Homes England Publishes Outline for £27.2 Bn Social & Affordable Homes Programme

London, UK – 07 Nov, 2025  – Homes England has released initial guidance for the Social and Affordable Homes Programme (SAHP), scheduled to commence in early 2026. Marking the largest investment in social and affordable housing in a generation, the SAHP (2026–2036) underpins a ten-year approach to addressing housing needs in England, excluding London, which receives separate funding.

The programme will oversee a minimum of £27.2 billion in funding, supporting the government’s commitment to delivering 1.5 million homes within the current parliamentary term. According to Homes England, bidding applications for funding are expected to open in February 2026, subject to Competition and Market Authority processes, with the initial grants anticipated in April 2026.

SAHP targets a broad segment of stakeholders, including registered housing providers, local authorities, house-builders, developers, charities, and community groups. Strategic collaboration is emphasized, as Homes England will work closely with regional leaders and Mayoral Strategic Authorities, enabling them to set the strategic direction for the programme within their jurisdictions.

Among the programme’s objectives:

• Ensuring three in every five new homes delivered are for social rent
• Supporting specialist and supported housing, as well as community-led and rural developments
• Increasing council house-building efforts

A new digital system will be introduced to streamline the application and grant management processes, aiming to improve the overall efficiency for participants. There will be two application routes: Continuous Market Engagement (CME), focused on delivery for specific sites, and the Strategic Partnership route, which supports delivery over defined timeframes.

In an official press release, Homes England Chair Pat Ritchie CBE stated: “We have designed the new programme to support local leaders to meet the affordable and social housing needs of the people they serve, and to give long-term confidence to the housing sector to invest and achieve such vital ambitions through collaboration and partnership. The commitment of £2 billion in bridge funding will help ensure the existing momentum to create new affordable and social homes continues, and builds further as the current programme ends and the new one begins. Its 10-year programme life gives delivery partners the stability and confidence to plan, invest, and build at scale for the good of communities.”

Shahi Islam, Affordable Housing Director at Homes England, added: “Our aim is for at least three in every five affordable homes funded through this programme to be for Social Rent, and our team is equally passionate about supporting locally-led ambitions to provide specialist, supported and community housing across the country. Together, we are building on what works. Many programme requirements will mirror the current 2021–2026 Affordable Homes Programme, helping maintain delivery momentum and minimise disruption. The new guidance has been released now to help the sector prepare for the new programme ahead of its official launch and the application window opening. Now is the time to reach out for support and our team is ready and waiting to help stakeholders be clear and confident in how they can contribute to delivering much needed affordable and social rent homes for communities the length and breadth of the country.”

The SAHP aims to deliver continuity with the current Affordable Homes Programme (2021–2026) and is positioned to maintain momentum and minimize disruptions during the transition. The sector is advised to prepare for the application process and reach out for guidance to ensure readiness as the official launch approaches.