Quick Answer
The main first-time buyer schemes in Ireland in 2026 are Help to Buy, the First Home Scheme and the Local Authority Home Loan. Help to Buy offers a refund of qualifying Income Tax and DIRT for a new home or self-build, subject to conditions. The First Home Scheme is shared equity that can bridge part of the gap between a deposit, mortgage and eligible property price. The Local Authority Home Loan is a government-backed mortgage for applicants who cannot obtain sufficient finance from regulated lenders. These supports solve different problems, and eligibility for one does not automatically mean that it is the right or cheapest option.
Before comparing schemes, readers may also find Stokes’ guide to building wealth with a financial adviser useful for understanding how a home purchase fits into a wider financial plan.
First-Time Buyer Schemes Ireland: At a Glance
| Scheme | What it provides | Main property type | Important point |
| Help to Buy | Tax refund up to €30,000 | New build or self-build | Based on qualifying tax paid |
| First Home Scheme | Shared equity of 2.5%-30% | Qualifying homes and products | Equity must eventually be redeemed |
| Local Authority Home Loan | Government-backed mortgage up to 90% LTV | New, second-hand or self-build | Income and property limits apply |
| Tenant Home Purchase | Shared equity for eligible tenants | Home currently being rented | Valid sale-related notice required |
Who Counts as a First-Time Buyer?
For most housing supports, a first-time buyer is someone who has not previously purchased or built a residential property in Ireland or elsewhere. Where two or more people buy together, each applicant normally needs to satisfy the relevant first-time buyer rules. Scheme definitions are not always identical, so applicants should read the conditions for the particular support rather than relying on a general assumption.
Some programmes also recognise the Fresh Start principle. This can help certain people who previously owned a home but no longer have a financial interest in it following events such as relationship breakdown or personal insolvency. Inherited property may be treated differently under some supports. These exceptions are fact-specific and should be confirmed before making an offer.
Help to Buy Scheme in 2026
Help to Buy is a tax-based deposit support for first-time buyers purchasing a newly built house or apartment, or building a qualifying home on their own site. It does not apply to an ordinary second-hand purchase. The home must be intended as the applicant’s principal private residence rather than a rental investment.
How Much Can You Claim?
Revenue states that enhanced Help to Buy relief can be worth up to €30,000 per qualifying property for eligible applications made through 31 December 2029. The actual refund is limited by the Income Tax and DIRT paid in Ireland over the relevant years and by the scheme’s percentage and property-value rules. USC and PRSI do not count towards the refund.
A headline maximum is therefore not a guaranteed payment. Someone who has paid less qualifying tax may receive less, even when the property itself meets the requirements. Buyers should complete the Revenue application early enough to understand their available relief before committing to a deposit structure.
Help to Buy Application Process
- Submit the application through Revenue myAccount or ROS and ensure tax affairs are up to date.
- Receive an application number, access code and confirmation of the maximum potential relief.
- After signing the contract or reaching the required self-build stage, submit the claim details.
- The qualifying contractor or solicitor verifies the claim before payment is released.
Applicants should check the latest conditions directly on the Revenue Help to Buy page.
First Home Scheme in 2026
The First Home Scheme is not a grant and not a conventional loan. It takes an equity share in the home to help close the gap between the buyer’s deposit and mortgage capacity and the purchase price or eligible build cost. The scheme currently describes funding from a minimum of 2.5% of the property value, or €10,000 if higher, up to 30% when Help to Buy is not being used.
Where Help to Buy is combined with the First Home Scheme, the maximum shared-equity percentage is lower. Property price ceilings apply by local authority and can change. Buyers should use the current ceiling for the exact property location rather than relying on a national figure or an old article.
The Cost of Shared Equity
The percentage held by the scheme remains linked to the home’s value. If a buyer receives a 10% equity contribution and the property later rises in value, redeeming that 10% will generally cost more in euro terms. If the value falls, the redemption amount can fall as well. Service charges begin from year six under the current structure, although buyers can make partial redemptions subject to scheme rules.
This makes the First Home Scheme useful for affordability, but it is not free money. Applicants should compare the benefit of buying sooner with the future cost and complexity of redeeming the equity share.
Basic First Home Scheme Checks
- You must fall within an eligible buyer category, including qualifying first-time or Fresh Start applicants.
- The property and purchase route must qualify under a current scheme product.
- The price or build cost must not exceed the ceiling for the relevant local authority area.
- You need the maximum mortgage available from a participating lender, subject to lending rules.
Use the official First Home Scheme eligibility information and calculator for an initial check.
Local Authority Home Loan
The Local Authority Home Loan is a government-backed mortgage available nationwide through local authorities. It can support a new home, a second-hand home or a self-build and can provide up to 90% of the lower of the purchase price or market value, subject to borrowing capacity and property limits.
Current published eligibility information states that a single applicant must generally have gross annual income of no more than €80,000, while joint applicants must have combined gross annual income of no more than €85,000. The primary earner normally needs at least two years of continuous employment, with one year for a secondary earner on a joint application. Self-employed applicants are asked for two years of certified accounts.
