First-Time Buyer Grants and Schemes in Dublin — The 2026 Guide
Help to Buy, First Home Scheme, Local Authority Home Loan — what Dublin first-time buyers can actually get in 2026.
There’s a strange irony in Dublin’s property market: the government genuinely wants to help first-time buyers get on the ladder, but the schemes designed to do it are scattered across multiple agencies, each with different rules, different caps, and different application processes. Nobody gives you a single checklist.
So here’s the checklist. Every scheme available to Dublin first-time buyers in 2026, how they actually work, what they’re worth, and — critically — what you can realistically buy with them in different parts of the city.
The Big Three Schemes
Three programmes do the heavy lifting for Dublin first-time buyers. They can be used individually or combined, and understanding how they interact is worth thousands of euro.
1. Help to Buy (HTB) — Up to €30,000
The Help to Buy scheme is the closest thing Ireland has to a first-time buyer grant. It’s a tax refund — not technically a grant, but it functions like one. You get back Income Tax and DIRT you’ve paid over the previous four years, up to a maximum of €30,000.
The key numbers for 2026:
| Details | |
|---|---|
| Maximum refund | €30,000 |
| Percentage of price | 10% of purchase price |
| Property price cap | €500,000 |
| Property type | New builds and self-builds only |
| Mortgage requirement | At least 70% LTV |
| Extended to | 31 December 2029 |
The catch that trips up most people: HTB only applies to new builds and self-builds. If you’re buying a second-hand three-bed in Dublin 9, this scheme doesn’t exist for you. It was designed specifically to stimulate new housing supply, and that restriction has never been lifted despite years of lobbying.
How the maths works:
Say you’re buying a new-build apartment in Dublin 15 for €380,000. Your HTB refund would be the lesser of:
- €30,000 (the cap)
- €38,000 (10% of €380,000)
- Whatever income tax + DIRT you’ve paid in the last four years
If you’ve been earning €50,000 for the past four years and paying roughly €10,000 in income tax annually, your four-year tax total is about €40,000. So your refund would be €30,000 — the cap.
But if you’ve only been working for two years, or were earning less, your refund might be significantly lower. The refund can never exceed what you’ve actually paid in tax. This catches a lot of younger buyers off guard.
Applying for HTB:
The process is entirely online through Revenue’s MyAccount. There are three stages:
- Application — You apply and get an application number. This can be done before you’ve agreed a sale.
- Claim — Once you’ve signed a contract, you submit the claim with your solicitor’s details.
- Verification — Your solicitor confirms the details, and Revenue pays the refund directly to your solicitor (not to you).
The refund goes toward your deposit. You can’t pocket it.
2. First Home Scheme (FHS) — Up to 30% of Purchase Price
The First Home Scheme is Ireland’s shared equity play. The government and participating banks take an equity stake in your home, bridging the gap between what you can afford and what the home actually costs.
The key numbers for 2026:
| Details | |
|---|---|
| Maximum equity share | 30% of purchase price (20% if combined with HTB) |
| Minimum equity share | 2.5% or €10,000, whichever is higher |
| Property type | New builds, self-builds, and certain tenant purchases |
| Price cap (all Dublin areas) | €500,000 |
| Mortgage requirement | At least 70% LTV from a participating lender |
| Extended to | June 2027 |
How it actually works:
You find a new home for €480,000 in Dublin 3. You have a deposit of €48,000 (10%) and mortgage approval for €360,000 (75% LTV). That leaves a gap of €72,000.
The First Home Scheme can cover that €72,000 — a 15% equity share. The government and participating banks now own 15% of your home. You live in it, maintain it, and make all the decisions. But when you sell (or buy them out), they get 15% of the value at that point.
If you’re also using Help to Buy, the FHS maximum drops from 30% to 20%. In practice, combining both is what most Dublin buyers do.
The service charge question:
Here’s where people get nervous. The shared equity isn’t free forever:
| Years | Annual Service Charge |
|---|---|
| 1–5 | 0% |
| 6–15 | 1.75% |
| 16–29 | 2.15% |
| 30+ | 2.85% |
Those percentages are charged on the original equity amount, not the current property value. So if the FHS provided €72,000, you’d pay nothing for five years, then €1,260 per year from year six (1.75% × €72,000).
The smart move is to buy out the equity share as soon as you can — ideally within the first five years while it’s free. You’d pay the FHS the current market value of their share. If your property has appreciated, that buyout will cost more than the original €72,000. If it’s fallen, it’ll cost less.
Price caps — all of Dublin at €500,000:
The FHS price cap for all four Dublin local authority areas is €500,000 as of January 2026. This covers houses, apartments, and self-builds. The caps are reviewed every six months, so they may adjust later in the year.
For context, the median new-build price in Dublin was approximately €430,000–€460,000 in late 2025, so the €500,000 cap provides reasonable headroom for most (but not all) new developments.
