Ireland’s property market has long frustrated first-time buyers, but a stack of government schemes now offers more financial support than most comparable European markets. From shared equity to tax refunds and renovation grants, the mechanisms exist—but the rules on combining them trip up plenty of applicants. Here’s what you’re actually entitled to in 2026, and where the fine print bites.

4 related posts

First Home Scheme equity max: 30% of new home price ·
Help to Buy incentive: €30,000 or 10% of purchase price (whichever is lower) ·
First-time buyer stamp duty relief: exemption up to €1 million ·
Local authority deposit max: 4% of property price ·
Combined schemes cap: First Home reduced to 20% with Help to Buy

Quick snapshot

1Confirmed facts
  • First Home Scheme offers up to 30% shared equity (First Home Scheme Official)
  • Help to Buy caps at €30,000 or 10% of property value (Mortgage Line)
  • Regional price ceilings apply: €500,000 in Dublin, €450,000 in Galway County (Build Me)
2What’s unclear
  • Whether exact 2026 caps will shift after further Budget announcements
  • Full eligibility variations for second-hand properties beyond standard new build criteria
  • Specific documentation requirements for “fresh start” applicants post-insolvency
3Timeline signal
  • Heat pump grants increased to €12,500 in February 2026 (Build Me)
  • Enhanced attic insulation (€2,500) and new windows/doors grants launched March 2026 (Build Me)
  • First Home Scheme service charges begin year six after purchase (First Home Scheme Official)
4What’s next
  • Budget 2026 confirmed extension of Help to Buy and First Home Scheme supports
  • More first-time buyers expected to stack renovation grants with purchase incentives
  • Application volumes likely to rise as awareness grows

What grants can I get as a first-time buyer in Ireland?

First Home Scheme details

The First Home Scheme Official operates as a shared equity arrangement, not a loan. The government takes a stake in your property proportional to its contribution. That distinction matters: you’re not paying interest on the equity chunk, but the state shares in any future price appreciation—or depreciation. Buyers must be over 18, borrow the maximum mortgage available under Central Bank rules (typically 4× gross annual income), and purchase through a participating lender: AIB, EBS, Haven, Bank of Ireland, or PTSB. Regional price ceilings apply: €500,000 in Dublin, €450,000 in Galway County, with varying limits elsewhere.

“This national affordable housing scheme helps first-time buyers purchase a home without needing a large cash deposit,” according to Citizens Information. The scheme works alongside your mortgage rather than replacing it.

Help to Buy incentive

The Mortgage Line confirms Help to Buy works as an income tax rebate and DIRT (Deposit Interest Retention Tax) refund for newly built or self-built homes. The maximum payable is €30,000 or 10% of the property purchase price, whichever is lower. Critically, the property must be under €500,000, and the mortgage must reach at least 70% loan-to-value ratio. For a €400,000 new build, that means a maximum grant of €30,000 (since 10% equals €40,000, but the lower cap applies). Rent Smart notes this is a refund on taxes already paid, so eligibility depends on having sufficient tax paid in the prior four years.

Stamp duty relief

First-time buyers pay no stamp duty on properties up to €1 million, according to Revenue guidelines. Above that threshold, a reduced rate of 1% applies on the portion between €1 million and €1.5 million. This relief applies once—you lose first-time buyer status permanently after claiming it, even if you never actually purchased.

Upsides

  • Stacking multiple schemes can reduce effective deposit to near zero on new builds
  • No household income limits on First Home Scheme broadens access
  • Fresh start provision helps those who previously owned property
  • Renovation grants stack with purchase incentives for comprehensive projects

Downsides

  • Combining Help to Buy with First Home caps equity at 20%, not 30%
  • Second-hand properties access far fewer grants than new builds
  • First Home Scheme service charges begin in year six
  • Regional price ceilings limit scheme access in high-cost areas

What are first-time buyers entitled to?

