The UK government has committed up to £39 billion over ten years to support the delivery of around 300,000 affordable homes through the new Social and Affordable Homes Programme (SAHP) 2026–2036. That figure is enormous, but what it means for you is that a significant, long-term funding pipeline is now in place — and if you’re looking for affordable housing, the next few years could offer more options than we’ve seen in a long time. I’ve been covering housing policy for a while now, and the sheer scale of this investment, combined with the explicit target that at least 60% of homes must be for social rent, marks a real shift in direction.
The problem is that finding and securing affordable housing in the UK has never been straightforward. Waiting lists are long, eligibility rules vary, and the application process can feel like a maze. This new programme is designed to change that, but only if you know where to look and how to apply. Here’s what you actually need to know.
Before you start, it helps to understand the full picture of what buying a home involves. I’d recommend reading our apartment hunting checklist for first-time buyers to get a sense of the practical steps involved. And if you’re thinking about how to protect your new home once you’re in, a home security starter kit is one of those things you’ll be glad you sorted early.
What the Social and Affordable Homes Programme actually means for you
The most important thing to understand is that this isn’t just another government scheme with a fancy name. The SAHP 2026–2036 is a ten-year plan that fundamentally changes how affordable housing is funded and delivered across England. The core strategic objective is to maximise supply — particularly of Social Rent homes, with a target to deliver at least 60% of the homes under the programme as Social Rent. That’s a deliberate rebalancing after years where shared ownership and affordable rent dominated.
What this means in practice is that more genuinely affordable rented homes should become available over the next decade. If you’re on a housing register or thinking about joining one, the next few years could see a real increase in supply. My advice would be to get your name down early — when new developments come online, demand will be high.
For a deeper look at what to watch out for when viewing properties, our guide on flat buying red flags covers the warning signs you shouldn’t ignore.
Why this matters more than previous affordable housing schemes
Previous programmes often spread funding thinly across different tenures, with no clear priority. This time, the government has set a hard target: at least 60% of homes must be for social rent. That’s a significant shift. For context, under the previous Affordable Homes Programme, the proportion of social rent homes was far lower. The new focus responds to growing demand for genuinely affordable rented homes — the kind that people on low incomes can actually afford without housing benefit topping up the rent to market levels.
Consider this scenario: a single parent working part-time in a city where private rents have doubled over the past decade. Under the old system, they might have been offered an “affordable rent” property set at 80% of market rate — still unaffordable. Under the new programme, the same development could include social rent homes at a fraction of that cost. That’s the difference this policy is designed to make.
There are also regional differences to be aware of. Homes England will manage at least £27.2 billion of government funding across England, excluding London, which will receive separate funding through the Greater London Authority (GLA). The GLA will manage up to 30% of total funding for London. Established Mayoral Strategic Authorities — including Greater Manchester, Liverpool City Region, North East, South Yorkshire, West Midlands and West Yorkshire — will be able to shape local priorities, tenure mix and development sites. So what’s available in Manchester may look very different from what’s on offer in Cornwall.
What I tend to notice is that people assume these programmes are only for the most extreme cases. In reality, eligibility for social rent and affordable housing schemes covers a much wider range of incomes and circumstances. If you’re in work but struggling with rent, you may still qualify. Don’t rule yourself out before you’ve checked.
If you’re worried about the legal side of things — tenancy agreements, rights, or disputes — speaking to a tenant landlord lawyer can give you clarity on what you’re entitled to.
Where people go wrong when applying for affordable housing
Even with more funding and a clearer focus, mistakes in the application process can cost you months or years of waiting. Here are the most common ones I see.
Not registering with the right local authority
This is the single biggest error. Many people assume they can apply anywhere, but affordable housing is allocated based on local connection. You usually need to prove you live, work, or have family in the area. If you register with the wrong council, your application will sit in a queue you can never move up. Check your local authority’s housing register page first — it will tell you exactly what proof of connection they need.
Missing the bidding window for new developments
Under the SAHP, all homes funded must start by 31 March 2026 and complete by 31 March 2029. That means a wave of new developments will be coming online in a relatively short window. If you’re not on the housing register and actively bidding when those homes become available, you’ll miss the first round. Get registered now, even if you think you’re not ready. You can always turn down an offer later.
Assuming shared ownership is the only option
Because shared ownership has been heavily promoted in recent years, many people don’t realise that social rent is now the priority. If you’re on a low income, shared ownership can still leave you with a mortgage you can’t afford. Social rent is cheaper and more secure. Don’t let a housing officer push you toward a tenure that doesn’t suit your finances. Ask specifically about social rent homes in any new development.
Not understanding the two funding routes
Homes England has introduced two main routes for delivery partners: Continuous Market Engagement (CME) and Strategic Partnerships. CME is open on an ongoing basis for smaller schemes, while Strategic Partnerships are for large-scale delivery. What this means for you is that smaller, community-led developments may come online faster through CME, while larger estates take longer. If you’re in a rural area, look for CME-funded schemes — they’re more likely to suit smaller settlements.
