NHS Mortgages in the UK: Help and Schemes Available in 2025

The NHS is one of the UK’s greatest achievements, providing free healthcare to millions. As the UK’s biggest employer, it supports over 1.5 million staff, but many NHS workers still find it difficult to get on the property ladder. Rising house prices, strict affordability checks, and variable income from shift work often make securing a mortgage challenging.

The good news is that in 2025, there are special NHS mortgages, staff discounts, and government schemes designed to make homeownership easier for healthcare professionals. In this guide, we’ll explain what NHS mortgages are, the help available, and how WIS Mortgages can connect you with the right lenders.

Key Takeaways: NHS Mortgages in 2025

• NHS workers can access mortgage discounts, government schemes, and priority housing.
• The First Homes Scheme and Shared Ownership are popular routes to affordable property.
• Specialist lenders may include overtime, shift pay, and locum income in affordability checks.
• Challenges include high UK house prices, particularly in London and the South East.
• A broker like WIS Mortgages can identify NHS-friendly lenders and maximise your borrowing potential.

What Is an NHS Mortgage in the UK?

An NHS mortgage is not a single product but a range of discounts, policies, and government schemes designed to help NHS employees buy a home. These can include:

• Key Worker mortgage discounts from selected lenders.
• Government-backed schemes available to NHS staff.
• Flexible underwriting policies that recognise NHS income structures.

You may be eligible for an NHS mortgage if you work in roles such as:

• Doctor, nurse, or midwife
• Paramedic or healthcare assistant
• Support staff directly employed by the NHS

Mortgage Support and Schemes for NHS Staff in 2025

NHS workers make up a significant portion of the UK workforce, and lenders understand the unique challenges you face. Some of the most important options in 2025 include:

NHS Mortgage Discounts

Some lenders in the UK offer reduced interest rates, smaller deposits, or enhanced affordability checks for NHS staff. Because the NHS is a reliable employer, lenders often view income as stable — but discounts vary, so comparing deals is essential.

First Homes Scheme

The government’s First Homes Scheme allows eligible buyers, including NHS workers, to purchase a new-build property at 30–50% below market value. Local councils prioritise key workers, giving NHS staff an advantage in competitive areas.

Shared Ownership

With Shared Ownership, you buy part of a property (usually 25–75%) and pay rent on the rest. Over time, you can staircase towards full ownership. NHS staff often get priority access, especially in London and regional housing associations.

Right to Buy and Right to Acquire

If you live in a council or housing association property, you may qualify for schemes such as Right to Buy or Right to Acquire, offering significant discounts to eligible tenants, including NHS workers.

Low Deposit Options

Some UK lenders accept deposits as low as 5% for NHS employees, especially when used alongside the Mortgage Guarantee Scheme.

Key Worker Prioritisation

Housing associations and developers frequently reserve new-build or affordable housing units for NHS workers and other key staff.

Special NHS Mortgage Lender Policies in the UK

Mortgage underwriting can be complex for NHS staff due to:

• Shift allowances and unsocial hours pay
• Overtime and bank shifts
• Locum or fixed-term contracts

Some lenders only count basic salary, which limits borrowing. However, specialist lenders (often accessed via brokers) will consider:

• Overtime and shift pay as part of income
• Locum and short-term contracts fairly
• NHS employment stability compared with other industries

At WIS Mortgages, we regularly help NHS staff secure mortgages by connecting them with lenders who understand healthcare income structures.

A Real-World NHS Mortgage Case Study

WIS Mortgages recently assisted two NHS doctors in securing a mortgage of £750,000. Their finances were split between NHS salaries and private practice income — a challenge as most lenders require two years of self-employed accounts.

With added complexities like school fees and a short trading history, many lenders declined. By approaching a specialist NHS-friendly lender, we secured approval by demonstrating the stability of their NHS roles alongside private practice earnings.

What Challenges Do NHS Workers Face When Applying for a Mortgage?

• High house prices near UK hospitals, especially in London and the South East.
• Variable pay from overtime and locum work complicates affordability.
• Student loan repayments reduce disposable income for junior staff.
• Time pressures make it difficult to research mortgage deals without expert help.

Tax and Legal Considerations for NHS Staff Mortgages

• Stamp Duty Land Tax (SDLT): NHS staff pay the same SDLT as other buyers, but first-time buyer relief may apply.
• Affordability stress tests: Overtime and allowances may or may not be included by different lenders.
• Credit checks: Even with secure NHS employment, credit history impacts your rate.
• Joint Borrower Sole Proprietor (JBSP): This option allows a family member to support affordability without co-owning the property.

FAQs About NHS Mortgages in 2025

1. Do NHS staff get better mortgage rates?
Some lenders offer reduced rates or enhanced affordability checks, but deals vary.

2. Who qualifies for an NHS mortgage?
Most schemes apply to NHS doctors, nurses, paramedics, midwives, and support staff employed directly by the NHS.

3. Can overtime and unsocial hours pay be included?
Yes, specialist lenders may include overtime, shift pay, and allowances in affordability assessments.

4. Do NHS staff need a smaller deposit?
Some lenders allow 5% deposits for NHS workers, but availability depends on scheme and lender.

5. Are NHS mortgages only for first-time buyers? No. Existing homeowners and those remortgaging can also access NHS mortgage products.

6. Can locum doctors or temporary staff apply?
Yes, but eligibility depends on the lender. Specialist brokers are best placed to match locums with suitable lenders.

7. Which banks offer NHS mortgage discounts?
Policies vary. High-street banks rarely advertise NHS-specific deals, but smaller and specialist lenders may offer tailored terms.

Finding the Right NHS Mortgage With WIS Mortgages

If you’re an NHS worker struggling to secure a mortgage, you have more options than you think. From government schemes to staff discounts, 2025 is a good time to explore NHS mortgage opportunities in the UK.

At WIS Mortgages, we specialise in helping NHS employees secure mortgages tailored to their circumstances. Whether you’re a first-time buyer, moving home, or remortgaging, our expert advisers can guide you through every step.

Contact WIS Mortgages today to explore the best NHS mortgage options in 2025.

Important Notice

Your home may be repossessed if you do not keep up repayments on your mortgage.

This article is for general information only and does not constitute financial advice. Always speak to an FCA-authorised adviser before making financial decisions. Product availability and criteria are subject to change. Accurate as of September 2025.