3. Local Authority Home Loan — The State-Backed Mortgage
The Local Authority Home Loan is for buyers who can’t get enough financing from a commercial lender — typically because their income is too low relative to the loan they need, or because they’re self-employed with irregular income.
The key numbers for 2026 (from April 2026):
| Details | |
|---|---|
| Single applicant income limit | €80,000 (up from €70,000) |
| Joint applicant income limit | €85,000 |
| Property price cap (Dublin) | €415,000 |
| Property types | New builds, second-hand, self-builds |
| Mortgage term | Up to 30 years |
| Interest rate | Fixed for full term |
The big advantage: it applies to second-hand homes, not just new builds. That opens up significantly more of the Dublin market.
The big constraint: the €415,000 price cap in Dublin is tight. Very tight.
What €415,000 buys you in Dublin:
| Area | What You Might Get |
|---|---|
| Dublin 24 (Tallaght, Firhouse) | 3-bed semi, older estate |
| Dublin 15 (Blanchardstown) | 3-bed semi or townhouse |
| Dublin 22 (Clondalkin) | 3-bed semi, good condition |
| Dublin 5 (Artane, Harmonstown) | 2-bed terrace or ex-council |
| Dublin 11 (Glasnevin, Finglas) | 3-bed terrace, older stock |
| Dublin 9 (Drumcondra, Beaumont) | 2-bed apartment or small terrace |
| Dublin 3 (Fairview) | 1–2 bed apartment |
| Dublin 4 | Almost nothing |
| Dublin 6 | Forget it |
You can see the issue. The Local Authority Home Loan works well in the outer suburbs and some northside areas, but in south Dublin’s more expensive districts, €415,000 barely gets you a studio.
Applying for the Local Authority Home Loan:
You apply through your local authority (Dublin City Council, Fingal, SDCC, or DLRCC — whichever covers the area you want to buy in). The process involves:
- Income verification and credit check
- Confirmation you’ve been refused or offered insufficient credit by two commercial lenders
- Property assessment
- Approval and drawdown
Processing times vary by council. Dublin City Council tends to be slower than Fingal or SDCC. Budget 8–12 weeks from application to approval.
Combining the Schemes — A Worked Example
Let’s walk through a realistic scenario. Sarah, a first-time buyer earning €55,000, wants to buy a new-build two-bed apartment in a development in Dublin 13 (Donaghmede) priced at €395,000.
Step 1: Her deposit
- 10% required: €39,500
- She’s saved: €25,000
- Gap: €14,500
Step 2: Help to Buy
- 10% of purchase price: €39,500
- Her tax paid over four years: ~€32,000
- HTB refund: €30,000 (capped)
- Deposit now sorted: €25,000 savings + €30,000 HTB = €55,000 (14% deposit — more than enough)
Step 3: Her mortgage
- Central Bank rules: max 4× gross income = €220,000
- She needs: €395,000 − €55,000 = €340,000
- Shortfall: €120,000
Step 4: First Home Scheme
- Maximum with HTB: 20% of €395,000 = €79,000
- She needs: €120,000 — the FHS can’t cover all of it at 20%
- Actual FHS share needed: €120,000 — she’d need to increase her mortgage or find a cheaper property
Adjusted scenario: Sarah finds a similar apartment for €360,000.
- Deposit: €36,000 needed, she has €55,000 from savings + HTB
- Mortgage: €220,000
- Gap: €360,000 − €55,000 − €220,000 = €85,000
- FHS share: €72,000 (20% of €360,000) — still short by €13,000
Sarah’s realistic options:
- Find a property at €340,000 or less where the numbers close
- Buy with a partner to increase mortgage capacity
- Use the Local Authority Home Loan (higher borrowing relative to income) instead of a commercial mortgage
This is the reality for many single buyers in Dublin. The schemes help enormously, but the city’s prices still stretch the maths.
What About Joint Buyers on Different Incomes?
Buying as a couple changes the picture significantly. If Sarah’s partner Tom earns €45,000, their combined borrowing power is:
- Commercial mortgage: up to 4× €100,000 = €400,000
- Local Authority Home Loan: separate calculation, but joint income cap is €85,000 — they’d exceed it
With combined commercial borrowing of €400,000, that €395,000 Donaghmede apartment becomes very doable:
- Purchase price: €395,000
- HTB: €30,000
- Savings: €25,000
- Mortgage needed: €340,000 (within €400,000 limit)
- No FHS needed
The Vacant Property Refurbishment Grant — The Overlooked Option
If you’re open to doing some work, the Vacant Property Refurbishment Grant is genuinely generous:
| Details | |
|---|---|
| Standard grant | Up to €50,000 |
| Derelict property bonus | Additional €20,000 (total €70,000) |
| Property requirement | Vacant for 2+ years, built before 2008 |
| Commitment | Live in or rent out for 5+ years |
| First-time buyer requirement | No — open to anyone |
€70,000 toward refurbishing a derelict property is substantial. Combined with a lower purchase price for a property that needs work, this can bring the total cost below what you’d pay for a turnkey home.
