TL;DR
Shared Ownership Scotland: direct answer
Shared ownership in Scotland lets eligible buyers buy a 25%, 50% or 75% share of a home, while the housing association owns the remaining share.
Because the housing association owns part of the home, the buyer pays an occupancy charge as well as mortgage and normal ownership costs.
It is different from shared equity: shared equity usually has no rent on the government stake, while shared ownership has an occupancy charge.
Availability is provider-led and local. Buyers must check current properties, waiting lists and criteria with the participating social landlord.
Status
Provider-led availability
Shared ownership in Scotland is not one always-available national product. You need to check participating social landlords, available properties, waiting lists and local criteria.
Check current terms
The mygov.scot guidance explains how shared ownership works. Before reserving a home or applying, ask the housing association to confirm available properties, eligibility and charges, and check the mortgage requirements with your lender or broker.
How it works
Through Scottish shared ownership, you buy a share of a home instead of funding the full cost. The official guidance says you can buy a 25%, 50% or 75% share, while the housing association owns the remaining share.
Because the housing association owns part of the home, you pay an occupancy charge to live in the home. The housing association tells you how much that charge is.
Who may qualify
The official how-to-apply guidance says priority is given to groups such as first-time buyers with limited housing alternatives, armed forces members, recent veterans, certain bereaved partners, public sector tenants, low-income families and disabled people.
If you can afford to buy outright, the official guidance says you will not qualify for shared ownership housing.
Deposit, mortgage and costs
You usually need a mortgage and a deposit for the share you buy. Ask your lender or broker to confirm the deposit required for the particular property and mortgage.
Budget for mortgage payments, the occupancy charge, insurance, council tax and household bills. You are also responsible for normal ownership costs, including repairs and maintenance, even though you own only part of the home. Where applicable, factor charges cover property management and shared services. Keep a separate allowance for repairs, fittings and furniture, and ask the housing association for a breakdown of charges.
How this differs from shared equity
In Scottish shared equity schemes such as OMSE and NSSE, you hold legal title to the whole home, but the Scottish Government retains an equity interest secured against it. This does not mean the home is mortgage-free or that the government's contribution is a gift. In shared ownership, the housing association owns part of the home and you pay an occupancy charge.
- Shared ownership: 25%, 50% or 75% buyer share, housing association owns the rest, occupancy charge applies.
- New Supply Shared Equity: usually 60% to 80% buyer share, Scottish Government holds the rest, no rent on the government share.
- Open Market Shared Equity: buyers usually fund 60% to 90% of an open-market home's cost. Check current eligibility and funding with the administering agent, Link.
How to apply
The official route is through participating social landlords. They may have waiting lists and will take housing need into account before offering an application form or property. You can find local organisations in the Scottish Housing Regulator register; registration does not mean an organisation offers shared ownership.
- Check social landlords and shared ownership availability in your area.
- Ask about waiting lists, property criteria, share options and occupancy charge.
- Check mortgage affordability for the share you want to buy.
- If you are eligible, complete the application supplied by the housing association. If successful, you will be contacted when a home becomes available.
- Submit the mortgage application to the lender.
- Ask your solicitor to review occupancy, resale and staircasing terms.
After buying
The official after-buying guidance says you can usually buy a larger share after you have lived in the home for one year. This is called staircasing, and the occupancy charge is recalculated if the housing association owns a smaller share.
If you want to sell the home or your share, notify the housing association in writing. Your agreement may require you to offer the home to the association first. Your share of the selling price matches your ownership share, before settling any outstanding mortgage and selling costs. Also agree with the association who will arrange and pay for the Home Report required before sale.
Alternatives
If shared ownership is not available or the occupancy charge makes the monthly cost too high, compare:
- New Supply Shared Equity: no rent on the government share, but only for specific new-build projects.
- Open Market Shared Equity: support for eligible open-market purchases; check current eligibility and funding with Link.
- First Homes Fund: up to £10,000 support for eligible first-time buyers.
- Standard mortgage options: useful if you can avoid provider restrictions.
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 compare the mortgage and monthly cost of shared ownership against shared equity and standard mortgage routes. We cannot allocate a property or approve housing association eligibility.
Official sources
Sources checked on 2026-07-07: mygov.scot Shared Ownership overview, how it works, how to apply and after buying.
FAQ
Frequently asked questions
Is shared ownership available in Scotland now?
It can be, but availability is provider-led. You need to check participating housing associations, local waiting lists and current properties.
What share can I buy?
You can normally buy a 25%, 50% or 75% share. The housing association confirms which share is available for the particular home, and you pay an occupancy charge on the part it retains. Include that charge alongside any mortgage when assessing your budget.
What is an occupancy charge?
It is a payment to the housing association for living in a home it still partly owns. It is separate from any mortgage payment on your own share and other household costs. Ask the association for the amount and how it can change before deciding whether the home is affordable.
How is shared ownership different from shared equity?
In shared ownership, a housing association owns part of the home and charges an occupancy charge. In shared equity, the buyer usually has complete title and the government stake is repaid as a percentage later.
Can I buy more shares later?
You can usually buy a larger share after living in the home for a year, through staircasing. The housing association confirms which additional shares you can buy and recalculates the occupancy charge to reflect its smaller share. Check the purchase costs and any mortgage funding before proceeding.
Can Extend Finance approve my shared ownership application?
No. We can help with the mortgage side and cost comparison, but the housing association decides provider eligibility and property allocation.