First Home Scheme 2026: Updated Price Ceilings
The First Home Scheme price ceilings set the maximum property price you can buy using FHS support. They're reviewed every six months, and the 2026 figures have expanded significantly. Here's every regional ceiling and what they mean for your buying power.
Current FHS Price Ceilings (2026)
| Region | Price Ceiling | Max FHS Equity (30%) |
|---|---|---|
| Dublin | €500,000 | €150,000 |
| Cork City & suburbs | €400,000 | €120,000 |
| Galway County | €450,000 | €135,000 |
| Kildare, Meath, Wicklow | €425,000 | €127,500 |
| Limerick, Waterford cities | €375,000 | €112,500 |
| Rest of Ireland | €325,000–€375,000 | €97,500–€112,500 |
The next ceiling review is expected mid-2026. Ceilings have been increasing with each review to reflect rising house prices. Check the official FHS website for the most current figures.
FTB Starter Kit
9 tools for first-time buyers. Viewing scorecards, mortgage checklists, cost breakdowns at 4 price points.
How Ceilings Interact with Your Borrowing Power
The ceiling isn't just a price cap — it determines how much FHS equity you can access. Here's a worked example for a buyer in Dublin earning €65,000:
| Component | Amount |
|---|---|
| Your mortgage (4× €65k) | €260,000 |
| Your deposit + HTB | €55,000 |
| Subtotal (your funds) | €315,000 |
| Gap to €475,000 new build | €160,000 |
| FHS equity share (max 30%) | €142,500 |
| Total buying power | €475,000 |
Without FHS, this buyer maxes out at €315,000. With it, they can reach €475,000 — a €160,000 boost. That's the difference between being priced out of Dublin and being able to buy.
Key Points About FHS in 2026
- Not just new builds: FHS now covers new builds, self-builds (first-time), and certain tenant home purchases where a landlord sells to an existing tenant
- No strict income cap: Eligibility is based on borrowing capacity (max mortgage at 4× income), not a hard income limit
- Participating lenders: AIB, EBS, Haven, Bank of Ireland, and PTSB
- Can be stacked with HTB: Use both HTB (up to €30,000 deposit) and FHS (up to 30% equity) on the same property. See our stacking guide
- Equity buyback: You can buy back the government's equity share at any time. The cost depends on how property values have moved. See our guide on buying back FHS equity
Compare FHS with Other Supports
Not sure which scheme suits you? Compare FHS with the Local Authority Home Loan — they serve different needs. Our guide on FHS vs LAHL breaks down when each is the better option.