All first time buyer schemes in Ireland: the 2026 complete guide

Buying your first home in Ireland in 2026 can be overwhelming. Between deposits, mortgage rules, house prices and changing government supports, it is no surprise that many buyers are unsure where to start. The good news is that there are several schemes designed to make home ownership more achievable for first-time buyers.

Budget 2026 added fresh context to the market, including €1.2 billion in Starter Homes funding, a reduced 9% VAT rate on apartments until 2030, and housing delivery targets of roughly 30,000 to 50,000 homes annually depending on the programme or measure being referenced. At the same time, mortgage conditions have become a little steadier, with ECB rates stabilising and typical Irish mortgage rates sitting at roughly 3.5% to 3.7% in early 2026.

In this updated guide, we explain all the main first-time buyer schemes in Ireland for 2026, how they work, who they suit, and which ones can be combined. If you want tailored help alongside the research, you can also speak to our team about your options for first-time buyer mortgages.

Help to Buy Scheme

The Help to Buy Scheme remains one of the most useful supports for first-time buyers purchasing a new build or completing a self-build. It helps with your deposit by refunding Income Tax and DIRT paid in Ireland over the last four tax years.

The scheme has now been extended to 31 December 2029, which gives buyers much more certainty when planning ahead. To qualify, you must take out a mortgage of at least 70% loan to value, and the property must cost no more than €500,000. The home must also be your principal private residence.

This is still one of the strongest routes for buyers who are close to having enough deposit but need a final boost. If you want a full breakdown of how it works, see our guide to the Help to Buy Scheme in Ireland.

Help to Buy Quick Facts

Eligibility: First-time buyers purchasing a new build or completing a self-build

Benefit amount: Up to €30,000 or 10% of the property price or approved build cost, whichever is lower

What the refund covers: Income Tax and DIRT paid over the previous 4 years

Property price cap: €500,000

Mortgage requirement: Minimum 70% loan to value

Scheme end date: 31 December 2029

Clawback rule: You must live in the property for 5 years

How to apply: Through Revenue MyAccount

First Home Shared Equity

The First Home Scheme is designed to bridge the affordability gap between your deposit, your mortgage, and the cost of the property. In simple terms, it can step in where your bank mortgage and savings do not quite stretch far enough.

One of the most important points to understand in 2026 is that the scheme is not based on strict household income caps. Instead, eligibility is based on your borrowing capacity. You must apply for your max mortgage amount, up to 4 times income under the Central Banks lending rules. You also need to be aware of the relevant local price ceiling for the property you are buying.

The scheme is broader than many buyers think. It can apply to new build homes, first-time self-builds, and certain tenant home purchase cases where a landlord is selling the property to the tenant. It is there to support buyers who can afford mortgage repayments but cannot reach market prices without equity support. For a full overview, see the MortgageLine guide to the First Home Scheme for first-time buyers.

First Home Scheme Eligibility

There are no strict upper household income caps built into the First Home Scheme itself. Instead, buyers must generally show that they are borrowing the maximum available from a participating lender under the standard mortgage rules, without relying on an exception.

Eligibility is then measured against the regional property price ceilings. In 2026, examples include ceilings of up to €500,000 in Dublin and €450,000 in Galway County, with ceilings reviewed every six months. The next review is expected in mid-2026.

Participating lenders include AIB, EBS, Haven, Bank of Ireland and PTSB, so the scheme can fit with a mainstream mortgage lender.

First Home Scheme Property Types

The old description of First Home as a “new builds only” scheme is no longer accurate. In 2026, the scheme can support:

New build homes in private developments

First-time self-builds

Tenant home purchase cases where the landlord is selling to the tenant

That wider property scope is important because it means more buyers can qualify.

First Home Scheme Restrictions

The First Home Scheme can be combined with Help to Buy, but where both are used, the maximum First Home shared equity contribution is reduced from 30% to 20%.

It cannot be combined with:

The Local Authority Affordable Purchase Scheme

The Local Authority Home Loan

That rule catches out a lot of buyers, so it is worth checking early before you build your application strategy.

Affordable Purchase Scheme

The Affordable Purchase Scheme is separate from the other local authority supports and should really be viewed as its own route to home ownership. Under this scheme, eligible buyers can purchase a home below market value, while the local authority retains an equity share to reflect the discount provided.

This creates a genuine discounted purchase pathway for buyers who are priced out of the open market but still have enough income and mortgage capacity to buy with support. Eligibility is based on a means test and income thresholds, along with other local authority criteria.

For the right buyer, this can be a very attractive option because the affordability support is built into the purchase price itself. If you want a separate deep dive, here is our guide to the Local Authority Affordable Purchase Scheme.

