First Home Scheme Ireland 2026
The government takes an equity stake in your home so you can buy it now — and you pay nothing on that stake for the first 5 years.
How the First Home Scheme works
The First Home Scheme (FHS) is an equity-sharing scheme run jointly by the Irish Government and participating banks. Instead of lending you more money, the scheme buys a share of your home alongside you — reducing the price you need to fund yourself.
Example: You want to buy a €380,000 new home in Dublin. Your maximum mortgage (3.5× a €70,000 salary) is €245,000. Your savings are €30,000. That gives you €275,000 — a shortfall of €105,000. If you also have a €25,000 HTB refund, your shortfall drops to €80,000. The FHS can provide up to 21% equity (≈€80,000) to fill that gap, meaning you can complete the purchase.
You own 100% of the legal title but the FHS holds an equity charge on the property. You pay nothing on that equity for the first 5 years, then a 1.75% annual service charge on the outstanding share from year 6.
Property price limits by county
The maximum purchase price varies by location.
| Area | Price limit |
|---|---|
| Dublin (city & county) | €500,000 |
| Cork, Galway, Limerick, Waterford | €500,000 |
| Kildare, Wicklow, Meath, Louth | €450,000 |
| All other counties | €400,000 |
Who qualifies?
Combining FHS with Help to Buy
You can use both schemes together — and this is where Affordwise does the heavy lifting. Help to Buy provides a cash refund (up to €30,000) that boosts your deposit. FHS then fills any remaining gap between your total funds and the asking price. Together, they can cover up to 40% of the purchase price.
How to apply
Check eligibility
Use the Affordwise calculator to confirm you qualify and see what equity share you'd need. The FHS only activates once you've maximised your mortgage and deposit.
Apply through the FHS portal
Register at firsthomescheme.ie and submit your application. You'll need your mortgage approval in principle, proof of income, and details of the property.
Get FHS approval
The FHS team reviews your application and issues an eligibility certificate, valid for 12 months. This confirms the equity share amount.
Use it at purchase
When you're ready to buy, your solicitor and the FHS team coordinate the equity payment directly to the developer. It works seamlessly alongside your mortgage.
Common questions
How much equity can the First Home Scheme provide?
Up to 30% of the home's value — or up to 20% if you're not using Help to Buy. In practice, the scheme fills the gap between what you can borrow plus your deposit and the asking price.
Do I pay rent on the equity share?
No payments for the first 5 years. From year 6 onwards, an annual service charge of 1.75% of the outstanding equity applies. This is significantly cheaper than renting the equivalent amount.
Can I buy out the equity share later?
Yes. You can buy back the equity at any time, in full or in stages (minimum 5% at a time). The buyout price is based on the current market value of your home at the time of repurchase.
What happens if I sell the house?
When you sell, the equity share is repaid from the proceeds at the current market value. If your home has increased in value, the FHS share increases in proportion.
Can I use the First Home Scheme with Help to Buy?
Yes — and this combination is very powerful. HTB provides up to €30,000 as a cash deposit refund. FHS then fills any remaining gap. Combined, both schemes can cover up to 40% of the purchase price.
Does FHS apply to second-hand homes?
No. The First Home Scheme only applies to new-build homes, not existing or second-hand properties.
Who provides the FHS equity — the government or a bank?
Both. The scheme is a joint venture between the Irish Government and participating banks (AIB, Bank of Ireland, PTSB, and EBS). Your equity share may come from either or both.
Related guides
See your FHS equity share in seconds
Enter your income, savings, and target county — we'll calculate exactly how much FHS equity you'd need.
Run My Calculation →