Ireland Help to Buy Calculator: First-Time Buyer Tax Refund
Work out the Irish Help to Buy (HTB) refund — the tax rebate that helps first-time buyers of a new home with their deposit — as up to 10% of the property price, and the balance of the price after it.
Adjust the inputs and select Calculate for a full breakdown.
Compare Common Scenarios
How the numbers shift across typical situations for this calculator:
| Scenario | Help to Buy refund | Price after the refund |
|---|---|---|
| 10% of €300,000 (€30,000 cap) | 30,000 | 270,000 |
| 10% of €250,000 | 25,000 | 225,000 |
| 10% of €200,000 | 20,000 | 180,000 |
| 10% of €350,000 (above cap) | 35,000 | 315,000 |
How This Calculator Works
Enter the HTB rate (up to 10%) and the property price. The calculator returns the refund and the price net of it. Help to Buy is an income-tax and DIRT rebate for first-time buyers purchasing or self-building a new home: it refunds tax you've already paid, up to 10% of the price, subject to a fixed monetary cap and a property-value ceiling.
The Formula
Percentage of an Amount
Amount is the base value, Percentage is the rate applied to it
Worked Example
At 10% on a €300,000 new home, the Help to Buy refund is €30,000 — which is also the scheme's maximum, leaving €270,000 of the price to fund otherwise. Help to Buy (HTB) is an Irish government incentive for first-time buyers of newly built homes (or self-builds). It refunds income tax and DIRT paid over the previous four years, up to 10% of the purchase price, capped at a fixed maximum. The money goes toward the deposit, helping buyers meet the Central Bank's deposit rules. It applies only to new properties, not second-hand homes.
Key Insight
Help to Buy is one of the most-used supports for getting onto the Irish property ladder, and several conditions shape the actual refund. What it is: a rebate of income tax (and DIRT) you've already paid over the four tax years before the claim — so it's your own past tax coming back, not a grant, which means the refund can't exceed the tax you actually paid in that period (a key limiter for younger or lower-income buyers). The amount: up to 10% of the purchase price, but subject to a fixed overall monetary cap (an absolute maximum refund), so above a certain price the 10% is capped at that euro figure — which is why a €300,000 home hits the cap exactly at the maximum in the example. Eligibility: you must be a first-time buyer (all purchasers must be first-timers), the home must be newly built or a self-build (second-hand homes don't qualify), its value must be at or below a set ceiling, and you must take out a mortgage of at least a minimum percentage of the price. The enhanced rates and caps introduced in recent years have been extended by successive budgets, so the exact percentage and cap depend on the period and should be confirmed. Practically, the refund is paid toward the deposit (to the developer for a purchase, or to a bank account for a self-build) and counts toward the Central Bank deposit requirement. A separate scheme, the First Home Scheme (shared equity), can be combined with HTB for additional help. This calculator shows the headline 10% of price and the balance after it; for your real entitlement, apply the monetary cap, check the property-value ceiling and first-time-buyer conditions, and remember the refund is limited to the tax you've paid.
The €30,000 cap and the property value ceiling
Help to Buy (HTB) refunds up to 10% of the purchase price OR €30,000, whichever is LOWER. This means properties priced above €300,000 hit the cap — the refund stops growing past €300,000 even as the price rises. On a €400,000 property, the refund is still capped at €30,000 (7.5% effective rate), not 10% = €40,000.
Property price ceiling for eligibility: €500,000. Properties priced above this cap are completely ineligible — no HTB refund at all, not even up to €30,000. This affects buyers in high-cost Dublin areas, where new family homes routinely exceed €500,000.
Worked example for a Dublin couple buying a €450,000 new-build apartment: 10% × €450,000 = €45,000 mathematical maximum, but capped at €30,000. They've paid €40,000 of income tax and DIRT over the prior 4 years (more than €30,000). The HTB refund is therefore €30,000 — exactly the cap. For a €280,000 property, the refund would be €28,000 (10% × €280k); for a €600,000 property, the refund is zero (above ceiling).
The 4-year tax look-back: it's YOUR money returning
HTB doesn't give you free money — it refunds income tax AND DIRT (Deposit Interest Retention Tax) you've ALREADY PAID over the previous 4 tax years. If you haven't paid enough tax in the look-back period, your refund is limited to what you actually paid, regardless of the 10%/€30k cap.
Concrete example: a 26-year-old recent graduate earning €40k/year for 3 of the 4 look-back years, and €25k/year in year 1. Total income tax paid in look-back: roughly €18,000-22,000. Their HTB refund is capped at this — they can't claim the full €30,000 even if buying a €300k property.
