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How the self-build FHS route is different
The self-build route is for an eligible buyer who is building a new home on a site they own or are buying. The First Home Scheme can help where your deposit and mortgage are not enough to cover the build cost, subject to the scheme rules and the relevant price ceiling.
This is not the same as buying a completed new-build from a developer. With a self-build, the lender and the scheme need to understand the site, the build cost, valuation, planning position, builder/contractor path, funding stages and final home value.
- The site must be owned by you or being purchased by you.
- The home must be built as your own main residence.
- The build cost and final value matter for affordability and ceiling checks.
- Your lender may release mortgage funds in stages, not one lump sum.
- FHS support still creates an equity share that can affect future redemption and service charges.
Self-build funding stack
| Layer | What it means in a self-build | Why it matters |
|---|---|---|
| Site value | The site you own or are buying | Can affect valuation, lender security and your overall equity position |
| Cash deposit | Savings or other funds you contribute | Usually needed before lender and scheme support are finalised |
| Mortgage | Self-build mortgage or staged drawdown facility | The bank decides how much it will lend and when funds are released |
| Help to Buy | Revenue tax refund if you qualify as a first-time buyer | Can reduce the remaining gap, but HTB has its own strict rules |
| First Home Scheme | Shared-equity support for the remaining eligible gap | Creates an equity percentage in the completed home |
If you use Help to Buy and FHS together, the FHS maximum support percentage is lower than if you use FHS alone. Use the HTB + FHS guide before assuming the full FHS cap applies.
Self-build checklist before you rely on FHS
- Confirm site position — ownership, purchase contract, title and planning status need to be clear.
- Confirm build cost — get realistic quotes, contingency and professional fees before estimating any funding gap.
- Speak to a participating lender — self-build mortgage approval is not the same as ordinary home-buying approval.
- Check the price ceiling — use the local authority and self-build route in the FHS price ceiling lookup.
- Estimate scheme support — use the calculator only after the site, mortgage and build cost numbers are realistic.
- Plan staged cash flow — money may be released in stages, while contractors may expect payments at specific build milestones.
Worked example — self-build with owned site
Aoife owns a site in Mayo valued at €55,000. She wants to build a detached home with an estimated build cost of €310,000. She has €25,000 in savings and her lender approves a self-build mortgage facility of €250,000.
| Item | Amount |
|---|---|
| Estimated build cost | €310,000 |
| Mortgage facility | €250,000 |
| Cash savings | €25,000 |
| Funding before FHS | €275,000 |
| Potential funding gap | €35,000 |
If Aoife meets the self-build criteria and the project is within the relevant ceiling, FHS may help close the €35,000 gap. If the final completed home value is assessed at €365,000, a €35,000 FHS share would represent about 9.6% of the completed home value.
The exact share and drawdown logic must be confirmed by the lender, solicitor and scheme documentation. Do not use a rough build-cost estimate as your final application number.
Self-build mistakes that cause problems
- Using an optimistic build cost. A quote without contingency can make the funding gap look smaller than it really is.
- Ignoring staged drawdowns. Even if the total funding works, cash-flow timing can still break the build.
- Confusing site value with deposit. The site can help your equity position, but the lender will still need cash-flow and security checks.
- Assuming Help to Buy always applies. HTB depends on Revenue’s first-time buyer definition and your tax record.
- Forgetting long-term FHS costs. The equity share can create future service charges and redemption decisions.
Before applying, read the Service Charges guide and the Redeeming FHS Equity guide.
Self-build versus buying a new-build
| Question | New-build purchase | Self-build |
|---|---|---|
| Who controls the build? | Developer / builder selling the home | You manage or appoint the build route |
| Main price number | Purchase price | Build cost plus site/valuation position |
| Funding release | Usually completion-focused | Often staged through the build |
| Extra risks | Contract delays, snagging, completion dates | Planning, overruns, cost inflation, staged cash flow |
| Useful calculator | FHS Calculator + price ceiling lookup | FHS Calculator + price ceiling lookup + savings/cash-flow planning |
Frequently asked questions
Can I use FHS for a self-build in Ireland?
Potentially yes, if you are an eligible applicant building a qualifying home on a site you own or are buying, and there is a funding gap after your deposit and mortgage.
Does the site value count as part of the calculation?
The site position matters, but it should not be treated casually as cash. The lender and scheme will look at title, valuation, security and the overall build funding structure.
Can I use Help to Buy with a self-build and FHS?
In many self-build cases, Help to Buy may be relevant if you meet Revenue's first-time buyer and tax rules. If you use HTB and FHS together, the maximum FHS support percentage is reduced.
Is a self-build ceiling checked by county or local authority?
Use the local authority area and the self-build route in the current FHS ceiling table. Some areas have different limits, so do not rely on county shorthand.
Will the money be paid all at once?
Self-build funding often involves staged drawdowns. Your lender, solicitor and the scheme process decide when funds are released, so cash-flow planning is important.
What if the build cost rises after approval?
Cost overruns can create a new funding gap. Do not assume FHS will automatically cover increases. Speak to your lender and the scheme before contracts or build-stage commitments create a problem.
Should I use the normal FHS calculator for a self-build?
Yes, for a rough planning estimate. Use build cost and support assumptions carefully, then confirm the exact treatment with the official scheme and your lender.
Sources & references
Related calculators
Use these tools for the numbers behind this guide.