For first-time buyers in Ireland seeking to unlock homeownership in 2026, the First Home Scheme (FHS) continues to play a pivotal role. This government-backed initiative bridges the affordability gap on new-build homes by providing up to 30% funding toward your purchase, significantly reducing your required deposit and making the market more accessible. As mortgage specialists at Harbour View Mortgages, we guide clients through every aspect of FHS, ensuring you understand not only the scheme’s benefits, but also how to practically secure approval, compare your options, and plan for a smoother journey to your first Irish home.
The First Home Scheme’s shared equity structure means the government, alongside participating lenders, takes an equity share in your home, which you may redeem later on sale or as your financial circumstances improve. Whether you’re considering a modern apartment in Dublin, a new house in Galway, or a build project in Munster, working with experts like us at Harbour View Mortgages helps position you for success right from eligibility checks to final purchase.
What Is the First Home Scheme?
The First Home Scheme (FHS) is a major Irish government measure to support first-time and “fresh start” buyers in purchasing or building new homes. The scheme offers:
- Equity funding of up to 30% of a new home’s value (or 20% if you are also using Help to Buy)
- A shared equity arrangement, where the state holds a percentage stake that you can redeem when selling or as your financial situation permits
This funding directly narrows the affordability gap—particularly vital as property prices remain high in urban centres—by reducing the mortgage and deposit required up front.
Tangible Example
| Scenario | Property Cost | Max FHS Equity | Your Deposit (10%) | Max Mortgage Needed |
|---|---|---|---|---|
| No Help to Buy | €450,000 | €135,000 (30%) | €45,000 | €270,000 |
| With Help to Buy | €450,000 | €90,000 (20%) | €45,000 | €315,000 |
Who Is Eligible?
Personal Eligibility
- First-time buyers aged 18 or over who have never owned (or had an interest in) a home in Ireland or abroad
- “Fresh start” homebuyers: people who previously owned a home but no longer do due to relationship breakdown, insolvency, or similar circumstances
- Irish residency rights
- Mortgage approval at the maximum allowed by your lender (typically 4x gross income for first time buyers)
- Minimum 10% deposit (though in some self-builds, site equity may count)
Notably, there are no household income limits, making the scheme accessible to a broad range of potential buyers.
Property Eligibility
- Purchase or build of a new-build home only (private development, or a self-build)
- Located in the Republic of Ireland, within local authority property price limits
- Principal private residence (not investment or holiday home)
- Properties completed in the last three years may qualify if certified as unused and structurally sound by a professional engineer
For joint applications, both individuals must meet the first-time or fresh start eligibility criteria.
Step-by-Step: How to Apply for the First Home Scheme in 2026
- Check Eligibility — Use the official First Home Scheme eligibility calculator and review your local authority’s price ceiling.
- Secure Mortgage Approval in Principle — Approach a participating lender (or use an independent broker like Harbour View Mortgages to compare your full range of options). Ensure the approval is at the maximum amount you qualify for.
- Apply Online — Complete the application through the FHS website. Include personal details, solicitor information, and your property ID.
- Preliminary Assessment — Await your preliminary eligibility certificate and estimated funding amount.
- Share Eligibility Certificate with Lender — This supports your mortgage approval process.
- Upload Mortgage Offer — Upload your approved lender’s offer to the FHS portal to generate your final customer contract.
- Legal Completion — Your solicitor will help finalise and return all contracts, ensuring FHS equity registration is handled with your property transfer.
- Move In — Once all funds are drawn down, the property becomes your principal residence.
Required Documents
- Mortgage Approval in Principle
- Photo ID (passport or similar) for all buyers
- Recent proof of address
- Engineer certification for near-new builds (if applicable)
First Home Scheme in 2026: Changes and Tips
The core principles of FHS have been maintained through 2026, alongside continued support for the Help to Buy scheme. Key tips from our expert team at Harbour View Mortgages:
- Double-check price ceilings: These can vary annually and differ by area and property type. Always reference the latest official figures.
- Save more than the minimum: Aside from the 10% deposit, budget for extras such as stamp duty (commonly 1% up to €1 million), professional fees (see our documentation checklist), and initial home costs.
