Taking that all-important first step onto the property ladder has become increasingly challenging for first-time buyers (FTBs) in recent years.
According to the Home Builders Federation’s recent report, ‘Broken Ladder’, the average property price for FTBs in England is 10 times the average annual net salary. As a result, FTBs need to save half their discretionary income for nine years to afford a deposit.
In the Southeast, Southwest and East of England, the average property price for FTBs increases to 12 times the average salary, and in London to more than 16 times — meaning FTBs need to save for more than 13 years just to pay the deposit for a home in the capital.
Education is essential on the schemes and policies available
Once on the housing ladder, FTBs must put aside 67% of their net salary to meet their monthly mortgage payment — up from just 47% in 2014.
Yet, despite rising prices and rates, the FTB market has remained remarkably resilient. According to the latest Bank of England (BoE) figures, FTB mortgages accounted for just over 27% of gross mortgage advances in Q2 2024 — a 2.6% increase from the previous year and up 1.6% from Q1.
Innovative lender products, increasingly flexible criteria and support from the Bank of Mum and Dad (BoMaD) have all contributed to sustaining the FTB market in recent years. However, with the stamp duty (SD) threshold for FTBs set to revert to £300,000 — from £425,000 — from April next year, can the current level of FTB activity be maintained, especially with no Help to Buy scheme in place?
And what can lenders, brokers and the market do to ensure the number of FTBs continues to rise?
“The FTB market is better than it has been for a while,” observes SPF Private Clients chief executive Mark Harris.
Although ultra-low, sub-4% rates may be reserved for those with larger deposits, rates are also falling for higher-loan-to-value products, he says.
One way the government could help would be to introduce financial wellness and financial planning at the curriculum level
“Not only are mortgage rates dipping but many lenders are reducing their standard variable rate, which could have a positive knock-on effect on affordability calculations.”
Just Mortgages and Spicerhaart chief executive John Phillips says the BoE’s August base-rate cut to 5% has helped boost FTB enquiries.
“With the next cut to the base rate widely expected in November, and — I’m sure — plenty of competition between lenders before then, FTB enquiries will continue to increase,” he predicts.
For those struggling to save for a deposit, the BoMaD has played a huge role in helping FTBs get onto the housing ladder. Recent research from Legal & General finds that contributions from what it calls the Bank of Family are likely to reach a record £9.2bn this year, up from £8.1bn in 2023, and are expected to hit £11.3bn by 2026.
But is it a good idea for the market to rely so heavily on family support?
“Many FTBs have been depending on the BoMaD to get on the property ladder, but they’d like more options so they do not need financial help,” says Trinity Financial product and communications director Aaron Strutt.
Many FTBs don’t know about the specialist products, and that’s where brokers come in
“Many parents would also rather not have to pass on their life savings or remortgage their property,” he adds.
Finding the initial deposit plus affordability constraints remain the main stumbling blocks for many FTBs, however.
Alexander Hall director of partnerships Stephanie Daley would like a permanent extension of the current SD holiday.
“No SD is payable up to £425,000, and FTB relief is available up to £625,000,” she explains. “As of 31 March 2025, this is set to revert down to £300,000 and £500,000 respectively.
“I think a permanent extension of the SD allowance for FTBs would help keep this part of the market buoyant.”
She would also like to see SD reform for downsizers, to help free up stock at the higher end of the market — enabling second- and third-steppers to move into larger homes — and potentially release more FTB stock.
Replacing Help to Buy
Many brokers criticise the lack of replacement for Help to Buy. From its launch in 2013 to its end last year, the scheme supported the purchase of almost 400,000 homes.
However, opinion remains divided. Critics argue that it inflated house prices; others view it as a lifeline for FTBs.
There’s a lot happening, with rate changes and improvements in mortgage criteria
“The market needs to find its own feet and I don’t think it’s appropriate for the state to prop it up,” says UK Moneyman managing director Malcolm Davidson.
Phillips disagrees: “We’ve been strong advocates for the return of Help to Buy, or at least something similar that includes second-hand or pre-owned properties. While the scheme had its critics, there’s no denying its impact in driving enquiries and helping people onto the housing ladder, especially in and around London.
