First Time Home Buyer Ireland: Grants, Deposits & Schemes

Climbing onto the Irish property ladder feels like a moving target — prices shift, rents swallow your savings, and the official forms seem written in a language of their own. What many first-time buyers don’t realise is that two government schemes, the First Home Scheme and Help to Buy, are quietly reshaping what “affordable” can actually mean in 2026. This guide cuts through the noise using official sources, so you know exactly what’s available, what the catches are, and how to apply.

Minimum deposit: 10% of purchase price ·
First Home Scheme equity: Up to 30% ·
Stamp duty exemption: Up to €1 million for first-time buyers ·
Key source: firsthomescheme.ie

These figures form the baseline against which your eligibility and potential savings are calculated.

What am I entitled to as a first-time buyer?

Irish first-time buyers have access to three main forms of support: stamp duty relief, the First Home Scheme equity share, and local authority schemes. The exact entitlement depends on your buying scenario — whether you are purchasing new build, self-building, or buying a second-hand property — but stamp duty relief applies broadly.

Stamp duty relief

First-time buyers pay no stamp duty on properties up to €1 million, according to the Revenue Commissioners. For purchases above €1 million, the rate is 1% on the excess. This exemption applies only to the buyer who qualifies — if you are buying with a partner who has owned property before, you lose the relief on their portion of the purchase.

The implication: stamp duty relief alone is worth thousands on typical purchases, but the First Home Scheme is where buyers can close a much larger funding gap.

Mortgage interest relief

Mortgage interest relief for first-time buyers, known historically as Section 23 relief, has been abolished for properties purchased after 31 December 2024. This means new first-time buyers should not factor this into their affordability calculations, according to the Revenue Commissioners.

Other supports

Local authority schemes vary by county and include the Local Authority Home Loan and the Affordable Purchase Scheme. These are separate from the First Home Scheme and have their own eligibility criteria, including income limits that vary by local authority area.

How much deposit do you need as a first-time buyer in Ireland?

The standard deposit requirement for Irish first-time buyers is 10% of the purchase price. This applies across all mortgage types and is the minimum lenders will accept before declining or applying surcharges. For self-builds, equity from an owned site can count toward this requirement.

Standard deposit requirements

A 10% deposit translates directly into purchase power: on a €300,000 home, you need €30,000 saved before mortgage approval. This figure does not include legal fees, stamp duty, or valuation costs, which typically add another €5,000–€10,000 to upfront costs.

Lender flexibility

Some lenders offer products where you can borrow up to 90% of the property value, effectively reducing your deposit requirement to 10%. The Central Bank of Ireland macro-prudential rules cap most mortgages at 90% loan-to-value for primary residences, so this is the ceiling rather than the norm, according to the Central Bank’s mortgage measures.

Deposit for €300k house

For a home priced at €300,000, the minimum deposit is €30,000. If using the First Home Scheme for a new build, the scheme can contribute up to 30% of the purchase price alongside your mortgage, meaning your €30,000 deposit plus a mortgage covering the remainder leaves the 30% equity gap to be filled by the scheme — effectively eliminating the need for a larger cash deposit.

How much is the first-time buyers grant in Ireland?

The First Home Scheme is not a cash grant — it is a shared equity product. The government takes an ownership stake in your home proportional to its value at purchase and repays that stake when you sell or transfer the property. Help to Buy, by contrast, is a direct tax refund paid into your account.

Grant amounts

The First Home Scheme provides up to 30% of the purchase price as an equity share, according to Switcher.ie. This percentage is calculated on the property value at the time of purchase, not the price you paid. Help to Buy offers up to €30,000 or 10% of the property value, whichever is lower, as a cash refund paid by Revenue after you draw down your mortgage.

Eligibility criteria

To access the First Home Scheme, you must be over 18, have mortgage approval with a participating lender, borrow up to 4 times your income, and not have previously owned or built a dwelling anywhere in the world. The property must be a new build in a private development or a self-build on land you own, according to the First Home Scheme Official FAQs.