For a practical tool to help you compare properties, our ultimate apartment viewing checklist covers everything you need to check before making an offer.
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| Partnership Type | Minimum Homes | Funding Cap |
|---|---|---|
| New Land-led or Developer Delivery | 1,500 by 2036 | £250 million |
| Local Authority Strategic Partnership | 800 by 2036 | £250 million |
| Specialist & Supported Housing | 800 by 2036 | £250 million |
| Existing Strategic Partnership | 1,000 additional homes | £350 million |
| Strategic Partnership Plus | 4,000 by 2036 | £700 million |
If you’re thinking about buying rather than renting, understanding the fees involved is crucial. Our guide on understanding fees when buying an apartment breaks down the costs you need to budget for.
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How to find and secure affordable housing under the new programme
Here’s a practical, step-by-step approach to making the most of the SAHP 2026–2036.
Get on your local housing register now
This is the single most important step. Every local authority in England maintains a housing register for social and affordable homes. You can usually apply online through your council’s website. You’ll need to provide proof of identity, income, and local connection. The process takes about 30 minutes. Once you’re on the register, you’ll be able to bid on properties as they become available. Don’t wait until you see a development you like — by then, it may be too late.
Understand the different tenures available
Under the SAHP, Homes England will fund new build homes for rent or ownership, specialist and supported housing, rural housing in settlements under 3,000 population, traveller pitches, bringing empty homes back into use, and estate regeneration that delivers additional affordable homes. Home ownership routes include Shared Ownership, Older Persons Shared Ownership (OPSO), HOLD and Rent to Buy. Each has different eligibility criteria and costs. Social rent is the cheapest, but shared ownership may suit you if you have some savings and want to build equity. Be honest with yourself about what you can afford.
Check if your area has a Mayoral Strategic Authority
If you live in Greater Manchester, Liverpool City Region, North East, South Yorkshire, West Midlands or West Yorkshire, your combined authority can shape local priorities, tenure mix and development sites. That means more local control over what gets built and where. Check your combined authority’s website for local affordable housing strategies — they may have additional funding or schemes on top of the national programme.
Prepare your documents in advance
When bidding opens for a new development, you’ll need to move fast. Have your ID, proof of income, bank statements, and local connection evidence ready. If you’re applying for shared ownership, you’ll also need a mortgage agreement in principle. Getting these together now means you won’t be scrambling when the right property comes up.
For a more detailed look at the financial side, our article on tax deductions for homeowners explains what you can claim once you’re in your home.
- 1Register with your local councilGo to your council’s website and apply for the housing register. You’ll need proof of identity, income, and local connection. This takes about 30 minutes and is free.
- 2Check your eligibility for different tenuresSocial rent, affordable rent, shared ownership — each has different income limits and deposit requirements. Use the government’s online eligibility checker or speak to your council’s housing team.
- 3Monitor local developmentsSign up for alerts from your council and local housing associations. New SAHP-funded developments will be advertised through these channels. Set up email notifications so you don’t miss a bidding window.
- 4Get professional advice if neededIf you’re unsure about your rights or the application process, a housing advisor or property lawyer can help. Many councils also offer free housing advice services.
What’s coming next — the future of affordable housing funding
Bidding for the SAHP is expected to open in February 2026, with strategic partnership bids closing in April 2026. Homes England must first obtain and review a subsidy report from the Competition and Markets Authority (CMA), which may lead to changes in funding guidance. Registered Providers will receive further information in advance, including details on rent convergence, the modernised Decent Homes Standard and Minimum Energy Efficiency Standards. This means the rules could shift slightly before applications open, so stay informed by checking the Homes England website regularly.
If you’re looking at buying a flat rather than renting, our guide on condo board responsibilities explains what you need to know about shared ownership and management companies.
Can I apply for affordable housing if I’m not on benefits? ▾
What’s the difference between social rent and affordable rent? ▾
Do I need a deposit for shared ownership? ▾
How long does the application process take? ▾
Can I apply for affordable housing in a different area? ▾
What happens if my income changes after I’m offered a home? ▾
The new Social and Affordable Homes Programme is the most significant long-term investment in affordable housing we’ve seen in years. With £27.3 billion confirmed and a clear focus on social rent, the next decade could genuinely change the landscape for people struggling to find a home they can afford. Your best move right now is to get on your local housing register, understand the different tenures, and start preparing your documents. The bidding window opens in February 2026 — don’t let it pass you by.
If this was useful, you might also want to read how much location really matters when buying an apartment.
Sources and Further Reading
Should you always get a survey when buying a flat? — Expert advice on why a survey can save you thousands and what type to choose.
Launching the Social and Affordable Homes Programme 2026 to 2036. UK Government, 2025.
Social and Affordable Homes Programme SAHP 2026–2036 summary. Action Together, 2025.
SAHP 2026 programme overview. Highlight, 2025.
