First-Time Buyer Guide: How to Buy a Home in Ireland in 2026

Central Bank rules, Help to Buy, the First Home Scheme, and everything else you need to know before you start viewing.

Buying your first home in Ireland is one of the most significant financial decisions you'll make. The process is more structured than many expect — with Central Bank lending rules, government schemes, and legal requirements to navigate. This guide walks you through everything from saving your deposit to getting the keys.

The Central Bank mortgage rules

The Central Bank of Ireland sets limits on how much you can borrow. As a first-time buyer, you can borrow up to 4 times your gross annual income (since the 2023 rules change), and you'll need a deposit of at least 10% of the purchase price.

Government support schemes

Two main schemes exist to help first-time buyers bridge the gap between savings and purchase price:

• →Help to Buy (HTB): A Revenue tax rebate of up to €30,000 (or 10% of the purchase price, whichever is lower) for new builds only. You must have paid sufficient income tax in the previous four years. Apply through Revenue's myAccount.
• →First Home Scheme (FHS): The government and participating banks take an equity stake of up to 30% in your home to bridge the gap between your deposit, mortgage, and purchase price. Available on new builds and self-builds. You buy back the equity over time.

Steps to buying your first home

• →1. Save your deposit (10% minimum, more is better — it opens up better mortgage rates)
• →2. Get mortgage approval in principle from at least two lenders
• →3. Engage a solicitor before you start bidding — they need to be ready when you go sale agreed
• →4. View properties and bid through the estate agent
• →5. Go sale agreed and pay your booking deposit (~€5,000–€10,000, usually refundable)
• →6. Instruct a surveyor to inspect the property (€300–€600)
• →7. Drawdown mortgage and sign contracts — your solicitor manages this
• →8. Get the keys and pay Stamp Duty (1% on first €1m for residential property)

Costs beyond the deposit

Budget for legal fees (€1,500–€3,000), a structural survey (€300–€600), valuation (€150–€300, often required by lender), Stamp Duty (1% of purchase price on residential), and moving costs. Total non-deposit costs are typically €4,000–€8,000.