have the freedom to customize their new build property by selecting the fittings and appliances according to their preferences.

  • Energy Efficiency: New build properties are often designed with energy-efficient features, which can result in lower utility bills for homeowners. Additionally, these properties require less maintenance in comparison to older homes.


  • Selling Restrictions: When selling a property purchased under the First Homes scheme, buyers must apply the same discount to the resale price. This limits the potential pool of buyers to those who meet the scheme’s criteria, potentially reducing the market demand.

  • High Competition: The popularity of the First Homes scheme can lead to high competition for new build properties. Buyers may face challenges when trying to secure a property, especially in desirable locations.

  • Space Limitations: New build homes under the scheme may have smaller living spaces and gardens compared to older, established homes. Buyers should carefully consider their spatial requirements before opting for a property under the scheme.

Other Options for London’s First-Time Buyers

In addition to the First Homes scheme, first-time buyers in London have access to other options that can help make their dream of homeownership a reality.

One such option is Help to Buy equity loans, which provide a government loan of 40% of the deposit for those buying a new build home. This means that buyers only need to secure a mortgage for 55% of the property’s value, making it easier to get on the property ladder.

Another alternative is Shared Ownership, which allows buyers to purchase a share of a property and pay reduced rent on the remaining share. This option is particularly beneficial for buyers with limited budgets, as it offers a more affordable entry point into homeownership. Over time, buyers can choose to increase their share through a process called “staircasing,” eventually leading to full ownership.

For those who wish to secure a mortgage with a smaller deposit, the 95% mortgage guarantee scheme is a viable choice. This scheme encourages lenders to provide high loan-to-value mortgages, with the government guaranteeing a portion of the mortgage. This reduces the risk for lenders, making it easier for first-time buyers to secure a mortgage with just a 5% deposit.

Freddie Smith