Help to Buy Scheme Ireland 2026: Complete Eligibility Guide

Are you dreaming of owning your first home in Ireland but struggling to save for a deposit? You’re not alone. Thousands of first-time buyers in Ireland face this exact challenge every year. The good news? The Help to Buy Ireland scheme could put thousands of euros back in your pocket to help you step onto the property ladder.

At Money Maximising Advisors Limited, we’ve helped countless clients navigate the complexities of the HTB scheme 2026 and secure their dream homes across Dublin, Galway, and throughout Ireland. In this comprehensive guide, we’ll walk you through everything you need to know about eligibility, claims, and maximising your refund.

What is the Help to Buy Scheme in Ireland?

The Help to Buy tax refund Ireland is a government initiative designed to assist first-time buyers in purchasing or building a new home. Essentially, it’s a tax rebate that refunds a portion of the Income Tax and Deposit Interest Retention Tax (DIRT) you’ve paid over the previous four years.

The scheme allows eligible applicants to claim up to €30,000 towards their deposit – a significant boost when you’re trying to gather the funds for your first property. This isn’t a loan or grant that needs repaying; it’s money you’ve already paid in taxes coming back to help you buy your home.

How Help to Buy Works Ireland: The Basics

The Help to Buy home deposit refund operates on a straightforward principle. You can claim back a percentage of the purchase price of your new home, calculated at 10% of the property value, up to a maximum of €30,000.

For example, if you’re purchasing a new home valued at €350,000, you could potentially claim €30,000 (the maximum allowed). If your property costs €250,000, your maximum claim would be €25,000 (10% of €250,000).

However, there’s a catch – you can only claim what you’ve actually paid in qualifying taxes. If you’ve paid €20,000 in Income Tax and DIRT over the past four years, that’s your ceiling, even if the 10% calculation would give you more.

Enquire now to find out exactly how much you could claim under the scheme based on your individual circumstances.

HTB Scheme Ireland Eligibility: Are You Qualified?

Understanding Irish Help to Buy rules is crucial before you get your hopes up. Let’s break down the eligibility criteria:

First-Time Buyer Status

You must be a first-time buyer in Ireland, meaning you’ve never owned a residential property anywhere in the world. This applies to all applicants if purchasing jointly. Even if your partner has previously owned property, you won’t qualify as joint applicants.

Property Requirements

The property must be newly built or self-built
The purchase price cannot exceed €500,000
The property must become your principal private residence (PPR)
You must occupy the property as your home for at least five years
The property must be located in Ireland

Financial Criteria

You need a mortgage of at least 70% of the property’s purchase price
The mortgage must be from a qualifying lender
You must have paid Income Tax and/or DIRT in Ireland over the previous four tax years
You need to have filed tax returns and be tax compliant

Residency and Tax Status

You don’t need to be an Irish citizen, but you must be tax resident in Ireland or an EU/EEA member state and working in Ireland under PAYE.

If you’re uncertain about your eligibility status, our team at Money Maximising Advisors Limited can review your situation and provide clarity. Book now for a consultation.

Help to Buy Tax Rebate Guide: How Much Can You Claim?

Calculating your potential Help to Buy first-time buyers rebate involves a few steps:

Calculate 10% of the purchase price (capped at €30,000)
Total your qualifying taxes paid in the last four years
Your rebate is the lower of these two figures

Let’s look at a practical example:

Sarah is buying a new apartment in Dublin for €320,000. She’s paid €28,000 in Income Tax and DIRT over four years.

10% of €320,000 = €32,000
Her tax paid = €28,000
Her Help to Buy claim = €28,000 (the lower amount)

This significant sum goes directly towards her deposit, reducing the cash she needs upfront and potentially lowering her mortgage amount.

Many first-time buyers find the financial landscape overwhelming. You might also find these resources helpful:

Can I Use Help to Buy for a Self-Build Home?

Yes! The HTB scheme 2026 absolutely covers self-build properties, and this is where many applicants can maximise their benefits.

For self-builds, the same rules apply:

You can claim 10% of the total approved costs, up to €30,000
The property value cannot exceed €500,000
You must occupy it as your principal private residence

The self-build option offers flexibility for those who want to create their dream home from scratch, particularly in areas where new developments are limited.

Does Help to Buy Apply to Second-Hand Homes?

This is one of the most frequently asked questions, and the answer is straightforward: No. The Help to Buy scheme Ireland only applies to new or self-build properties.

Second-hand or previously occupied homes, regardless of their age or condition, don’t qualify. This restriction is designed to stimulate new housing construction and address Ireland’s housing supply challenges.

If you’re considering a second-hand property, you won’t be able to avail of this scheme, but you may qualify for other supports. Financial Planner Ireland: 10 Reasons Why You Need a Financial Advisor explores how professional advice can help you navigate all available options.

