First-Time Buyer Guide · 2026
First-Time Buyer Ireland 2026: Complete Guide to HTB, Mortgages & Grants
Buying your first home in Ireland involves navigating Help-to-Buy, the First Home Scheme, Central Bank mortgage rules, stamp duty, and various grants. This guide covers everything you need to know for 2026. Use our HTB & First Home Calculator to estimate your buying power.
Upfront Costs by Purchase Price
Here's what you actually need in cash to buy your first home, accounting for HTB refund, stamp duty, and legal fees:
| Item | €300k Home | €350k Home | €400k Home | €500k Home |
|---|---|---|---|---|
| 10% Deposit | €30,000 | €35,000 | €40,000 | €50,000 |
| Stamp Duty (1%) | €3,000 | €3,500 | €4,000 | €5,000 |
| Legal Fees (~1.5%) | €4,500 | €5,250 | €6,000 | €7,500 |
| HTB Refund (max €30k) | -€30,000 | -€30,000 | -€30,000 | -€30,000 |
| Total Cash Needed | €7,500 | €13,750 | €20,000 | €32,500 |
* Assumes HTB refund of €30k (requires sufficient income tax paid over 4 years). Survey costs, valuation fees, and mortgage broker fees not included.
Mortgage Affordability
Under Central Bank rules, first-time buyers can borrow up to 4x gross salary, with a 90% loan-to-value (10% deposit) limit. Here's what it means:
| Salary | Max Mortgage (4x) | Max Price (+10% deposit) | Monthly Payment (4.1%) |
|---|---|---|---|
| €40k | €160,000 | €177,778 | €773 |
| €55k | €220,000 | €244,444 | €1,063 |
| €70k | €280,000 | €311,111 | €1,353 |
| €90k | €360,000 | €400,000 | €1,740 |
| €120k (couple) | €480,000 | €533,333 | €2,319 |
Help-to-Buy vs First Home Scheme
🏠 Help-to-Buy (HTB)
How it works: Tax refund — get back up to €30,000 of income tax you've paid
Property: New-build only
Max price: €500,000
Benefit: Up to €30,000 (or 10% of price, whichever is lower)
Repayment: None — it's a refund, not a loan
Requirement: Mortgage for ≥80% of value
🏡 First Home Scheme
How it works: Shared equity — State takes up to 30% stake in your home
Property: New-build + certain second-hand
Max price: Regional caps apply (€475k Dublin, €400k Cork/Galway)
Benefit: Reduces the mortgage you need by up to 30% of price
Repayment: Buy out the State's share later (or on sale)
Can combine with HTB? ✅ Yes
9-Step Plan to Buy Your First Home
Check your credit history
Get your Central Credit Register report. Fix any errors before applying for a mortgage. Lenders check your repayment history across all credit products.
Save your deposit
Aim for at least 10% of the purchase price. HTB can refund up to €30k of income tax you've paid — check if you qualify on Revenue's myAccount.
Get mortgage approval in principle
Approval in principle shows sellers you're serious. Most lenders offer online approvals within 24 hours. Use our Mortgage Calculator to estimate repayments.
Find a solicitor and surveyor
A solicitor handles contracts, title searches, and closing. A surveyor checks the property condition. Budget ~1.5% of purchase price for legal fees.
Start house hunting
Register with local estate agents. Be realistic about your budget — factor in bidding (10-20% above asking is common in Dublin).
Make an offer
Once you find a home, your estate agent negotiates the offer. Have your approval in principle ready to demonstrate you're a serious buyer.
Apply for formal mortgage approval
Once offer is accepted, submit full documentation to your lender. Include salary certs, bank statements, and the property valuation.
Apply for HTB / First Home Scheme
HTB application is through Revenue's myAccount. First Home Scheme application is through the FHS portal. Do both before drawdown.
Close the sale
Your solicitor handles closing. You'll need building insurance from closing date. Once the deeds are registered, you're a homeowner!