Quick answer: Help to Buy refunds up to €30,000 (or 10% of the purchase price) in income tax and DIRT to first-time buyers of new builds priced at €500,000 or less. It runs until end of 2029 and can be combined with the First Home Scheme.
The Help to Buy (HTB) scheme is a tax refund for first-time buyers purchasing a newly built home or building their own home. It refunds income tax and DIRT paid over the previous four years.
Who Qualifies?
- First-time buyers only — you must never have owned a property before, anywhere in the world.
- All buyers on the purchase must be first-time buyers.
- The property must be a new build — second-hand homes do not qualify.
- You must take out a mortgage of at least 70% of the purchase price (LTV ≥ 70%).
- You must live in the property as your principal private residence for 5 years after purchase.
Maximum Relief
- Up to €30,000 or 10% of the purchase price, whichever is lower.
- The property must be valued at €500,000 or less.
- Properties above €500,000 do not qualify.
Example: Buying a new apartment for €380,000 → maximum HTB = €30,000 (10% would be €38,000 but the cap is €30,000).
Example: Buying a new house for €250,000 → maximum HTB = €25,000 (10% of €250,000, below the €30,000 cap).
How to Apply
- Check eligibility on the Revenue myAccount portal.
- Get Approval in Principle (AIP) from your mortgage lender.
- Submit your HTB application through Revenue's myAccount — you'll receive a claim code.
- Provide the claim code to your solicitor/developer, who claims the refund directly from Revenue.
- The refund is typically paid directly to the developer and used as part of your deposit.
Key Points
- HTB can be used as part of your deposit — reducing the cash you need upfront.
- The 5-year residence requirement means if you sell or rent the property within 5 years, a full clawback applies — Revenue does not apply a pro-rata taper; the full amount may be recovered.
- Self-build: the €500,000 cap applies to the valuation approved by your lender, not your actual build cost.
- The scheme has been extended through to end of 2029.
First Home Scheme (separate)
The First Home Scheme is a shared equity scheme that tops up a buyer's deposit by up to 30% of the property's value in exchange for a government equity stake. It is separate from HTB and can be used alongside it. See firsthome.ie for details.
Common Questions
Q: Can I use Help to Buy for a second-hand house? No — HTB is exclusively for new builds or self-builds. Second-hand properties do not qualify under any circumstances.
Q: Can I combine Help to Buy with the First Home Scheme? Yes. You can use both on the same purchase, as long as you meet the eligibility criteria for each. HTB provides a tax refund of up to €30,000 while the First Home Scheme provides a government equity top-up of up to 30% of the property value.
Q: What if I sell the property before 5 years? Revenue will claw back the full HTB amount if you sell, rent out, or stop using the property as your principal private residence within 5 years. There is no pro-rata taper — the full HTB refund received is recoverable.
Q: How long does a HTB application take? Getting approval through Revenue myAccount typically takes a few days. Your solicitor or developer then claims the funds directly from Revenue, which is usually released within 1–2 weeks of contracts being exchanged.