LDA Affordable Homes

The Land Development Agency is now an important part of the affordable housing picture. LDA affordable homes are delivered on State land and through partnerships, with homes sold at a discount to eligible buyers who cannot afford open market prices.

In many cases, these homes operate using an equity share model similar to the broader affordable purchase approach. The goal is to provide access to homes for buyers who fall between social housing eligibility and full open market affordability.

Applications are typically made through lda.ie or through linked sales portals for active developments. For buyers looking in Dublin and other urban areas, it is worth watching closely because this is a distinct national supply-side scheme rather than just another local listing source.

Local Authority Home Loan

The Local Authority Home Loan is a Government-backed mortgage for buyers who cannot get enough finance from a mainstream lender. In 2026, it remains relevant for buyers purchasing new builds, second-hand homes, and self-builds.

Historically, the published income limits were €70,000 for a single applicant and €85,000 for joint applicants. A major 2026 update has changed that picture, with revised limits under Cabinet review and approval in response to house price inflation. This is one of the more significant affordability changes for buyers this year.

If you are exploring this route, our guide to who can apply for a Local Authority Home Loan is a useful starting point.

Local Authority Home Loan Limits 2026

As of 18 February 2026, proposed updated property limits included:

Dublin, Wicklow and Kildare: up to €415,000

Cork, Galway and Meath: up to €375,000

Most other counties: up to €310,000

These limits were proposed as part of the 2026 review and are subject to confirmation and implementation. Buyers should always check the live figures on the official Local Authority Home Loan website before making decisions.

For self-build applicants, it is also worth comparing this route with a mainstream self-build mortgage in Ireland, as the right option will depend on your income, project and timelines.

Vacant Property Grant

The Vacant Property Refurbishment Grant is one of the most interesting buyer supports in Ireland because it focuses on supply as much as affordability. Rather than helping with your deposit, it helps fund the work needed to bring a vacant or derelict property back into use.

In 2026, the grant offers up to €50,000 for a vacant property, plus a €20,000 derelict top-up, bringing the total possible support to €70,000. For island properties, support can go as high as €84,000.

The scheme has also been extended to 2030, and uptake has been strong. That makes it a serious route for buyers willing to take on a renovation project. If you are considering that path, our guide to the Vacant Property Refurbishment Grant is well worth a read.

Many buyers also pair this route with a renovation-focused mortgage. If that is your plan, here is our guide to getting a mortgage to renovate a fixer upper property in Ireland.

Vacant Above the Shop Grant

An important expected development in Q1 2026 is the new grant aimed at converting vacant commercial space above shops into residential use.

The planned support is expected to include:

Up to €140,000 in grant funding in some cases

Potential for larger grants where multiple units are created

Up to €5,000 in advisory support

This is best described as an expected launch rather than a fully settled long-running scheme, but it is one to watch for buyers considering town-centre properties.

Combining Buyer Schemes

One of the smartest ways to approach buying in 2026 is to think in terms of a scheme stacking strategy. That means looking at how deposit support, shared equity support, mortgage routes and renovation supports can work together.

Some combinations work well. Others do not. And that is where expert advice can save an awful lot of hassle.

Scheme Compatibility Rules

As a quick guide:

Help to Buy + First Home Scheme: Yes, but the First Home equity support usually reduces from 30% to 20%

Help to Buy + Local Authority supports: Can be possible, depending on the scheme and property type

Vacant Property Grant + Mortgage: Yes, often useful for purchase and renovation projects. However please be aware that you will not get the Vacant Home Grant funds until the renovations are complete and inspected.

First Home Scheme + Local Authority Affordable Purchase Scheme: No, not compatible

First Home Scheme + Local Authority Home Loan: No, not compatible

The main warning is simple. First Home Scheme cannot be used with the Local Authority Affordable Purchase Scheme or the Local Authority Home Loan. That is one of the most important rule checks in the whole first-time buyer process.

Start Your Buying Journey

For first-time buyers in 2026, the opportunities are there, but so are the complications. Updated loan limits, revised price ceilings, broader scheme rules and changing compatibility all mean buyers need to plan more carefully than before.

At MortgageLine, we help buyers work through that detail with a clear plan. We can help you identify which schemes you may be eligible for, understand how borrowing capacity affects your options, structure the right scheme combination, and secure mortgage approval with the lender that best suits your circumstances.

Whether you are buying a new build, exploring shared equity, applying for a local authority-backed mortgage, or considering a renovation route, we can help you make sense of the moving parts.

The bottom line is this: first-time buyer schemes changed in 2026, and eligibility now depends heavily on your borrowing capacity, the property type, and which supports can be combined. Good advice can help you maximise what is available and avoid expensive mistakes. Contact us today for a free mortgage review call and we will help you build a personalised eligibility strategy.

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