- Prepare early: Improve your credit rating and reduce debts before applying—these steps can make a significant difference to both your mortgage offer and approval speed.
- Work with a broker: Our advisers at Harbour View Mortgages compare lenders, manage applications, and offer independent advice to maximise your FHS support efficiently and conveniently.
- Act fast for new builds: High-demand areas like Dublin 8, Galway, and Cork see properties sell out rapidly. Early engagement with us ensures you stay ahead and maximise your buying power.
Why Use Harbour View Mortgages for Your First Home Scheme Application?
Our entire approach centres on supporting first-time buyers, home movers, and investors with clarity, speed, and expert navigation through Ireland’s evolving mortgage options. At Harbour View Mortgages, we help you:
- Understand eligibility and funding limits based on your unique profile and local authority rules
- Compare the full panel of participating lenders—across both major banks and specialist providers
- Secure approval in principle and prepare application documents (read our step-by-step mortgage guide)
- Navigate FHS steps, liaising between lender, solicitor, and government portal
- Optimise your financial profile before application for the best rates and terms
Our professional, supportive team has earned outstanding feedback from clients for our ability to make even complex processes as smooth and stress-free as possible. Here’s a real client perspective:
- “Brilliant experience arranging a new mortgage.” – Hogwat Fallen
- “Excellent advice, approval sorted quickly.” – Robert Ruis
Frequently Asked Questions (FAQ)
What is the maximum amount I can get from the First Home Scheme?
The FHS can provide up to 30% of the property’s value (20% if you’re using Help to Buy), subject to local authority price caps. Your actual amount depends on the property value and your lender’s maximum mortgage offer.
Who qualifies as a “fresh start” buyer?
Fresh start buyers are people who previously owned a property but lost their interest through insolvency, a legal process, or the end of a relationship. This adjustment opens FHS access to more buyers, provided they do not currently own a home.
Can I use the First Home Scheme with the Help to Buy initiative?
Yes, you can combine both, but maximum FHS funding is then 20% rather than 30%. This blend can help achieve a lower deposit and mortgage, especially for new builds.
What properties are eligible?
Only new builds or very recently completed homes certified as unused, located in the Republic of Ireland and within local authority price ceilings, can qualify. The home must be for your own occupancy.
How does repayment of the FHS equity work?
The government’s share remains until you opt to redeem (buy back) their stake, either upon selling or by direct repayment at current market value. There is no interest on the equity itself in the initial years, but management and redemption details should be confirmed at the time of contract.
Must I work with a mortgage broker?
No, but engaging a broker like Harbour View Mortgages gives you access to the entire market, streamlined applications, expert guidance on both lender and FHS rules, and a higher chance of approval based on your individual situation.
Where can I find more details or get started?
We recommend starting with an initial consultation and reading our in-depth guides on how much you can borrow and the Irish mortgage process. When ready, reach out to us directly for tailored advice.
Best Practices for Irish Homebuyers Using the First Home Scheme
- Start preparations early: credit history, savings, and documentation matter
- Work within the local property price ceilings, which can change each year
- Budget realistically for legal, valuation, and post-purchase costs
- Use a broker’s expertise to unlock wider mortgage choices and smooth out paperwork hurdles
- Stay up to date on evolving FHS rules and local authority limits by consulting trusted resources and advisers
Conclusion
The First Home Scheme in 2026 empowers first-time and fresh start buyers to access new homes previously out of reach, with considerable flexibility in funding and eligibility. To maximise your benefits and streamline the process, our experienced team at Harbour View Mortgages stands ready to offer expert, impartial advice throughout every stage of the journey. If you are serious about making the most of FHS, securing the best mortgage rates, and enjoying a smooth path to homeownership, contact us in Dublin or nationwide for a personal consultation.
Looking to learn more? Read about how ECB interest rate changes could affect your mortgage and explore our Mortgage Resources for more detailed guides and next steps.
Ready to begin? Get in touch with Harbour View Mortgages and let’s turn your first home dream into reality, the right way.
