The UK Government has confirmed details of the new Social and Affordable Homes Programme (SAHP) 2026–2036, setting out a ten-year plan to fund the delivery of new affordable homes across England. Administered by Homes England, the programme represents one of the most significant long-term commitments to affordable housing in recent years.
With £27.3 billion of funding confirmed, including bridge funding carried forward from the previous Affordable Homes Programme, SAHP will support the development of social rent, affordable rent, shared ownership, and supported housing between 2026 and 2036.
A stronger focus on social rent
At least 60 % of all homes funded through SAHP must be for social rent. This shift underlines the government’s intention to rebalance the affordable housing market and respond to the growing demand for genuinely affordable rented homes.
Local authorities will be encouraged to play a greater role, either delivering directly or partnering with registered providers and developers to increase supply.
The programme also places clear emphasis on specialist and supported housing, rural delivery, and community-led housing, broadening the scope for local innovation and collaboration.
Flexible routes for funding
Homes England has introduced two main routes for delivery partners:
1. Continuous Market Engagement (CME)
Open on an ongoing basis for registered providers, local authorities, and developers. This route is well-suited to smaller schemes or organisations without a long-term strategic partnership.
- Homes must start on site by 31 March 2036 and complete by 31 March 2039.
- Early delivery will be prioritised, with schemes completing before March 2029 receiving particular focus.
2. Strategic Partnerships
Designed for organisations capable of delivering at scale, this route offers longer-term funding certainty.
- Minimum delivery thresholds start at 1,500 homes by 2036, with higher caps for larger partnerships.
- Strategic Partnership Plus agreements will support partners delivering 4,000+ homes over the life of the programme.
- Partners must identify at least 50 % of allocated sites by 2031 and complete all homes by 2039.
These routes reflect Homes England’s aim to encourage both scale and diversity — enabling large national partnerships while supporting smaller local initiatives that meet specific community needs.
What Homes England will fund
SAHP covers a wide range of activity, including:
- New build homes for rent or ownership
- Specialist and supported housing
- Rural housing in settlements under 3,000 population
- Traveller pitches
- Bringing empty homes back into use
- Estate regeneration that delivers additional affordable homes
Home ownership routes include Shared Ownership, Older Persons Shared Ownership (OPSO), HOLD and Rent to Buy.
Who can apply
Registered Providers (for-profit and not-for-profit), local authorities, developers, and community-led organisations can apply for funding.
For rented homes, the landlord must be registered with the Regulator of Social Housing. Shared ownership homes, however, may be delivered by non-registered partners through joint venture or agency arrangements.
Assessment and conditions
Bids will be assessed on three key criteria:
- Value for money – Grant per home will be benchmarked against regional averages.
- Strategic fit – Alignment with national and local priorities, particularly the focus on social rent and supported housing.
- Deliverability – Evidence of planning, land control, delivery track record, and programme capacity.
All homes must meet regulatory and planning standards, with Homes England encouraging partners to exceed minimum design requirements through space standards, sustainability, and Building for a Healthy Life principles.
What’s excluded
Funding cannot be used for:
- Homes already secured through Section 106 planning obligations
- Temporary accommodation or specialised supported housing (as defined in the Rent Standard)
Timeline and next steps
The bidding window for both Strategic Partnerships and CME is expected to open in February 2026, subject to final subsidy-control review.
First grant drawdowns are likely to begin mid to late 2026, with delivery expected to ramp up from 2027 onwards.
All homes must start on site by March 2036 and complete by March 2039.
Why it matters
The SAHP represents a major opportunity for housing associations, for-profit registered providers, and local authorities to plan long-term. It provides funding certainty over a ten-year period, encourages regional collaboration, and recognises the vital role of smaller partners and community-based organisations.
For developers and investors, the introduction of developer-led and land-led routes signals a more open and commercially aligned approach to affordable housing delivery – particularly where partners can demonstrate strong governance, cost efficiency, and clear social impact.
Highlight Housing’s view
Programmes like SAHP provide the long-term visibility needed to build vibrant communities and increase access to good-quality, affordable homes.
By encouraging collaboration between local authorities, developers, and registered providers, SAHP creates space for innovation – from shared ownership and community-led housing through to estate regeneration and supported housing.
Highlight Housing will continue to work with partners across the UK to explore new delivery models and ensure every scheme meets both policy requirements and community priorities.