If you’re a first-time buyer in Ireland looking at new-build homes, the Help to Buy scheme (HTB) is one of the most valuable bits of Government support available to you. In simple terms, it’s a tax refund — money you’ve already paid to the Revenue Commissioners, handed back to help fund your deposit. This guide explains exactly how it works, who qualifies, and how to apply.
Disclaimer: This article is for information purposes only and does not constitute financial advice.
How Much Can You Claim?
Help to Buy gives you a refund of income tax and DIRT equal to 10% of the purchase price, up to a maximum of €30,000.
| Purchase Price | 10% of Price | Maximum HTB Claim |
|---|---|---|
| €250,000 | €25,000 | €25,000 |
| €300,000 | €30,000 | €30,000 |
| €400,000 | €30,000 | €30,000 (capped) |
| €500,000 | €30,000 | €30,000 (capped) |
The €30,000 cap kicks in once your purchase price reaches €300,000.
The refund is drawn from income tax and DIRT you’ve paid in the 4 tax years before you apply. If you haven’t paid enough tax to cover your full claim, you’ll only get back what you’ve paid in.
Who Is Eligible?
To qualify for Help to Buy, you must meet all of the following conditions:
- You must be a first-time buyer — you cannot have previously owned or had a beneficial interest in a property anywhere in the world
- If buying with someone else, all buyers on the mortgage must be first-time buyers
- You must take out a mortgage of at least 70% LTV from a qualifying lender
- You must be purchasing a new build or self-build (second-hand properties are excluded)
- The property must be your principal private residence
- You must be tax compliant — your tax affairs need to be in order with Revenue
What Properties Qualify?
Help to Buy is restricted to new builds and self-build homes. Key conditions:
- Property value must be €500,000 or less. If the purchase price exceeds €500,000, the property does not qualify.
- The home must be newly built — a brand new house or apartment being purchased from a developer for the first time. Second-hand homes do not qualify.
- For self-builds, the valuation used is the approved valuation at the time of first mortgage drawdown.
- The property must be in the Republic of Ireland.
If you’re buying an apartment off-plan from a developer, it qualifies as a new build — even if it won’t be completed for 18 months.
How to Apply
Help to Buy is administered by Revenue through myAccount (for PAYE workers) or Revenue Online Service (ROS) (for self-assessed taxpayers).
Step 1: Check your eligibility Log into myAccount at revenue.ie and navigate to the Help to Buy section.
Step 2: Complete the application Fill in the online application with details of the property, your mortgage, and your solicitor or developer.
Step 3: Receive your Access Code Revenue issues an Access Code confirming your HTB entitlement.
Step 4: Give the Access Code to your developer or solicitor For a new build purchase, you give the Access Code to the developer, who verifies it through the Revenue portal.
Step 5: Revenue releases the funds The refund is paid directly to the developer or your solicitor (for self-builds). It does not go into your personal bank account.
The whole process typically takes 2–4 weeks once your application is submitted.
Help to Buy + First Home Scheme: Can You Use Both?
Yes — Help to Buy and the First Home Scheme can be used together on the same purchase. This is one of the most powerful combinations available to first-time buyers.
- Help to Buy provides a cash refund of up to €30,000 towards your deposit
- The First Home Scheme provides a Government equity stake (up to 30% of the purchase price, or up to 40% in designated areas)
Using both means you need less of your own money saved. The trade-off with the First Home Scheme is that the Government holds equity in your home — you’ll need to buy it out eventually.
Help to Buy vs the First Home Scheme: Key Differences
| Feature | Help to Buy | First Home Scheme |
|---|---|---|
| What it is | Tax refund | Government equity stake |
| Maximum benefit | €30,000 | Up to 30–40% of purchase price |
| Property type | New builds only | New builds only |
| Price cap | €500,000 | Varies by area |
| Income cap | No | Yes (income limits apply) |
| Repayment required? | No | Yes (when you sell or redeem) |
| Ownership impact | None | Government holds a share |
If you qualify for both, it generally makes sense to use Help to Buy first (it’s a free grant with no strings attached), and then assess whether you need the First Home Scheme on top.
Common Mistakes to Avoid
Leaving it too late to apply: Some buyers don’t apply for HTB until after they’ve signed contracts, which can cause delays. Start the application as soon as you have a property in mind.
Assuming second-hand properties qualify: They don’t. This is one of the most common misunderstandings about the scheme.
Not checking LTV requirements: You need a mortgage of at least 70% LTV. If you have a very large deposit, you may dip below 70% LTV — which disqualifies you from HTB.
Forgetting tax compliance: If you have outstanding tax returns or unpaid liabilities with Revenue, your application will be blocked.
Buying above €500,000: Even if it’s only marginally above the cap, the property becomes ineligible.
Frequently Asked Questions
Can I apply for Help to Buy if I’m buying with a partner who has owned a home before? No. For joint applications, all buyers must be first-time buyers.
Can I use Help to Buy to buy an investment property? No. The property must be your principal private residence.
How long does Help to Buy last? HTB has been extended several times since its introduction in 2017. As of 2026, it is in place through to the end of 2029. Always check revenue.ie for the current status.
What if I’ve paid very little tax in recent years? Your claim is limited to the tax you’ve actually paid in the previous 4 years.
Is Help to Buy available for apartments? Yes, subject to the same conditions as houses — new build only, price cap €500,000, and the apartment must be your principal residence.
This article is for information purposes only and does not constitute financial advice.
This article is for information purposes only and does not constitute financial or mortgage advice. Mortgage Bible is not regulated by the Central Bank of Ireland. Always speak to a qualified mortgage broker or lender before making any financial decision.