Strategic implication: couples typically combine 4 years of tax paid. A working couple earning €50k each for 4 years has paid roughly €50,000-€60,000 in income tax — well above any €30k cap. But a single first-time buyer or one-income couple may find their refund constrained by actual tax paid. Self-employed buyers should ensure their tax returns for the 4 prior years are filed and payments are up-to-date before applying — otherwise the look-back excludes unfiled years.
First Home Scheme combination: doubling state support
HTB can be combined with the First Home Scheme (FHS), a shared-equity programme where the state takes a stake (up to 30%) in your property in exchange for funding the gap between your deposit + mortgage and the purchase price. Together, HTB + FHS can support buyers significantly above what either alone provides.
Worked example: a couple buying a €420,000 new-build. Deposit required (10%): €42,000. Their HTB refund covers €30,000 of this. They get a 90% mortgage = €378,000. Wait — they only have €30k of the €42k deposit. The FHS can fund the additional €12k as state equity (about 2.86% of property value). The state then owns 2.86% of the property; if values rise, the state's stake grows proportionally; if values fall, the state shares the loss.
The FHS is means-tested: combined household income limits and property price limits vary by region (higher in Dublin/Cork). It's available for new-builds AND second-hand homes in certain areas (but HTB is new-build only). Refinancing or selling: the FHS equity must be 'bought back' eventually, with the buyback price reflecting current property value.
HTB refund by property price (assuming sufficient tax paid)
Refund = lesser of 10% of property price OR €30,000. Properties above €500,000 are completely ineligible. The refund is also capped at the buyer's total income tax + DIRT paid in the previous 4 tax years.
| Property price | 10% of price | HTB refund (capped at €30k) | Property price ceiling check |
|---|---|---|---|
| €200,000 | €20,000 | €20,000 | ✓ Eligible |
| €280,000 | €28,000 | €28,000 | ✓ Eligible |
| €300,000 | €30,000 | €30,000 (cap) | ✓ Eligible |
| €400,000 | €40,000 | €30,000 (capped) | ✓ Eligible (effective 7.5%) |
| €500,000 | €50,000 | €30,000 (capped) | ✓ Eligible (effective 6%) |
| €501,000+ | — | €0 | ✗ Above price ceiling |
First-time buyers only (and all purchasers must be first-time buyers). Property must be NEW or self-build for HTB. Existing homes are not eligible. The refund is paid directly to the developer at signing (purchase) or to the buyer's bank (self-build).
Frequently Asked Questions
How is the Help to Buy refund calculated?
It's up to 10% of the property price, subject to a fixed maximum and limited to the income tax and DIRT you paid over the previous four years. On a €300,000 new home, 10% is €30,000 — which also matches the scheme's cap. Above the cap price, the refund stops rising.
What is Help to Buy?
An Irish government incentive for first-time buyers of newly built homes or self-builds. It refunds income tax and DIRT you've already paid over the prior four years — up to 10% of the price, capped at a fixed maximum — toward your deposit. It doesn't apply to second-hand homes.
Who qualifies for Help to Buy?
First-time buyers only (all purchasers must be first-timers), buying or self-building a new home valued at or below a set ceiling, with a mortgage of at least a minimum percentage of the price. Because it refunds tax you've paid, your refund can't exceed the income tax and DIRT paid in the relevant four years.
Is the refund really 10% of any price?
No — it's 10% only up to a fixed monetary cap. Beyond a certain price the refund is limited to that maximum euro amount rather than a full 10%, and there's also a property-value ceiling for eligibility. This calculator shows the headline 10%, so apply the cap for higher-priced homes.
Can Help to Buy be combined with other schemes?
Yes — it can be used alongside the First Home Scheme (a shared-equity support), subject to each scheme's rules, for additional help with a new home. The HTB refund itself goes toward your deposit and counts toward the Central Bank's minimum deposit requirement for the mortgage.
References & Authoritative Sources
- Revenue Commissioners — Help to Buy scheme — official guide · consulted May 31, 2026 · Irish tax authority — eligibility, application process, refund calculation
- Taxes Consolidation Act 1997 — Section 477C — Statutory basis for Help to Buy · consulted May 31, 2026 · Primary statute — current scheme parameters, look-back period, cap structure
- First Home Scheme Ireland DAC — First Home Scheme — shared equity for new-build purchases · consulted May 31, 2026 · Combinable with HTB — bridges deposit gap with state shared-equity stake
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Methodology & Review
The HTB refund is the scheme rate applied to the property price; the remainder is the price after the refund. It models the headline 10% on the price and does not apply the overall monetary cap (a fixed maximum refund), the property-price ceiling for eligibility, or the limit that the refund can't exceed the tax you paid over the relevant years.
Reviewed according to the CalcDomain Editorial Policy & Calculator Methodology. We document formulas, edge cases, sources, update dates, and correction paths for calculator pages.
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