How to Apply for the Help to Buy Tax Relief Ireland

The application process for first-time buyer tax relief Ireland is managed through Revenue’s online system:

Gather documentation: P60s, tax returns, mortgage approval in principle
Complete Form HTB1: Available through Revenue’s MyAccount
Submit your application: Before your purchase or first drawdown of your mortgage
Receive your claim certificate: Revenue will issue this within 4-5 working days
Present to your solicitor: They’ll claim the refund from Revenue on your behalf

Your solicitor receives the funds and applies them directly to your deposit, reducing the cash you need to provide.

Common Mistakes to Avoid

Many applicants inadvertently disqualify themselves through simple errors:

Purchasing before applying: You must apply before completing your purchase
Exceeding the price limit: Properties over €500,000 don’t qualify
Not meeting the mortgage threshold: You need at least 70% loan-to-value
Failing to occupy the property: It must be your main residence for five years
Incomplete tax compliance: All tax returns must be filed and up to date

Working with experienced advisors helps you avoid these pitfalls. Maximising Your Wealth: Benefits of Working with a Financial Planner outlines how professional guidance protects your interests.

Beyond the Deposit: Complete Financial Planning

While the Help to Buy Ireland scheme focuses on your deposit, buying your first home involves many other financial considerations:

Life insurance and mortgage protection
Building an emergency fund
Understanding inheritance tax implications
Planning for future investments
Managing your ongoing household budget

These elements require thoughtful planning. Resources like How Much Money Can You Gift to a Family Member Tax-Free in Ireland? and Smart Investing for Seniors in Ireland: A Practical Guide to Financial Peace of Mind provide valuable insights into broader financial planning.

Why Choose Money Maximising Advisors Limited?

As Certified Financial Planners (CFP) and Qualified Financial Advisors (QFA), we bring decades of combined experience helping Irish families achieve their property ownership dreams. Our team specialises in:

Maximising your Help to Buy home deposit refund
Comprehensive mortgage advice
Life insurance and protection planning
Estate planning and inheritance tax strategies
Ongoing financial guidance

We’re based in Dublin and Galway but serve clients throughout Ireland, providing personalised advice tailored to your unique circumstances.

Contact us today to discuss your home-buying journey, or book an appointment with one of our qualified advisors.

Frequently Asked Questions

What is the Help to Buy Scheme in Ireland?

The Help to Buy Scheme is a government tax rebate programme that refunds Income Tax and DIRT to first-time buyers purchasing or building new homes, providing up to €30,000 towards their deposit.

Who is eligible for the Help to Buy Scheme 2026?

First-time buyers purchasing new homes under €500,000 with a mortgage of at least 70% of the purchase price, who have paid Irish taxes and will occupy the property as their main residence.

How much can I claim under the Help to Buy Scheme?

You can claim 10% of the property’s purchase price up to €30,000, but only up to the amount of Income Tax and DIRT you’ve paid over the previous four tax years.

Can I use Help to Buy for a self-build home?

Yes, the scheme covers self-build properties. You can claim 10% of approved costs up to €30,000, subject to the €500,000 property value limit and other standard eligibility criteria.

Does Help to Buy apply to second-hand homes?

No, the scheme only applies to new-build properties or self-builds. Second-hand or previously occupied homes don’t qualify regardless of their age or condition.

How long does the Help to Buy application take?

Revenue typically processes applications and issues claim certificates within 4-5 working days after you submit your completed Form HTB1 through their online system.

Conclusion

The Help to Buy Ireland scheme represents a significant opportunity for first-time buyers to make homeownership more affordable in 2026. With up to €30,000 available towards your deposit, this tax rebate could be the difference between renting for years or moving into your own home.

However, navigating the HTB scheme Ireland eligibility requirements, maximising your claim, and managing the broader financial implications of home buying requires expertise. That’s where Money Maximising Advisors Limited comes in.

Don’t leave money on the table or risk disqualification through avoidable mistakes. Our experienced team of Certified Financial Planners and Tax Advisors will ensure you claim everything you’re entitled to while building a comprehensive financial plan for your future.

Ready to take the next step towards homeownership? Contact us or book an appointment today.

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Disclaimer: This article provides general information about the Help to Buy Scheme in Ireland and should not be considered personalised financial or tax advice. Irish tax laws and government schemes are subject to change, and individual circumstances vary significantly. The eligibility criteria, claim amounts, and application processes outlined here are based on current regulations but may be updated by Revenue or the government. Always consult with qualified financial advisors or tax professionals at Money Maximising Advisors Limited before making significant financial decisions regarding property purchase or tax relief claims.