“It’s worth mentioning that the scheme generated nearly £2bn in profit for the Treasury,” he adds.
In the absence of Help to Buy, Phillips has seen a shift towards shared ownership.
“Shared ownership has become a key driver of leads and enquiries for our new-build division. It is now the primary route into homeownership for many FTBs and return buyers,” he says.
“Shared ownership has its detractors too, but it allows people to own part of a property rather than none at all.”
Many FTBs have been depending on the BoMaD to get on the property ladder, but they’d like more options so they do not need financial help
Could some help be delivered in the Autumn Budget?
Harris says: “Labour pledged to get 80,000 young people on the housing ladder through ‘Freedom to Buy,’ an extension of the previous government’s Mortgage Guarantee Scheme [MGS], which is set to finish in June 2025.
“There wasn’t much detail, but there were limitations and constraints to the MGS, which will hopefully be ironed out.
“Another Help to Buy scheme might draw more criticism if it inflates prices further, albeit this policy helped more than 300,000 FTBs and incentivised developers to build.”
Support for renters
In the absence of Help to Buy, lenders have become increasingly flexible with their FTB products, extending mortgage terms and offering up to six times income.
“Lenders are looking to help FTBs with product and policy enhancements,” says Harris. “A number of building societies have launched 99% LTV products, and several lenders are offering higher loan-to-income multiples for FTBs.”
The deposit can still be a sticking point, however.
“The same old challenges remain in terms of affordability and deposits; and, while it’s great to see lenders becoming more flexible on the latter, it remains nearly impossible for many potential FTBs to save if they are privately renting,” says Davidson.
A permanent extension of the SD allowance for FTBs would help keep this part of the market buoyant
Lenders have come up with some innovative solutions, however.
“Skipton’s Track Record mortgage allows up to 100% LTV, using the applicant’s history of paying rent to calculate borrowing,” says Harris.
Skipton recently launched a shared-ownership version of Track Record. As with the original product, the society will consider lending 120% of the borrower’s current monthly rental payments, with a maximum term of 40 years.
Borrowers with a deposit of 5% or more may want to explore the joint-borrower/sole-proprietor (JBSP) option. Skipton’s JBSP mortgage, also known as the Income Booster, allows up to three additional borrowers’ incomes to be included on the mortgage application, without making them legal owners of the property.
Awareness of options
Although lenders are innovating, these products mean little without borrower awareness.
The market needs to find its own feet and I don’t think it’s appropriate for the state to prop it up
“There’s a lot happening, with rate changes and improvements in mortgage criteria,” says Strutt.
“Many FTBs don’t know about the specialist products, and that’s where brokers come in. For example, renters often aren’t aware of products like Skipton’s Track Record mortgage.”
Daley believes broader education is needed too.
“Education is essential on the schemes and policies available to get on the housing ladder, as well as overall financial wellness and strategies for avoiding over-indebtedness and adverse credit for young adults,” she says.
“There are a number of incentives available, whether from lenders, housebuilders, government policy or housing associations.
The FTB market is better than it has been for a while
“One way the government could help would be to introduce financial wellness and financial planning at the curriculum level, including a segment on getting onto the property ladder.”
As the government pushes ahead with its plan to build 1.5 million homes over the next five years, support for FTBs will become increasingly important — as will advice.
“Lenders must continue to support brokers in educating clients, highlighting the opportunities to buy one’s own home,” says Phillips. “Options still exist and conditions continue to improve.
“As brokers, we must remain visible and proactive in our local area to highlight these opportunities and demonstrate our skills in helping to navigate the market.”
READ MORE ARTICLES FROM THE FIRST TIME BUYERS SUPPLEMENT BY CLICKING ON THE POSTS BELOW:
Leader: Help is out there
Feature: First-time buyers navigate cost-of-living crisis
Comment: Lowering the ladder for first-time buyers
YOU CAN ALSO VIEW THE DIGITAL EDITION OF THE SUPPLEMENT HERE