Mortgage interest relief

While mortgage interest relief as a standalone tax credit has been phased out, first-time buyers can access the Help to Buy refund mechanism, which effectively serves a similar function for new builds. Havok Journal notes the Central Bank caps borrowing at 4× gross annual income for first-time buyers—a constraint that determines how much mortgage you’ll secure before any scheme tops you up. Build Me points out that buyers earning €60,000 gross can borrow a maximum of €240,000 from a lender, making top-up schemes essential for properties above that price range in most of the country.

Local authority home loan

The Local Authority Home Loan Scheme offers fixed interest rates typically below market average, with deposit assistance capped at 4% of the property price. Income limits typically sit at €70,000 for single applicants and €85,000 for couples. Mortgage Line guide explains this differs from the First Home Scheme in that it’s a direct loan, not equity participation.

Vacant property refurbishment grant

The Vacant Property Refurbishment Grant delivers up to €70,000 for derelict properties and €50,000 for vacant properties. Build Me analysis indicates that when stacked with energy upgrade grants, total available support for a single renovation project can exceed €100,000. Heat pump grants alone increased to €12,500 in March 2026, while enhanced attic insulation grants of €2,500 and new windows/doors grants became available from March 2026.

The upshot

Ireland has one of the most generous property grant systems in Europe as of 2026, yet most applicants don’t claim everything they’re entitled to. The gap usually stems from not understanding which schemes can be combined—and in what order.

What is the first-time buyers relief in Ireland?

Stamp duty exemption thresholds

The stamp duty exemption for first-time buyers covers the full purchase price up to €1 million. The threshold makes Ireland comparatively generous: a €950,000 Dublin apartment incurs zero stamp duty for a first-time buyer, where the same transaction in several other European markets would attract thousands in transfer duties. Above €1 million, the rate sits at 1% on the portion between €1 million and €1.5 million—still lower than the standard 2% non-first-time buyer rate.

Eligibility criteria

Eligibility hinges on never having previously claimed first-time buyer relief in Ireland or elsewhere in the EU. First Home Scheme Official clarifies that “fresh start” homebuyers—those who previously owned property but lost it through relationship breakdown, insolvency, or other circumstances beyond their control—may qualify for the First Home Scheme specifically, though they generally cannot claim stamp duty relief. Applicants must be over 18 and must borrow the maximum available mortgage before the scheme contributes equity.

Duration of relief

The stamp duty exemption applies at point of purchase only—it’s not recurring. Once claimed, first-time buyer status is exhausted permanently. Harbour View Mortgages notes the First Home Scheme has no household income limits, making it accessible to a broader range of potential buyers than income-capped alternatives. Scheme service charges, however, commence from year six onwards—the point at which the equity arrangement begins generating costs.

“The Help to Buy scheme is an incentive for first-time property purchasers,” according to Revenue.ie, though it applies only to newly constructed or self-built homes rather than the broader housing market.

How much deposit do you need to buy your first home?

Standard deposit requirements

First-time buyers must have a minimum 10% deposit of the property purchase price. On a €350,000 property, that’s €35,000 before mortgage approval. Havok Journal explains that Central Bank rules require this deposit cushion, though certain schemes can effectively cover or reduce this requirement.

Schemes reducing deposit

Here’s where the stacking becomes valuable. If you secure Help to Buy (up to €30,000 on a new build) plus First Home Scheme (up to 30% equity on top of your maximum mortgage), your effective cash deposit requirement can drop significantly—or vanish entirely depending on property price and your mortgage amount. First Home Scheme Official confirms that when Help to Buy is claimed, the maximum eligible First Home equity drops from 30% to 20%—a critical detail if you’re planning to use both.

Example for €300,000 house

For a €300,000 new build, a buyer earning €55,000 gross can borrow €220,000 (4× income). Help to Buy contributes up to €30,000. First Home Scheme can then provide up to 20% (€60,000) since Help to Buy is in play. Total own funds needed: €220,000 mortgage + €30,000 Help to Buy + €60,000 First Home = €310,000 against a €300,000 property, meaning the buyer technically needs zero cash deposit—though transaction costs and solicitor fees still apply.

