First Home Scheme Ireland (FHS Shared Equity) Calculator — Up to 30% Equity
Calculate your Ireland First Home Scheme (FHS) equity support (up to 30% / 20% with HTB), Local Authority price caps, and Year 6+ service charge schedule.
Calculate your Ireland First Home Scheme (FHS) equity support (up to 30% / 20% with HTB), Local Authority price caps, and Year 6+ service charge schedule.
Calculate your Ireland First Home Scheme (FHS) equity support (up to 30% / 20% with HTB), Local Authority price caps, and Year 6+ service charge schedule. Calculate exact, penny-accurate projections compliant with 2026 Revenue Commissioners • DSP • Central Bank of Ireland standards using Calconova's deterministic IEEE-754 (Decimal.js) calculation engine with instant breakdowns.
Local authority caps & mortgage shortfall
Assuming 3% annual property growth, cost to buy out the 14.29% state equity:
FHS\ Equity = \min\Big(Property\ Price - (Mortgage + Deposit), \ \text{Cap}\% \times Property\ Price\Big) \\
\text{Cap}\% = \begin{cases} 20\%, & \text{if Help to Buy (HTB) used} \\ 30\%, & \text{if HTB not used} \end{cases} \\
\text{Service Fee}_{Y6-15} = FHS\ Equity \times 1.75\%\text{ / yr} \\
\text{Redemption Value}_t = \text{Market Value}_t \times FHS\ Equity\%The Irish First Home Scheme (FHS) bridges the gap between your mortgage + deposit and the purchase price of a new-build home. The state/banks take an equity stake of up to 30% (or up to 20% if combined with Help to Buy). Years 1-5 are service-charge free (0%). From Year 6 onward, a tiered annual service fee applies (1.75% Y6-15, 2.5% Y16-29, 2.85% Y30+). When you buy out the equity, redemption is based on the prevailing market valuation at that time.
All calculations, amortizations, and scenario projections displayed on this page are strictly for informational and educational purposes. Nothing herein constitutes investment, financial, tax, or legal advice. Actual Central Bank of Ireland mortgage caps, Revenue PAYE/USC/PRSI rules, and lender criteria may vary. Calconova explicitly disclaims all liability for any decisions taken based upon these calculations. Consult a qualified financial advisor, CPA, or Irish Revenue documentation prior to executing financial commitments.
The First Home Scheme is an affordable housing shared equity initiative for First-Time Buyers and 'Fresh Start' applicants purchasing newly built homes or self-builds. You must borrow the maximum mortgage permitted under Central Bank macroprudential rules (typically 4x gross income).
Yes. When combined with Help to Buy, the maximum FHS equity share is reduced from 30% to 20% of the property purchase price, ensuring buyers retain majority equity ownership.
There is no fixed deadline to repay the equity during your lifetime while living there. However, the equity must be redeemed if you sell the property, switch it to an investment/rental, or die. You can also make voluntary partial buyouts (minimum €10,000) or full redemption at any time based on current market valuation.
The service charge is 0% for the first 5 years. Starting in Year 6, an annual maintenance fee applies to the original equity amount: 1.75% for years 6–15, 2.50% for years 16–29, and 2.85% for years 30+. It can be paid monthly by direct debit.
Calculate 2026 Irish net take-home pay: Standard Rate Cut-Off Point (€44k), 40% higher rate, USC 4 bands, PRSI Class A, and Personal & Employee tax credits.
Calculate your Irish Revenue Rent Tax Credit (€1,000 single / €2,000 joint) and Mortgage Interest Tax Credit (up to €1,250) tax refund entitlement.
Calculate Irish pension tax relief based on Revenue age limits (15% to 40%), €115,000 earnings cap, 40% higher rate refund, and net out-of-pocket costs.