The catch: finding vacant properties in Dublin that qualify isn’t easy, and the refurbishment process is stressful. But in areas like Dublin 7 (Stoneybatter, Phibsborough) and Dublin 8 (The Liberties), where older housing stock includes some genuinely vacant properties, it’s worth investigating.
New for 2026: The ‘Above the Shop’ Grant
A new scheme for 2026 offers grants for converting vacant space above commercial premises into residential units:
- One unit: up to €95,000
- Two units: up to €115,000
- Three+ units: up to €140,000
- Plus a €5,000 advice grant for professional guidance
This is more relevant for small investors or owner-occupiers willing to take on a conversion project, but it’s worth knowing about if you spot a property with commercial ground floor and vacant upstairs.
Scheme-by-Scheme Comparison
Here’s the summary table showing what each scheme offers and who it suits:
| Scheme | Max Benefit | New Build | Second-hand | Self-build | Income Test |
|---|---|---|---|---|---|
| Help to Buy | €30,000 | ✅ | ❌ | ✅ | No (but tax-based) |
| First Home Scheme | 30% equity | ✅ | ❌ | ✅* | No |
| Local Authority Home Loan | €415k mortgage | ✅ | ✅ | ✅ | Yes (€80k/€85k) |
| Vacant Refurb Grant | €70,000 | ❌ | ✅ | ❌ | No |
| Above the Shop | €140,000 | ❌ | N/A | N/A | No |
*Self-build for FHS currently limited to rural areas.
What District Should You Target?
If you’re a first-time buyer using these schemes, your budget effectively dictates your geography. Here’s a rough guide to what different budget levels can access:
Budget: €300,000–€350,000 (single buyer, LA Home Loan or lower commercial mortgage)
- Dublin 22 — Clondalkin: 2–3 bed apartments and some terraces
- Dublin 24 — Tallaght: 2-bed apartments, older terraces
- Dublin 15 — Blanchardstown outer: 2-bed apartments
- Dublin 17 — Coolock, Darndale: 3-bed terraces
Budget: €350,000–€425,000 (couple or single with good income + schemes)
- Dublin 5 — Raheny, Artane: 2–3 bed terraces
- Dublin 9 — Beaumont, Santry: 2-bed terraces, 3-bed in older estates
- Dublin 11 — Glasnevin: 2-bed terraces
- Dublin 13 — Donaghmede: new-build apartments
- Dublin 15 — Castleknock: 3-bed semis in older estates
- Dublin 12 — Crumlin, Drimnagh: 2-bed terraces
Budget: €425,000–€500,000 (couple with good dual income + schemes, hitting FHS cap)
- Dublin 3 — Fairview, East Wall: 2-bed apartments, small terraces
- Dublin 7 — Phibsborough: 2-bed terraces
- Dublin 9 — Drumcondra: 3-bed terraces
- Dublin 14 — Dundrum: 2-bed apartments
- Dublin 6W — Terenure: 2-bed terraces (stretching)
Use the Dublish district explorer to compare median prices, transport links, and amenities across these areas.
Common Mistakes to Avoid
1. Assuming HTB applies to second-hand homes. It doesn’t. Never has. If you’re buying second-hand, cross it off your list immediately.
2. Not claiming HTB early enough. You can start the application process before you’ve found a property. Do this — it takes time, and the last thing you want is a delay in closing because Revenue hasn’t processed your claim.
3. Forgetting the FHS service charges. The first five years are free. After that, you’re paying 1.75% on the equity amount. Budget for this or plan to buy out the equity within five years.
4. Not shopping around before applying for the LA Home Loan. You need evidence of being refused or offered insufficient credit by two commercial lenders. Don’t just get two rejections — genuinely try to get the best commercial deal first. The LA loan’s fixed rate is decent but not always the cheapest option.
5. Treating the price cap as a budget. The FHS caps at €500,000 in Dublin. That doesn’t mean you should spend €500,000. Buy what you can comfortably afford, not the maximum the schemes allow.
6. Ignoring the total cost of ownership. The purchase price is just the start. Factor in Local Property Tax, management fees, insurance, maintenance, and the ongoing FHS service charges before deciding what you can actually afford.
The Bottom Line
Dublin’s first-time buyer schemes are genuinely helpful — they can add €30,000 to your deposit and bridge a gap of up to 30% of the purchase price. Combined, they’ve made homeownership accessible to thousands of buyers who couldn’t have managed it otherwise.
But they’re not magic. Dublin prices remain high, the schemes are mostly restricted to new builds, and the maths still doesn’t close for many single buyers in desirable areas. The most successful first-time buyers in Dublin are the ones who understand exactly how the schemes interact, target realistic areas for their budget, and plan ahead.
Start with the numbers. Check your tax refund potential on Revenue’s HTB calculator. Get mortgage approval in principle. Then use the Dublish district explorer to find areas where your budget meets your priorities.
The schemes are tools. Use them strategically.