Help to Buy + First Home Scheme: Can You Stack Them?
The short answer is yes. But the details matter. When you combine Ireland’s two biggest first-time buyer supports, the rules change slightly. This guide explains exactly how scheme stacking works and how to maximise your total buying power in 2026.
The Two Schemes at a Glance
| Help to Buy (HTB) | First Home Scheme (FHS) | |
|---|---|---|
| What it does | Tax refund towards your deposit | State takes an equity stake in your home |
| Max amount | €30,000 | 20–30% of property value |
| Property type | New build / self-build only | New build / self-build only |
| Price limit | €500,000 | Varies by area (ceilings) |
| Must repay? | No — it’s a tax refund | Yes — when you sell or leave |
FTB Starter Kit
9 tools for first-time buyers. Viewing scorecards, mortgage checklists, cost breakdowns at 4 price points.
How Stacking Works
When you use both HTB and FHS together:
- The maximum FHS equity stake reduces from 30% to 20% of the property value
- Your HTB refund is not affected — you still get up to €30,000
- The FHS equity + HTB refund + your mortgage + your deposit must cover the full purchase price
Real Example: €400,000 Home in Dublin
Let’s say you earn €85,000 combined, have €15,000 in savings, and have paid €40,000+ in tax over 4 years:
| Funding Source | Amount | % of Price |
|---|---|---|
| Mortgage (4× €85k) | €340,000 | 85% |
| Help to Buy refund | €30,000 | 7.5% |
| First Home Scheme (equity) | €15,000 | 3.75% |
| Your savings (deposit) | €15,000 | 3.75% |
| Total | €400,000 | 100% |
In this case, the FHS only needs to cover a small gap (€15,000) because HTB handles most of the deposit shortfall. The FHS equity stake would be just 3.75% — well under the 20% maximum.
When Stacking Makes Sense
Scheme stacking is most powerful when your mortgage alone doesn’t quite reach the property price, even after your deposit and HTB refund. It’s particularly valuable in higher-cost areas like Dublin, Cork, and Galway where the gap between what you can borrow and what homes cost is largest.
Important Considerations
- You cannot use an MPE and FHS together. If your lender offers you a Macro-Prudential Exception (borrowing above 4× income), you must choose between that and the FHS
- FHS has a service charge from Year 6. Currently 1.75% of the equity value per year. On a €50,000 stake, that’s €875/year
- Participating lenders only. AIB, Bank of Ireland, and PTSB. If you later switch to a non-participating lender, you must repay the FHS
- Price ceilings apply. Dublin: €500,000. Cork City: €400,000. Other areas vary. Reviewed every 6 months
One more thing: your new build should come with an A-rated BER certificate. If you want an independent assessment or your self-build needs certification, NewBuildBER.ie handles new build BER compliance.
Mortgage docs checklist, viewing scorecard, snagging list, solicitor questions, and moving checklist.