Right-to-Buy vs Right-to-Acquire vs Shared Ownership vs Help-to-Buy

Four schemes have helped social tenants and first-time buyers into ownership, and they work in very different ways. Two give existing tenants a discount on buying the home they already live in. One sells you a share of a property and charges rent on the rest. The fourth, an equity loan scheme, closed to new applicants in 2023 but still binds everyone who used it. Each carries resale conditions that can cost you money years later. This comparison sets out eligibility, discounts and what happens when you sell.

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FeatureRight to BuyRight to AcquireShared OwnershipHelp to Buy
Who is eligibleSecure council tenants of 3+ yearsHousing association tenants of 3+ years (post-1997 properties)Anyone earning under £80,000 (£90k London), first-time buyers prioritisedFirst-time buyers (closed to new applications 2023)
How it worksBuy at discount from councilBuy at discount from housing associationBuy 25-75% share + pay rent on restGovernment equity loan up to 20% (40% in London)
Maximum discountRegional cash caps since 21 Nov 2024 — £16,000 in London, up to £38,000 in the South EastUp to £16,000No discount — pay only for the share ownedUp to 20%/40% equity loan
Resale restrictions10 years pre-emption right; clawback of discount if sold within 5 years5-year pre-emption + clawbackStaircasing rules; first refusal to HARepay equity loan on sale
Mortgage required
StatusIn force (England) — being reformedIn forceIn forceClosed to new applications since 31 March 2023
Eligible property typesCouncil houses and flats (some restrictions)Properties built/acquired after 1997New-build (mostly) but also resaleNew-build under £600k

Right to Buy discounts were reduced in November 2024 (Discount cap from £102k+ down to a lower regional formula in some areas). Always check current regulations. Shared Ownership leases are leasehold — service charge and lease length matter.

What each route really commits you to

The right-to-buy routes only apply if you are already a social tenant with enough qualifying time, and the discount is the main attraction. What people underestimate is what comes with ownership: repairs, buildings insurance, and — if the property is a flat — service charges and major works bills from the freeholder that can run to thousands with little warning. Ask for the last few years of service charge accounts and any planned works schedule before you commit.

  • Long-standing social tenant intending to stay put? A right-to-buy route can be excellent value, provided you can absorb the running costs.
  • First-time buyer priced out of the open market? Shared ownership gets you in with a smaller deposit, but you pay rent on the unowned share as well as the mortgage.
  • Already using an equity loan scheme? Understand that the loan is repaid as a percentage of the sale value, so it rises if the property does.

The mistake that costs most is ignoring the resale conditions. Discounts are clawed back if you sell within the specified period, former landlords hold pre-emption rights giving them first refusal, and shared ownership sales must usually go through the housing association first. None of these routes gives you a completely free hand to sell when you want.

Shared ownership is leasehold. Check the lease length, the ground rent, the service charge history and the staircasing terms before offering.

Frequently asked questions

What happens if I sell soon after buying with a discount?
You will normally have to repay some or all of the discount, on a sliding scale that reduces over the first few years of ownership. On top of that, the former landlord usually holds a right of first refusal for a longer period, so you may have to offer the property back to them before selling on the open market. Check the exact periods and the repayment formula in your transfer documents before marketing the property, because the figures surprise people.
Can I buy more of my shared ownership home later?
Yes — buying additional shares is called staircasing, and the price of each share is based on a valuation at the time you buy it, not on what you originally paid. That means a rising market makes staircasing more expensive, and there are valuation and legal costs each time. Some leases allow small incremental purchases, which reduces the cost of each step. Rent on the remaining share falls as your ownership grows, so the arithmetic is worth doing carefully.
Am I responsible for repairs and major works?
Once you own the property, yes, and that is true of shared ownership too — shared owners are typically responsible for all repairs despite owning only part of the home. Leasehold flats also attract service charges and contributions to major works such as roofs, lifts and cladding, which can arrive as very large one-off bills. Budget for these from the start, and ask the freeholder or housing association for the service charge history and any planned works before you buy.
What if I fall behind on the mortgage or the rent?
Contact the lender or landlord at the first sign of difficulty, because early engagement opens options that disappear later. Shared owners face a particular risk: rent arrears on the unowned share can put the lease itself at risk, which is a faster route to losing the home than mortgage arrears alone. Get free advice from Citizens Advice, StepChange or National Debtline, and check whether you are entitled to any housing costs support while you sort things out.

Related guides

Right to Buy and Right to Acquire

The Right to Buy scheme gives most council tenants in England the legal right to purchase their home at a significant discount. A separate but similar scheme — Right to Acquire — applies to some housing association tenants. Both schemes have been in place for decades and have enabled millions of social tenants to become homeowners, but they come with important conditions and restrictions that buyers need to understand before applying.

7 min

Shared Ownership

Shared ownership is a government-backed scheme that helps people buy a home they could not otherwise afford by purchasing a share of the property (initially between 10% and 75%) and paying rent on the remaining share to a housing association. Over time, buyers can increase their ownership share — a process called staircasing — until they own the property outright. The scheme has been significantly reformed since 2021, with important improvements for buyers.

8 min

Mortgage Arrears and the Pre-Action Protocol

Falling behind on mortgage payments is frightening, but lenders are required to follow strict procedures before they can repossess your home. The Pre-Action Protocol for Possession Claims based on Mortgage or Home Purchase Plan Arrears means that courts will expect both you and your lender to take reasonable steps to resolve arrears before a possession order is made. Acting early and engaging with your lender greatly improves your chances of keeping your home.

8 min

Disclaimer

The information on this page was correct at the time of writing. Amounts, thresholds, and rules may change. Always check the latest official guidance.