Application process

The application route runs through your mortgage lender, not directly to the scheme. After checking the eligibility calculator on firsthomescheme.ie, you approach a participating lender for mortgage approval. The lender then applies to the scheme on your behalf, according to Harbour View Mortgages.

Who is eligible for the First Home Scheme in Ireland?

Eligibility hinges on your ownership history, the property type, and your right to reside in Ireland. There are no household income limits — only borrowing limits tied to your income multiplied by the lender’s mortgage multiple.

First-time buyer definition

A first-time buyer is someone who has never purchased or built a dwelling anywhere in the world for occupation, and does not currently own any dwelling. Farmland and self-build sites without residential structures do not disqualify you, according to the First Home Scheme Official FAQs.

Fresh start applicants

If you previously owned a home but lost it through relationship breakdown, insolvency, or bankruptcy, you may qualify as a fresh start homebuyer. This applies if you are no longer on the mortgage and have received a final decree or insolvency discharge. Both applicants in a joint application must be first-time or fresh start buyers.

Income and property limits

There are no income caps for the First Home Scheme. The limit is your borrowing capacity: most lenders cap mortgages at 4 times your annual income. The property must fall within local authority price ceilings that vary by area, property type (house, apartment, or self-build), and county, according to Jacob Law LLP.

What grants are available for first-time buyers in Ireland?

Beyond the First Home Scheme, buyers should know about Help to Buy and local authority products. These schemes are not interchangeable — they have different mechanics, application routes, and property eligibility rules.

First Home Scheme details

The First Home Scheme equity share tops up your mortgage, not your deposit. It pays the developer directly at drawdown and takes a charge on the property. When you sell, the scheme recovers its percentage of the sale price, not a fixed amount. If property values fall, the scheme absorbs the loss on its percentage; if they rise, it benefits from the gain.

Help to Buy

Help to Buy is a direct payment from Revenue of up to €30,000 or 10% of the property price, whichever is lower. It applies only to new builds and is paid after mortgage drawdown once Revenue verifies your return. Help to Buy is extendable through 2030, according to RentSmart.ie.

Local grants

Vacant property refurbishment grants of up to €50,000 are available through local authorities for derelict or vacant properties being brought back into use as principal private residences. These are administered by individual local authorities and have separate application processes from the First Home Scheme.

The implication: the optimal combination depends on your purchase price. Run the numbers on both scenarios — scheme alone versus scheme plus Help to Buy — before committing.

How to apply for first-time buyer supports

The application process follows a specific sequence. Skipping steps or applying in the wrong order can delay your purchase by months.

• Check eligibility on the official First Home Scheme calculator at firsthomescheme.ie/eligibility-calculator/
• Obtain mortgage approval in principle from a participating lender
• Identify a qualifying property within local authority price ceilings
• Secure a formal mortgage offer from the lender
• The lender submits your First Home Scheme application on your behalf
• Complete your purchase and draw down your mortgage
• For Help to Buy: submit your claim to Revenue after drawdown via myAccount

Confirmed facts and uncertainties

Understanding what is verified versus what remains unclear helps you plan realistically.

The implication: the scheme is real, operational, and backed by government — but the price ceiling tables and lender list change annually. Always verify current figures before committing to a purchase.

To be eligible for the Scheme you must: be over 18 years of age, be a first-time buyer or other eligible homebuyer, have Mortgage Approval with a Participating Lender.

— First Home Scheme, Official Scheme Rules

First-time buyers who have never owned a house or apartment anywhere in the world are exempt from paying stamp duty on the first €1 million of the purchase price of a new or second-hand residential property.

— Revenue Commissioners, Government Tax Agency

The First Home Scheme in 2026 empowers first-time and fresh start buyers to access new homes previously out of reach.

— Harbour View Mortgages, Independent Mortgage Broker

Related reading: Bank of England Interest Rates · Household Support Fund June 2025

Ireland bolsters first-time buyers with evolving 2026 incentive schemes that include shared equity support alongside the core First Home Scheme grants and 10% deposit requirements.

Frequently asked questions