The Help to Buy Scheme (HTB)

What Is the Help to Buy Scheme?

• Purpose: HTB supports first-time buyers in Ireland by refunding some of the Income Tax and Deposit Interest Retention Tax (DIRT) paid over the past four years, to assist with your deposit when buying or self-building a new home as your primary residence.

Who Can Claim?

To be eligible for HTB, you must:

• Be a first-time purchaser, with no previous property purchase or build (even jointly).

• Purchase or self-build a new residential property between 1 January 2017 and 31 December 2029.

• Live in the property as your main home for at least five years after acquisition.

• Be tax compliant, and have any required tax clearance in place.

• Take out a mortgage with a qualifying lender that is at least 70% of the purchase value (or approved valuation for a self-build).

What Qualifies as a Property?

• The property must be new, subject to VAT, and never previously used or suitable for residential purposes (unless converted from non-residential use).

• For self-builds, use the approved valuation from your lender. Both purchase value or valuation must be €500,000 or less.

• Shared equity schemes (like the First Home Scheme) are not included in the Loan-to-Value (LTV) calculation — except for certain Local Authority Affordable Purchase schemes when contracted after 11 October 2023.

• If using in conjunction with the First Homes scheme, special terms apply.

How Much Can You Claim?

The refund will be the least of the following:

• Up to €30,000 (Enhanced HTB cap)

• 10% of the purchase value (or approved valuation if self-building)

• The actual income tax and DIRT paid in the four years prior to applying

Application Process

HTB is a three-stage process managed online:

1. Application Stage:

   • Apply through Revenue’s online system and select the tax years you wish to claim. You’ll receive an Application Number, Access Code, and an estimate of your maximum possible claim.

2. Claim Stage:

   • Upload documentation:

     • For purchases: mortgage offer, signed contract, affordable purchase agreement (if relevant)

     • For self-builds: mortgage evidence, drawdown confirmation, lender’s valuation report

   • Provide details such as purchase value, mortgage, shared equity (if applicable), and deposit. You’ll then receive a Claim Reference Number.

3. Verification Stage:

   • A qualifying contractor (if buying) or Revenue-registered solicitor (if self-building) verifies your claim using your Application Number and Access Code before the refund is granted.

Refund and Potential Clawbacks

• If valid, the refund—capped at 10% (or €30,000 max)—is paid to:

  • Your contractor (for purchases)

  • Your mortgage provider (for self-builds)

• Revenue can claw back the refund if:

  • You didn’t meet eligibility

  • You don’t live in the property for at least five years

  • You don’t complete the purchase or construction of the property

  • The contractor didn’t complete the sale within two years (with some flexibility if construction is nearly finished)