Veterans and families:
your guide to getting help with buying a home in Scotland
Owning a home is a huge milestone. For many veterans, it’s a powerful step toward long‑term stability after leaving the armed forces. If you’re looking at buying a home in Scotland but worried about affordability, the key programmes to know about are the Low-cost Initiative for First Time Buyers, Shared Ownership and Forces Help to Buy schemes.
Here’s how they work, who can apply and why veterans receive special consideration.
Time to read:
This guidance is for Scotland. There are separate guides for England, Wales and Northern Ireland.
LIFT: Scotland’s main scheme for affordable homeownership
The Low-cost Initiative for First Time Buyers (LIFT) is the Scottish Government’s flagship scheme to help people get onto the property ladder.
Instead of giving you a discount, the government takes a financial stake in your home, reducing the amount you need for a mortgage and deposit.
There are 2 main ways to buy through LIFT:
- Open Market Shared Equity (OMSE)
- New Supply Shared Equity (NSSE)
Both are designed to make buying a home in Scotland more achievable for those on low to moderate incomes.
Open Market Shared Equity (OMSE):
Buy on the open market
The OMSE scheme helps you buy a home that’s already for sale on the open market.
How it works
You pay:
- typically 60% to 90% of the property price
The scheme provides:
- between 10% and 40% of the purchase price
You then:
- own the home outright
- have a smaller mortgage than usual
There’s no rent to pay on the government’s share. When you sell, you repay the same percentage of the home’s value.
What types of homes can you buy?
Existing homes on the open market.
Properties within regional price thresholds.
Homes suitable for your household size. You can purchase a home of any size, subject to affordability.
Who is eligible?
You must:
- no longer own another property at point of purchase through the scheme
- be unable to afford a suitable home without help
- be able to sustain a mortgage for your share
Priority groups (including veterans)
The scheme prioritises:
- first-time buyers
- social renters (people who rent from a council or Registered Social Landlord)
- people with a disability who can demonstrate a housing need
- members of the armed forces
- veterans who have left the armed forces within the past 2 years
- widows, widowers and other partners of service personnel who have lost their life while serving in the armed forces within the last 2 years
- people aged over 60 with a housing need are a priority group who do not need to take out a mortgage
This means veterans often receive priority access, which can significantly improve your chances of securing a home.
New Supply Shared Equity (NSSE):
Buy a new-build home
If you’d prefer a new-build property, the NSSE scheme is the second LIFT option.
How it works
You buy:
- around 60% to 80% of a new-build home
The scheme provides:
- the remaining share (typically 20%–40%)
You still:
- own the property outright
- do not pay rent on the government’s share
What kind of homes can you buy?
New-build homes from councils or housing associations.
Affordable housing developments across Scotland.
Who is eligible?
You must:
- be unable to afford a home without support
- meet income and affordability criteria
- plan to live in the property as your main residence
Why it may suit veterans
NSSE priority groups are the same as the Open Markey Shared Equity scheme, including also being available to people who have previously owned a home and have experienced a significant change in circumstances, such as a marital breakdown. This means both schemes are equally beneficial to veterans.
Shared Ownership – Scotland:
Part buy, part rent
Shared Ownership works differently from shared equity. Instead of owning the whole property with government support, you buy a share and pay a fee on the rest.
How it works
You buy:
- 25%, 50% or 75% of a property
The housing association owns:
- the remaining share
You then:
- pay an “occupancy charge” (similar to rent) on the remaining share
Unlike shared equity schemes, you do not own the property outright.
What kind of homes can you buy?
Homes provided by housing associations.
Typically new-build or affordable housing developments.
Costs to expect
A deposit and mortgage for your share.
Monthly occupancy charge (rent).
Ongoing costs like repairs, insurance and council tax.
Who is eligible?
You must:
- have a low to moderate income
- be unable to afford full homeownership
- plan to live in the home
Why it may suit veterans
Shared Ownership schemes prioritise:
- first time buyers with limited housing alternatives
- armed forces personnel
- veterans who left the armed forces within the past 2 years
- widows, widowers and other partners of service personnel for up to 2 years after their partner was killed while serving
- public sector tenants
- families on low incomes
- disabled people
If you are interested in Shared Ownership, you can get details of available properties from the participating social landlord in your area.
Still serving? Consider Forces Help to Buy for interest‑free support
If you’re still in service, Forces Help to Buy (FHTB) can make buying a home much more achievable.
What is Forces Help to Buy?
The scheme allows eligible service personnel to borrow:
- up to 50% of their annual salary
- up to a maximum of £25,000
- interest‑free
The loan can be used towards:
- a deposit
- solicitor’s fees
- estate agent fees
- other purchase costs
From 1 January 2023, Forces Help to Buy became an enduring policy, meaning it’s available now and in the future.
Who can use the scheme?
You may be eligible if you:
- are regular service personnel
- have completed the required length of service
- have more than 6 months left to serve
- meet medical requirements
- are not a reservist or part of the Military Provost Guard Service
There may be exceptions in cases involving medical or personal circumstances.
How to apply
Applications are made through JPA self‑service, using the Forces Help to Buy application process. Full guidance is available in the JPA user guide.
Find out more:
What’s changed in Scotland?
If you’ve researched schemes before, you might recognise names like Help to Buy (Scotland) or the First Home Fund.
It’s important to know:
- Help to Buy (Scotland) is now closed
- the First Home Fund is also closed
- LIFT is now the main national scheme available
That means most buyers, especially veterans, will be looking at shared equity as their primary route when looking for help to buy a home in Scotland.
Additional support when buying a home in Scotland
Alongside LIFT, there are a few other helpful factors:
LBTT (Land and Buildings Transaction Tax) relief: first-time buyers pay no tax on properties up to a certain threshold
Forces-friendly lenders: some mortgage providers take military income and postings into account
Local authority support: councils may prioritise veterans for housing assistance
These can all make a meaningful difference when planning your purchase.
Note: the home ownership system in Scotland is distinct from the rest of the UK. It’s important to have a solicitor to guide and support throughout the process.
Which scheme is right for you?
When it comes to getting help with buying a home in Scotland, your choice depends on what you can afford and the type of home you want.
Choose OMSE if you want:
- to buy on the open market
- flexibility in location
- full ownership with government support
Choose NSSE if you want:
- a new-build home
- access to affordable housing developments
- full ownership with a smaller mortgage
Consider Shared Ownership if you want:
- the lowest upfront costs
- to buy a portion of a home first
- a stepping stone into homeownership
Consider Forces Help to Buy if you’re still serving and want:
- an interest‑free boost to your deposit
- help covering buying costs
- support while balancing a mobile service career
Veterans deserve a fair start in homeownership
For those leaving the armed forces, stability matters, and owning a home can be a big part of that. These are the clear, practical routes to get help with buying a home in Scotland.
With priority access across multiple schemes and flexible ways to reduce upfront costs, veterans are well supported in taking that next step.