What to watch

The stacking calculation above assumes maximum mortgage approval and full Help to Buy eligibility. Most buyers won’t hit every ceiling simultaneously—income, property price, and tax paid history all create gaps in the theoretical maximum.

What grants do first-time buyers get?

Grants for new vs second-hand

New builds dominate the headline grant schemes. First Home Scheme Official confirms the scheme applies to new builds and, in limited cases, properties where a tenant is buying from a landlord following a Notice of Termination. Properties completed within the last three years may qualify if certified as unused and structurally sound by a professional engineer. Second-hand properties access almost none of these purchase grants—though they can access the growing suite of renovation incentives. For more information on the October 2025 GST/HST credit, see Crèdit fiscal d’octubre 2025.

Application process steps

Applying for the First Home Scheme involves several sequential steps. First, secure mortgage approval in principle from a participating lender. Second, find a qualifying property within the regional price ceiling. Third, submit the First Home Scheme application, which includes your lender’s confirmation of maximum mortgage amount. Harbour View Mortgages guide notes that application processing timelines vary, and missing documentation is the most common reason for delays. For Help to Buy, applicants must submit claims through Revenue’s online system post-completion, with claims typically processed within weeks of submission.

Combining multiple grants

The most strategic applicants layer renovation grants onto purchase schemes. Build Me analysis documents how a buyer purchasing a vacant property could combine: Vacant Property Refurbishment Grant (up to €70,000 for derelict), plus heat pump grant (€12,500), plus external wall insulation (€8,000), plus windows/doors (new from March 2026)—totalling over €90,000 in renovation support on top of any purchase incentives. The Local Authority Affordable Purchase Scheme operates separately with its own income limits (€70,000 single / €85,000 couple), so some buyers may find themselves choosing between schemes rather than stacking them.

The table below summarises the main scheme ceilings, eligibility triggers, and cross-scheme interactions for quick reference.

Scheme Maximum amount Eligibility
First Home Scheme 30% of purchase price (20% combined with Help to Buy) New builds, fresh start buyers, over 18
Help to Buy €30,000 or 10% (whichever is lower) New builds/self-build, €500,000 price cap, mortgage ≥70% LTV
Stamp Duty Relief Exemption up to €1m; 1% rate €1m–€1.5m First-time buyers only
Vacant Property Refurbishment €70,000 (derelict) / €50,000 (vacant) Renovation of unused properties
Heat Pump Grant €12,500 Energy upgrades (February 2026 increase)
Enhanced Attic Insulation €2,500 Existing homes, from March 2026
Local Authority Home Loan Deposit assistance up to 4% Income-capped, fixed interest rates

What this means is that the combined scheme cap—where Help to Buy reduces First Home equity from 30% to 20%—is the single most consequential rule for buyers targeting properties above the €350,000 mark.

How to apply for first-time buyer schemes in Ireland

The following steps outline the typical application sequence for combining the main first-time buyer incentives available in Ireland.

  1. Check your first-time buyer status — Confirm you’ve never claimed stamp duty relief in Ireland or the EU. If you previously owned property but lost it through relationship breakdown or insolvency, you may qualify as a “fresh start” applicant for First Home Scheme only.
  2. Get mortgage approval in principle — Approach a participating lender (AIB, EBS, Haven, Bank of Ireland, or PTSB) to establish how much you can borrow. The Central Bank caps this at 4× your gross annual income for first-time buyers.
  3. Identify qualifying properties — For First Home Scheme, ensure properties fall within regional price ceilings (€500,000 in Dublin, €450,000 in Galway County, etc.). For Help to Buy, the property must be a new build or self-build under €500,000.
  4. Apply to First Home Scheme — Submit your application with lender confirmation of maximum mortgage. The scheme tops up the equity gap between your mortgage and the purchase price, up to 30% (or 20% if also claiming Help to Buy).
  5. Claim Help to Buy after completion — Once your property purchase completes, submit your Help to Buy claim through Revenue’s myAccount system. You’ll need tax records demonstrating sufficient paid tax in the preceding four years.
  6. Claim stamp duty relief at conveyance — Your solicitor handles this automatically when registering the transaction. Ensure you’ve declared first-time buyer status before contracts exchange.
  7. Apply for renovation grants separately — SEAI Better Energy Homes grants (heat pump, insulation, solar PV) and the Vacant Property Refurbishment Grant are separate applications, often processed through local authorities or the SEAI portal.
The catch

The most expensive mistake first-time buyers make is claiming Help to Buy before fully understanding how it reduces their First Home equity ceiling. Using both schemes together caps equity at 20%, not 30%—a difference of €35,000 on a €350,000 property. Run the numbers both ways before committing.

