NHS Key Worker Mortgage Scheme
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Meet the Author
Adam Nunn
Meet the Author
Jon Porter
NHS Key Worker Mortgage Scheme
Adam Nunn and Jon Porter talk about the historic NHS Key Worker Mortgage Scheme and some of the benefits and incentives available to NHS staff.
What is the NHS key worker mortgage scheme? Is it a scheme that’s available?
Jon: That’s a bit of a yes and no. While there isn’t a specific scheme at the moment, some lenders offer better deals for key workers and NHS staff, depending on their role.
Benefits might include considering future income increases, especially for those new to their careers as doctors or nurses. This can influence which lenders consider their application and the amount available to them.
Additionally, new build developers may offer specific schemes, including deposit incentives or other benefits, for key workers in their area, helping them to purchase properties on their new build sites [all information correct at time of recording in August 2025].
Are there any other mortgage or deposit schemes for NHS employees?
Adam: There are no specific mortgage or deposit schemes for NHS employees.
In years gone by, shared ownership schemes often included specific requirements for applicants, which might have included working or living within a certain radius of an area. While there seem to be less of those requirements these days, there may be developments that pop up close to NHS hospitals which are more tailored towards key workers.
Generally speaking, most shared ownership schemes are quite generic and less specific to occupation type. But property developers do like to be seen to offer discounts and incentives, and may be more forthcoming with these for NHS workers.
What’s the minimum deposit contribution I need to make?
Jon: For new-build properties, a deposit of around 5% of the purchase price is typically needed. If you are buying an older property some lenders may offer 0% deposit options, although this depends on individual circumstances and lending criteria.
Can I get a mortgage with a 0% deposit?
Adam: For new-build properties most lenders will still require your own deposit, even if you receive a discount or incentive from a developer. This is purely because new-build properties are considered higher risk due to their price volatility.
While 0% deposit schemes are often talked about, it’s always advisable to save at least 5% for a deposit. Doing so unlocks a wider range of lenders and lending options.
There are a few lenders who offer a middle ground, accepting a 1% deposit or a £5,000 deposit (up to a maximum of 1%). Other lenders offer 3%.
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Can I combine the NHS scheme with other incentives, such as shared ownership or a Lifetime ISA?
Jon: Lenders will allow you to combine the NHS scheme with other incentives under certain circumstances, but it’s usually down to whether a developer is going to be offering a gifted deposit – as was the case with the historic NHS scheme and shared ownership.
Therefore, it’s more about finding the right property. Once that’s done, we can then find the most suitable lender for you. It’s also worth noting that the Lifetime ISA is generally applicable to residential purchases.
Adam: While some aspects may depend on the development or seller, the Lifetime ISA can be used for either new-builds or secondhand properties. The key thing to remember is that the Lifetime ISA is exclusively for the deposit and cannot be used for additional costs like stamp duty or solicitors fees.
What type of properties are eligible for the NHS key worker mortgage scheme?
Adam: Developer incentives are exclusively for new-build properties. Therefore, a property that was a new build and is now being resold will not come with any cashback or incentives. However, most lenders offer financing for both new-build and second-hand properties, and this criteria may be more favourable to a key worker.
A newly qualified doctor, for instance, typically faces an affordability assessment. Lenders are reassured by the transparency of NHS and public sector income arrangements, which are available on government websites. They can see that a doctor’s basic starting salary is likely to increase and that their long-term affordability should only improve. Therefore, NHS key workers can benefit from the way in which lenders assess their income.
Who is eligible for the NHS key worker scheme or incentives? Does it cover all NHS roles or just specific ones?
Jon: Previously, the NHS Key Worker Mortgage Scheme covered specific roles within the NHS. However, that scheme has ended, and new options are now available for all NHS employees, including both clinical and non-clinical staff.
We’ve also discussed various lenders offering professional mortgages, some of which are designed for specific professions like doctors, nurses, and midwives. We will review all available options to determine the most suitable lender for an NHS employee.
Will my NHS employment contract affect my mortgage application?
Adam: It depends on how you’re employed. If you’re on a fixed term contract, most lenders will want to see a history of fixed-term contracts that have been renewed. However, there will be certain lenders that are more favourable to NHS key workers, so they may have a slightly more relaxed approach to the way they assess the contract or your type of employment.
If you are a locum doctor, there’s such a variety of ways in which lenders can assess you. Some may look at your payslips, even though these represent temporary, rather than permanent, employment. Other lenders will treat you as self-employed.
This is why we get a full understanding of how you are paid, and we’ll then find the most suitable lender for what you’re looking to achieve.
How can a mortgage broker help here? Is there anything you’d like to add?
Jon: NHS professionals may qualify from specialist schemes from various lenders – not exclusively the historical NHS Key Worker Mortgage Scheme.
It’s more the case that lenders offer certain professions enhanced income multiples. So it’s just a case of trying to find the right product for you, enabling you to purchase the property that you want.
Adam: We often receive enquiries from NHS staff who are already looking into NHS-specific mortgage schemes. They assume this will give them an advantage over approaching a lender not associated with such a scheme, but that’s not always the case.
It’s best to approach a mortgage broker with an open mind. We can then find the most suitable mortgage for your circumstances, which may not be related to any specific NHS scheme.
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