New-Build Scheme Finder: Which Low-Deposit Route Fits You?

Help to Buy is gone and Deposit Unlock closed to new buyers in April 2026, but a 5% — sometimes 2% or even 0% — deposit still works on a new build. Six routes remain: ordinary 95% new-build ranges, Cambridge First Step at 98%, 100% mortgages, Own New Rate Reducer, the builder's contribution as your deposit, and builder-funded equity loans. Answer five questions to see which apply to you.

Based on our verified lender criteria and scheme guides, last reviewed August 2026. Information only, not advice.

Your deposit (own savings plus any gift)

Property type

First-time buyerRenting now with 12+ months' clean payment historyBuilder is offering an incentive on this plotA family gift is part of the deposit

Ordinary 95% new-build mortgage (5% deposit, no scheme)

Likely available

The quiet revolution: mainstream lenders lend 95% on new-build houses with no scheme attached. Barclays and NatWest raised new-build caps in late 2025, joining Nationwide, Santander, Accord and Skipton. Lenders named in our data: Barclays, NatWest, Nationwide, Santander, Accord, Skipton. More detail →

Cambridge First Step (2% deposit, 98% LTV)

Likely available

First-time-buyer-only 2-year fix at 98% LTV, maximum loan £500,000, up to 5.5× household income where affordable. New-build houses and gifted deposits are both accepted. (Accord's £5k Deposit Mortgage excludes new builds entirely.) Lenders named in our data: Cambridge BS. More detail →

Builder-funded equity loan (private Help-to-Buy-style)

Possible — check criteria

Some large developers run private equity-loan products: your 5% deposit plus a builder-funded equity loan on top (New Build Boost, administered through Gen H, pairs an 80% mortgage with a 15% interest-free equity loan). Terms vary by developer and plot — scrutinise the equity loan's interest terms. More detail →

100% mortgage (no deposit)

Not available on these inputs

Own New Rate Reducer (builder incentive as a cheaper rate)

Not available on these inputs

Builder's 5% as your entire deposit (Perenna)

Not available on these inputs

Information tool, not advice or a recommendation — every route carries its own eligibility, pricing and affordability rules, and criteria change. Verify with the lender or an adviser before relying on a route.

Worked example: first-time buyer, 5% saved, new-build house with a builder incentive

First-time buyer with a 5% deposit buying a new-build house where the developer is offering a cash incentive.

5 of the 6 routes are in play: Ordinary 95% new-build mortgage (5% deposit, no scheme); Cambridge First Step (2% deposit, 98% LTV); Own New Rate Reducer (builder incentive as a cheaper rate); Builder's 5% as your entire deposit (Perenna); Builder-funded equity loan (private Help-to-Buy-style). The realistic decision is usually between an ordinary 95% mortgage (using the incentive toward costs) and Own New Rate Reducer (using the same incentive to buy the rate down) — our Rate Reducer calculator compares the two with real numbers.

Change the inputs below to model your own numbers.

Frequently asked questions

Is Deposit Unlock still available?

No. Deposit Unlock closed to new buyers in April 2026. Some developer and broker pages still describe it as open; it isn't. Buyers with a 5% deposit now use ordinary 95% new-build ranges, Own New Rate Reducer, or builder-funded routes instead.

Can I buy a new build with a 5% deposit in 2026?

Yes. Mainstream lenders — including Barclays, NatWest, Nationwide, Santander, Accord and Skipton — now lend 95% on new-build houses without any scheme. New-build flats are more restricted: most lenders apply a lower LTV cap to flats, so check the lender's flat cap first.

What replaced Help to Buy for new builds?

No single scheme. The 2026 menu is: ordinary 95% lending on new-build houses, Cambridge First Step at 98% LTV for first-time buyers (max £500,000), 100% products (Skipton Track Record for established renters, Gable Mortgages), Own New Rate Reducer (builder incentive buys the rate down, via Halifax, Virgin Money and Perenna), and builder-funded equity loans such as New Build Boost (80% mortgage + 15% interest-free equity loan through Gen H).

Can the builder's incentive be my whole deposit?

At most lenders no — they cap builder cash incentives around 5% of price and still want some of your own money. The notable exception in our tracked data is Perenna, whose criteria allow a builder's deposit contribution to form the entire deposit on a new-build house at 95% LTV.

Full detail on every route: Low-deposit new-build mortgages: every 5%-and-under route in 2026 →