Why Mortgage Evidence Matters
Applicants must normally demonstrate that they could not obtain sufficient finance from two regulated providers. This does not always mean two absolute mortgage refusals; the published rules also address offers that are too low for the eligible purchase. The local authority will still assess affordability, credit history, income stability and the property.
House-price ceilings and maximum loan amounts vary by area. Because those limits may be amended, applicants should check the location-specific figures before viewing homes at the top of their budget.
Review the current Local Authority Home Loan eligibility rules before preparing an application.
Other Supports Worth Checking
Tenant Home Purchase Product
The Tenant Home Purchase product under the First Home Scheme is designed for eligible tenants who have received a valid Notice of Termination because their registered landlord intends to sell. It may help bridge a funding gap so the tenant can purchase the home they already occupy. Help to Buy cannot be used for that second-hand rental purchase, but shared equity of up to 30% may be available subject to the product rules and price ceilings.
Starter Home Purchase and Affordable Purchase Routes
Additional affordable-purchase opportunities may be offered through local authorities or approved housing bodies. Availability is development-specific and may involve separate income, residency, purchasing-power and occupancy conditions. Buyers should monitor their local authority’s housing pages rather than assuming that a national application list covers every development.
Can You Combine the Schemes?
Help to Buy and the First Home Scheme can be combined for an eligible new home, but using Help to Buy reduces the maximum equity share available through the First Home Scheme. A Local Authority Home Loan generally cannot be combined with the First Home Scheme, although it may be usable with other qualifying starter-home supports. Scheme combinations should be confirmed with the lender, local authority, solicitor and relevant programme before contracts are signed.
The best combination is not necessarily the one that produces the largest immediate contribution. Buyers should compare monthly affordability, deposit needs, interest costs, equity redemption, service charges and the consequences of selling or refinancing later.
How to Prepare Before Applying
1. Set a Realistic Purchase Budget
Start with income, existing debts, childcare, transport, insurance, maintenance and a buffer for interest-rate changes. A lender’s maximum approval is not automatically a comfortable household budget.
2. Organise Tax and Income Records
Help to Buy depends on compliant tax records, while mortgage and local-authority applications require proof of income, savings and regular commitments. Resolve missing returns or unexplained transactions before they slow the process.
3. Build the Deposit and Buying-Cost Fund
Even with support, buyers need funds for booking deposits, legal work, valuation, survey, insurance, moving and potential repairs. Keep these costs separate from the minimum mortgage deposit calculation.
4. Compare the Long-Term Cost
A tax refund, shared-equity contribution and mortgage each affect finances differently. Ask what happens if the property value rises, you move earlier than expected, income falls or you want to refinance.
5. Verify Everything Before Signing
Rules, ceilings and participating lenders can change. Obtain current written information and independent legal and financial advice before entering a binding contract.
Tax and housing measures can also change through the annual budget process. See Stokes’ Budget 2027 Ireland guide for the current timetable and announced priorities.
Common First-Time Buyer Mistakes
- Assuming the maximum advertised support is guaranteed.
- Choosing a property before checking the relevant price ceiling and property type.
- Treating shared equity as a grant and overlooking future redemption costs.
- Spending the full cash deposit without reserving money for legal and moving expenses.
- Using outdated income limits, lender lists or scheme guidance.
- Signing a booking form or contract before finance and legal conditions are clear.
Frequently Asked Questions
What is the best first-time buyer scheme in Ireland?
There is no single best option. Help to Buy is most relevant to eligible new builds and self-builds; the First Home Scheme addresses an affordability gap through shared equity; and the Local Authority Home Loan can help applicants who cannot obtain sufficient commercial mortgage finance.
Can Help to Buy be used for a second-hand home?
No. Help to Buy is intended for qualifying newly built homes and eligible self-builds, not a standard second-hand purchase.
Is the First Home Scheme free money?
No. The scheme receives an equity share linked to the property’s value, and service charges apply from year six under current terms. The equity must be redeemed when required by the scheme or can be bought back earlier.
Can a single buyer apply?
Yes, a single applicant can apply where the relevant scheme conditions are met. Mortgage affordability, income limits and property ceilings still apply.
Do first-time buyer schemes cover the full deposit?
Not automatically. Help to Buy is limited by tax paid and other rules, while lenders and schemes apply their own deposit and funding requirements. Buyers should retain additional savings for transaction costs.
Final Word
First-time buyer schemes in Ireland can reduce a deposit gap, improve borrowing options or make an eligible home affordable, but each support carries different conditions. Help to Buy is a tax refund for qualifying new homes and self-builds. The First Home Scheme exchanges funding for an equity share. The Local Authority Home Loan is a mortgage with income, finance and property requirements. Compare the full long-term cost, verify the latest rules and obtain advice before committing to a purchase.
Editorial note: Information was checked against Revenue, the First Home Scheme, the Local Authority Home Loan service and gov.ie on 31 August 2026. This article provides general information and is not mortgage, tax, legal or financial advice. Scheme rules and limits can change.
