What is the Help to Buy Scheme?
The Help to Buy (HTB) Scheme is a Government incentive that helps first-time buyers fund the deposit required to buy or self-build a new home.
It works by refunding some of the Income Tax and DIRT you have paid in Ireland over the previous four tax years, subject to specific limits.
The scheme currently runs until 31 December 2029.
How much can I get?
You can receive the lowest of:
- €30,000, or
- The total Income Tax and DIRT you paid over the previous four years, or
- 10% of the purchase price (or approved valuation for a self-build)
The refund is capped and cannot exceed 10% of the property value.
Who can apply?
You must:
- Be a first-time buyer (never previously owned or built a home)
- Buy or self-build a new residential property
- Use the property as your principal private residence
- Take out a qualifying mortgage
- Be fully tax compliant
HTB applications can be made by:
- An individual, or
- A group (e.g. couples or joint purchasers)
All applicants in a group must be first-time buyers.
What properties qualify?
The scheme applies to:
- Newly built homes purchased from a qualifying contractor, or
- Self-build properties
The property must:
- Be located in Ireland
- Be occupied as your main home
- Fall within the qualifying period (contracts signed or mortgage drawn down between 1 January 2017 and 31 December 2029)
How does the refund work?
– For new builds, the HTB refund is paid directly to the builder and forms part of your deposit
– For self-builds, the refund is paid into a bank account held with your mortgage provider
The refund is only paid after Revenue verifies your claim.
How do I apply?
The Help to Buy process has three stages:
1. Application Stage
- Apply online via:
- myAccount (PAYE workers), or
- ROS (self-assessed taxpayers)
- Select up to four tax years for refund calculation
- Receive:
- An Application Number
- An Access Code
At this stage, you are shown a potential maximum refund (this is not final).
2. Claim Stage
You can only make a claim after:
- Signing a contract to buy a new home, or
- Drawing down the first stage of your mortgage (self-build)
You must provide details of:
- The property
- The mortgage
- The purchase price or valuation
- Any shared equity scheme used (e.g. First Home Scheme or Affordable Purchase Scheme)
Supporting documents are required, such as:
- Mortgage letter of offer
- Signed purchase contract (or valuation report for self-builds)
3. Verification Stage
Before payment:
- Builders verify claims for new homes
- Solicitors verify claims for self-builds
Once verified, Revenue processes and issues the refund.
Shared equity and Help to Buy
If you are using a shared equity scheme (such as the First Home Scheme or a Local Authority Affordable Purchase Scheme), this must be declared during the claim stage.
Shared equity funding:
- Is not included as part of the qualifying mortgage amount
- Does not prevent you from claiming HTB, provided all conditions are met
Important things to know
- HTB is a tax refund, not a loan
- Incorrect declarations may result in a clawback of the refund
- Your final refund amount may be lower than the estimate shown at application stage
- HTB must be claimed before your application expiry date
Where to apply or get help
- Apply online via myAccount or ROS
- Builders and solicitors must be registered with Revenue
- Queries are handled through MyEnquiries
