Home / Tools / Help to Buy

Help to Buy Calculator (Ireland)

Free tool · Ireland•Free · no sign-up•2026 rules · Updated 16 August 2026

PZak Carolan · The People's PocketFigures verified at source · free, no sign-up

Help to Buy gives first-time buyers back up to €35,000 (from 7 October 2026; it was €30,000) of the income tax and DIRT they've already paid, to put towards the deposit on a new home. This free calculator shows what you could claim — and flags the two rules that catch most people out. It runs entirely on your device; nothing is saved.

Estimate your Help to Buy refund

Revenue's conditions first, then the sum. About a minute. Nothing is saved or shared — it all runs on your device.

Is it a new build or self-build?

Is everyone buying it a first-time buyer? Nobody on the purchase can have bought or built a home before, in Ireland or abroad, even with an ex-partner. A guarantor does not count.

Will you live in it as your home for at least 5 years?

Purchase price of the home (€) Help to Buy only covers homes valued at €500,000 or less.

Your mortgage amount (€) It must be at least 70% of the price or valuation, from a qualifying lender.

Are you also using a shared equity scheme?

Income tax and DIRT paid in the 4 years before the year you apply (€) Add together everyone buying with you. Not USC or PRSI. Revenue myAccount shows the exact figure; a rough guide is your yearly income tax × 4.

Help to Buy is capped at the lowest of: €35,000 (€30,000 before 7 October 2026), 10% of the purchase price (or approved valuation), or the income tax and DIRT paid over the previous four years. For contracts signed or self-build mortgages drawn down up to 31 December 2029.

How Help to Buy works

Help to Buy (HTB) gives first-time buyers a refund of income tax and DIRT you've already paid over the previous four years, to put towards the deposit on a new home. It's not a loan and you don't pay it back.

You get whichever of these is lowest:

€35,000 — the scheme maximum (from 7 October 2026; €30,000 before)
10% of the purchase price (or approved valuation for a self-build)
The income tax and DIRT you actually paid over the last four years

The catch most people hit: Help to Buy only covers new builds and self-builds. Second-hand homes don't qualify, no matter their age or condition. And there's a €500,000 price ceiling — one euro over and you get nothing.

Who qualifies

You're a first-time buyer (all buyers must be, if buying together).
The property is a new build or self-build costing €500,000 or less.
You take a mortgage of at least 70% of the price — cash buyers and very low borrowing don't qualify.
You'll live in the property as your main home.
Your tax affairs are up to date for the four years you're claiming.

Help to Buy vs the First Home Scheme

They're different, and lots of buyers use both. Help to Buy refunds your own tax towards the deposit. The First Home Scheme is a shared-equity arrangement where the State takes a stake in your home to bridge the gap between your mortgage, your deposit and the price. But the First Home Scheme equity does not count towards Help to Buy's 70% mortgage rule, so check your own mortgage clears it.

Common questions

How much is Help to Buy worth?

Up to €35,000 from 7 October 2026 (it was €30,000). You get the lowest of: €35,000, 10% of the purchase price, or the income tax and DIRT you've paid over the previous four years.

Does Help to Buy cover second-hand homes?

No. It only applies to new builds and self-builds. This is the most common reason claims are refused.

Is there a price limit?

Yes — €500,000. If the property costs more than that, no Help to Buy relief is available at all.

Do I need a certain mortgage size?

Yes. You must take out a mortgage of at least 70% of the purchase price. Cash buyers, or people borrowing very little, don't qualify.

Can I use Help to Buy and the First Home Scheme together?

Yes, but watch the 70% rule. The First Home Scheme equity is not counted towards the 70% mortgage you need for Help to Buy: only your own mortgage is. Local Authority Affordable Purchase equity is counted, for contracts signed after 10 October 2023.

Check the official sources

This is a free estimate to help you understand your options — not financial, tax or investment advice. Rules, rates and thresholds change. Always confirm with the official source before acting.

Buying your first home?

There's more than one scheme — and plenty of buyers use two together. Our free checker runs through everything you may be entitled to.

Check what you're owed →