Guide
Help to Buy in Ireland: up to €30,000 back for first-time buyers
Updated
Help to Buy refunds tax already paid. It is not a grant, and it goes to the contractor, not to you. Both facts change how you plan the deposit.
An income tax and DIRT refund for first-time buyers
Revenue describes Help to Buy as "an incentive for first-time property purchasers". It helps with the deposit you need to purchase or self-build a new house or apartment, which you must live in as your home.
Where the conditions are met you receive "a refund of Irish Income Tax and Deposit Interest Retention Tax (DIRT) you paid in Ireland". It is drawn from "the four tax years prior to when you make your application" (Revenue).
How much
The enhanced scheme covers applications from 23 July 2020 to 31 December 2029. The amount you can claim is the lesser of these (Revenue):
- €30,000
- 10% of the purchase value of a new home, or of the approved valuation of the property for a self-build
- the Income Tax and Deposit Interest Retention Tax (DIRT) you have paid for the four years before your application
| Purchase value | 10% of value | The €30,000 cap | Your maximum, before the tax paid test |
|---|---|---|---|
| €250,000 | €25,000 | €30,000 | €25,000 |
| €300,000 | €30,000 | €30,000 | €30,000 |
| €450,000 | €45,000 | €30,000 | €30,000 |
Then apply the third limb: whatever the property value allows, you cannot get back more Income Tax and DIRT than you actually paid in the four years before your application. Revenue confirms that "Universal Social Charge (USC) or Pay Related Social Insurance (PRSI) are not taken into account when calculating how much you can claim."
The cap is per property, not per buyer
The maximum payment is €30,000 per qualifying property under the enhanced relief, regardless of how many people contract to purchase it. Two first-time buyers buying together share one €30,000 ceiling. Both can contribute their own tax paid towards reaching it.
Where the money goes
- Buying from a contractor: "If you purchase a qualifying property, the refund will be paid to your qualifying contractor." It reduces what you have to fund, but it never lands in your own account.
- Self-build: "the refund will be paid to a bank account you hold with your mortgage provider."
- New homes only. The scheme is for purchasing or self-building a new house or apartment to live in as your home. A second-hand house does not qualify.
- Revenue can claw it back. Its own guidance carries a section on that, so read the conditions on occupation and ownership before you rely on the money.
Your solicitor's part
Revenue publishes guidance specifically for "applicants, lending institutions, solicitors and contractors", because the claim stage needs your solicitor's or contractor's verification. Tell the firm you are applying for Help to Buy at the first meeting so the claim runs alongside the contract rather than behind it.
Figures and dates were read from Revenue on the updated date above. Revenue sets the eligibility conditions, including the loan to value requirement and tax compliance. Check its Help to Buy pages or ask your solicitor before you count on the refund.