First Home Support (HTB + FHS)

Help-to-Buy (HTB) is a refund of income tax paid over the previous 4 years, up to 10% of the purchase price (max €30,000). It's available to first-time buyers purchasing a new buildproperty valued at up to €500,000.

The First Home Scheme (FHS) is a government equity share scheme where the State takes an equity stake of up to 30% in your property. This reduces the mortgage you need.

You can use FHS together with HTB. Eligibility depends on your income (max €65k single / €85k joint for new builds in most regions) and the property price (up to €425k-€500k depending on region).

Yes! You can combine both schemes. HTB provides an upfront refund that boosts your deposit, while FHS reduces the mortgage amount needed by taking an equity share. This combination can make homeownership achievable for many first-time buyers who would otherwise struggle with the full mortgage.

For HTB: the property price must not exceed €500,000.

For FHS: the price ceiling varies by region — typically €425,000–€500,000. Dublin has the highest limit. Our calculator uses your selected region's price ceiling automatically.

You can buy back the State's equity share at any time. The cost is based on the market valueof the property at the time of buy-back, not the original price you paid. If property prices have risen, the buy-back cost will be significantly higher than the initial FHS amount.

If you don't buy back voluntarily, the equity is repaid when you sell the property. After 30 years, the FHS equity must be repaid regardless.

The Central Bank lending rules generally limit mortgages to 4× your gross annual income (3.5× for second-time buyers). First-time buyers may qualify for an exception up to 4.5× in certain circumstances.

You'll also need to pass a stress test — the lender checks you can afford repayments at a rate of ECB + 2% (typically 5-6%). Your deposit must be at least 10%of the property price.

The legal minimum is 10% of the property price. However, in practice, most buyers need 15-20% once you account for stamp duty, legal fees, surveys, and moving costs.

HTB can help bridge the gap — the refund can be used towards your deposit. For new builds up to €300k, HTB covers 10%, meaning you could potentially have a 0% cash deposit if you meet all other criteria.

The Local Authority Home Loan (LAHL) is a government-backed mortgage for first-time buyers who cannot get a sufficient mortgage from a bank. It covers up to €360,000 (€400,000 in Dublin, Cork, and Galway).

LAHL offers fixed interest rates and requires a minimum 10% deposit. It can be used for both new builds and second-hand properties. Income limits apply (max €70k single / €100k joint).

Yes, but there's an exemption. First-time buyers are exempt from stamp duty on properties up to €500,000. For the portion above €500k (if any), stamp duty of 1% applies up to €1M and 2% above that.

HTB refunds the income tax and DIRT you paid over the previous 4 years, up to 10% of the purchase price or €30,000, whichever is lower.

For a €300k property: 10% = €30,000 (max). For a €450k property: 10% = €45,000 but capped at €30,000. You can check your available HTB amount on Revenue's MyAccount.

No. HTB is only available for new buildsand self-builds. Second-hand properties do not qualify for HTB.

If property prices fall, your buy-back cost is based on the lower market value, meaning you could buy back the equity share for less than the original FHS amount. The State shares in both the upside and downside of property price movements.

Beyond the deposit, budget for 3-5% of the purchase price in additional costs:

• Legal fees: €1,500–€3,000
• Survey / valuation: €500–€1,500
• Mortgage broker / arrangement: €0–€500
• Moving costs: €1,000–€3,000
• Life/mortgage protection insurance: varies