TL;DR
OMSE Scotland: direct answer
OMSE has reopened for 2026/27. Contact Link Shared Equity to check current funding, your eligibility and the property limit before committing to a purchase.
OMSE lets eligible buyers usually pay for 60% to 90% of the home, while the Scottish Government holds the remaining equity share.
It is for homes on the open market in Scotland, but the property must sit within local price thresholds that vary by area and apartment size.
The buyer owns the home but the Scottish Government share is protected by a standard security and is repaid proportionally on sale or buyout.
Status
OMSE is open, subject to funding
OMSE has reopened for 2026/27. Contact Link Shared Equity to check current funding, your eligibility and the property limit before committing to a purchase.
How OMSE works
OMSE lets eligible buyers purchase a home on the open market without funding the full cost themselves. The buyer usually pays for 60% to 90% of the home's cost, and the Scottish Government holds the remaining share under a shared equity agreement.
You have complete title to the home, but the Scottish Government share is protected by a standard security. If you later sell, the government receives its percentage share of the sale price.
Who may qualify
The official overview lists first-time buyers and priority groups including people aged 60 and over, social renters, disabled people, members of the armed forces, recent veterans and certain bereaved partners of service personnel.
The scheme is aimed at low to moderate income households who cannot afford a suitable home without support. If you can buy without the scheme, the application may not qualify.
Property and price restrictions
OMSE applies to homes for sale on the open market in Scotland, but the property must fit local maximum price thresholds. gov.scot publishes thresholds by area and apartment size, so there is no single Scotland-wide price cap for every property.
Price thresholds vary
Before making an offer, check the current OMSE threshold for the exact area and apartment size. A property above the threshold may not be eligible even if your mortgage looks affordable.
Costs and future changes
You are responsible for mortgage payments, insurance, repairs, maintenance, council tax and normal home running costs. There is no occupancy charge on the Scottish Government equity share, unlike shared ownership.
You can normally increase your share by at least 5% in a year, paying valuation, legal and administration costs. A 10% government golden share may remain under some agreements. Before remortgaging, follow the administrator’s consent process; your solicitor should check the security and Ranking Agreement.
How to apply
Read the official information leaflet and contact Link Shared Equity to check eligibility and available funding. The scheme application is separate from your mortgage application. If approved, your passport letter states the maximum price you can pay before you search for a suitable home.
- Check official OMSE status and the current buyer information.
- Check eligibility, price threshold and property fit.
- Apply to Link Shared Equity and obtain a passport letter before proceeding with the property search.
- Arrange a mortgage review for your buyer share.
- Submit the lender application and provide income, deposit and property documents.
- Use a solicitor to coordinate the shared equity security and completion.
Alternatives
Compare OMSE with these other routes, taking account of property availability, eligibility and the total cost:
- New Supply Shared Equity: new-build homes from housing associations or councils, usually 60% to 80% buyer share.
- First Homes Fund: up to £10,000 support for eligible first-time buyers, subject to current rules.
- Shared Ownership Scotland: buy 25%, 50% or 75% and pay an occupancy charge on the rest.
- Standard mortgage options: simpler if deposit and affordability are strong enough.
How Extend Finance can help
Extend Finance can help with the mortgage side: affordability, lender choice, documents and understanding how the scheme affects the application. We do not decide scheme eligibility, allocate properties or approve the scheme application.
We can help assess mortgage affordability, plan your deposit and prepare lender documents. We can also compare NSSE, First Homes Fund, shared ownership and standard mortgages; the administrator and solicitor handle the scheme decision and legal settlement.
Official sources
Sources checked on 2026-10-17: mygov.scot OMSE overview, OMSE how it works, OMSE how to apply and gov.scot OMSE thresholds. Link: reopening announcement.
FAQ
Frequently asked questions
Is OMSE open now?
OMSE has reopened for 2026/27. Contact Link Shared Equity to check current funding, your eligibility and the property limit before committing to a purchase.
Who may qualify for OMSE?
The official overview lists first-time buyers and priority groups such as social renters, disabled people, people aged 60 and over, armed forces members, recent veterans and certain bereaved partners of service personnel.
What share do buyers usually pay for?
Buyers usually fund 60% to 90% of the price and the Scottish Government contributes the rest as a financial stake. You have title to the whole home and remain responsible for its running costs. When the government stake is repaid, its percentage is applied under the shared equity agreement rather than treated as a fixed cash grant.
Is there one OMSE property price cap?
No. The limit depends on the area and the number of habitable rooms, not simply the number of bedrooms. Check the official threshold table and the maximum price in your passport letter before making an offer. A property being within the local cap does not by itself establish your eligibility.
Do I still need a mortgage?
Usually yes. The buyer share is normally funded by deposit plus mortgage, and the lender still checks affordability, credit profile, income and property details.
Can a broker submit or approve my OMSE application?
The scheme application is made through the administrator, which decides eligibility and issues the passport letter. Extend Finance can help prepare the mortgage side and compare lenders, but a mortgage assessment is separate from scheme approval. Check the administrator’s required documents and sequence before committing to a property.