Related reading: Home Depot Carleton Place

Additional sources

mmadvisors.ie, firsthomescheme.ie, mdmsolicitors.ie, fairdealproperty.ie, youtube.com

Ireland’s 2026 incentives complement the practical first-time home buyer guide covering essential steps, loans, and programs for 2025 buyers.

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Frequently asked questions

Can I use a first-time buyer grant on a second-hand house?

Standard purchase grants like First Home Scheme and Help to Buy apply almost exclusively to new builds. However, from March 2026, first-time buyers of existing homes can claim enhanced attic insulation grants of up to €2,500, and the Vacant Property Refurbishment Grant covers both vacant and derelict properties regardless of buyer status. Your solicitor can confirm specific eligibility based on the property’s completion date and previous ownership history.

Can I combine the First Home Scheme and Help to Buy?

Yes, but combining them reduces your First Home equity from 30% to 20%. The First Home Scheme Official confirms this cap applies when Help to Buy is also claimed. On a €400,000 property, the difference is €40,000 (30% = €120,000, 20% = €80,000). Help to Buy can then add up to €30,000. Depending on your mortgage amount and property price, it may be worth claiming only one scheme.

What income limits apply to first-time buyer schemes?

First Home Scheme has no household income limits—the scheme focuses on property price ceilings and mortgage capacity. Help to Buy requires sufficient tax paid in the preceding four years but doesn’t cap income. The Local Authority Affordable Purchase Scheme limits apply: €70,000 for single applicants and €85,000 for couples. Budget 2026 updates may shift these thresholds.

How much deposit do I need for a €300,000 house?

Standard requirement is 10% (€30,000) plus transaction costs. However, with maximum Help to Buy (€30,000) and First Home Scheme (20% if combining = €60,000), a buyer with a €220,000 mortgage (4× €55,000 income) could cover the full €300,000 purchase without cash deposit. Individual results vary based on income, mortgage approval, and tax history for Help to Buy eligibility.

What is the maximum first-time buyer grant amount?

Theoretically, a buyer of a new derelict property could stack: First Home Scheme (up to 30% equity), Help to Buy (up to €30,000), Vacant Property Refurbishment Grant (up to €70,000), heat pump grant (€12,500), and other energy upgrades. The Build Me analysis notes that when grants are stacked correctly, total available support can exceed €100,000 for comprehensive renovation projects. Purchase-only schemes max out around €110,000 combined on eligible properties.

What happens with First Home Scheme service charges?

The First Home Scheme Official confirms service charges apply from year six onwards. These charges cover the ongoing administration of the shared equity arrangement. The exact amount depends on the equity stake and is reviewed periodically. Buyers should factor these costs into long-term affordability assessments when budgeting for a property purchased through the scheme.

How do I use the first-time buyer calculator?

Revenue’s online Help to Buy calculator estimates your maximum refund based on property price, mortgage amount, and tax paid history. First Home Scheme provides eligibility checking through participating lenders or directly via firsthomescheme.ie. Neither calculator accounts for scheme stacking interactions—buyers should work through scenarios with their lender or a mortgage broker to confirm combined benefit amounts.

Ireland’s first-time buyer support architecture is genuinely generous by European standards, but the interactions between schemes reward careful planning over hasty applications. The critical decision points—Help to Buy before or alongside First Home, new build versus vacant property, single scheme versus stacked grants—can shift your total support by tens of thousands of euros. For buyers in Dublin where property prices push against scheme ceilings, that difference can determine whether the deposit gap closes or remains insurmountable.