Help to Buy Calculator (Ireland)
Check how much Help to Buy refund you can claim on a new home in Ireland — 10% of the price up to €30,000, limited by income tax and DIRT paid in the last four years, with the €500,000 price cap and 70% loan-to-value rule.
How it works
Refund = min(€30,000, 10% × price, income tax + DIRT paid in previous 4 tax years), if new-build/self-build, first-time buyer, price ≤ €500,000 and mortgage ≥ 70% of price
Help to Buy is a refund of income tax and DIRT already paid, aimed at getting first-time buyers over the deposit hurdle on new homes. The “enhanced” version in force since July 2020 — now extended to the end of 2029 — pays 10% of the purchase price up to €30,000, but never more than the tax you actually paid in the four preceding years, so low earners or recent arrivals may not reach the full amount. The home must be newly built (or a self-build) bought from a Revenue-approved contractor, cost no more than €500,000, and be financed with a mortgage of at least 70% of the price — you cannot use HTB to reduce your borrowing below that. From 2025 it can also be combined with the Local Authority Affordable Purchase scheme. The refund is paid directly to the developer (or your solicitor for self-builds) and is clawed back if you sell within five years.
Worked example
A €420,000 new build with a €336,000 mortgage (80% LTV) and €45,000 of tax paid: refund = min(€30,000, €42,000, €45,000) = €30,000 — 71% of the €42,000 deposit.
Frequently asked questions
Can I get HTB on a second-hand house?
No — only new builds and self-builds qualify. Second-hand buyers may be eligible for the First Home shared-equity scheme instead.
Does USC or PRSI count as tax paid?
No — only income tax and DIRT (deposit interest tax). USC and PRSI are excluded.
Related calculators
Uses Irish 2025 rates, bands and credits (Budget 2025). PRSI rises 0.1 point each October and bands change every Budget — check revenue.ie for the current figures. Educational estimate, not tax advice.