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Shared ownership buying costs (UK)

Use this page to plan shared ownership purchase costs, then validate legal treatment with your conveyancer before exchange.

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Quick answer

Shared ownership lets you buy a share of a home (typically 25% to 75%) and pay rent on the rest, so you need much less cash up front. Budget for a deposit on your share (often just 5% to 10% of the share, not the full price), a mortgage on that share, rent on the remaining share, and a service charge plus any ground rent. Stamp duty applies too: you can usually choose to pay on the full market value now, or only on the share and rent and defer the rest until you staircase past 80%. Conveyancing, survey and mortgage fees apply as on any purchase — use the calculator to model your all-in cost.

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Frequently asked questions

How much deposit do I need for shared ownership?

Your deposit is usually 5% to 10% of the share you are buying, not the full property value. On a £300,000 home where you buy a 40% share (£120,000), a 10% deposit is £12,000 rather than £30,000, which is why shared ownership needs far less cash up front than a full purchase.

Do you pay stamp duty on a shared ownership home?

Yes, but you usually get a choice. You can make a 'market value election' and pay stamp duty (SDLT in England and Northern Ireland, LBTT in Scotland, LTT in Wales) on the full value of the property now, or pay only on the share you are buying and the rent, with no further tax until you staircase past 80% ownership. Which is cheaper depends on the price and how much you plan to staircase.

What is staircasing and what does it cost?

Staircasing is buying further shares in your home over time, up to 100% ownership. Each staircasing transaction needs its own valuation (typically £150 to £400), legal fees, and potentially more stamp duty, so it is worth planning the timing rather than staircasing in many small steps.

What ongoing costs come with shared ownership?

On top of the mortgage on your share, you pay rent on the share you do not own (set by the housing association, often around 2.75% of that share's value per year), plus a service charge and frequently ground rent. Budget for these monthly costs alongside the mortgage.

Can you sell a shared ownership property?

Yes. You can sell your share at any time. The housing association usually has a nomination period (often 4 to 8 weeks) to find a buyer first, and the home is valued by an independent surveyor. If you own 100% after staircasing, you can generally sell on the open market.

What changes at key thresholds?

Compare nearby brackets before making offers. Small price moves can change tax slices and all-in completion cash.

Check £250,000 Check £300,000 Check £350,000 Check £425,000 Check £500,000 Check £625,000 Check £750,000 Check £925,000 Check £1,000,000 Check £1,250,000

Related content

Start with the calculator, then use scenario hubs and guides to verify assumptions before exchange.

Typical conveyancing fees When do you pay stamp duty? Guides City pages County pages Sources

Written and reviewed by James Whitfield and the HomeBuyingCosts editorial team.

Stamp duty, LBTT and LTT figures are checked against GOV.UK, Revenue Scotland and GOV.WALES. We explain every cost of buying a home in plain English, with worked examples. Editorial standards · About us