ACE Money Transfer
ACE Money Transfer
21 Aug 2026
Buying your first home in Ireland has become increasingly challenging due to rising property prices, higher living costs, and strict mortgage deposit requirements. According to the Central Statistics Office housing data, residential property prices across Ireland have continued to increase in recent years, making affordability a major concern for many aspiring homeowners.
To support new buyers entering the residential property market, the Irish government introduced the Help to Buy Scheme, one of the most valuable housing supports available for first-time buyers looking to purchase or build a new-build home in Ireland.
This guide explains how the Help to Buy Scheme works, who qualifies, how much you can claim, and how to apply successfully.
The Help to Buy (HTB) Scheme Ireland is a government-backed initiative that helps first-time buyers in Ireland purchase or self-build a new home by providing a tax refund to use toward their mortgage deposit.
It is part of wider Department of Housing Ireland efforts to improve housing affordability and increase homeownership opportunities.
First-time buyers purchasing their first home in Ireland
Individuals or joint applicants who have never owned residential property before
Buyers purchasing or building a qualifying new-build home
Refunds Income Tax and Deposit Interest Retention Tax (DIRT) paid over the previous 4 tax years
Helps reduce the mortgage deposit burden
Refund is paid through Revenue toward the property purchase or builder
To qualify:
Property must cost €500,000 or less
Property must be a new-build or self-build
Property must be your principal private residence
You must be a first-time buyer
Mortgage must meet lender and Revenue requirements
Introduced in July 2020
Increased support for first-time buyers
Designed to offset rising deposit and property costs
Commonly referred to as the Enhanced HTB Scheme
To qualify for the Help to Buy (HTB) Scheme Ireland, first-time buyers must meet certain property, mortgage, and tax requirements.
Are a first-time buyer
Buy or self-build a new residential property between 1 January 2017 and 31 December 2029
Purchase a property costing €500,000 or less
The property is intended to serve as your main residence for at least 5 years
Apply alone or with another first-time buyer
You may still qualify if you inherited or were gifted a property, provided all other conditions are met. Contact Revenue if you have questions about this.
This information is correct as of the date of publication and is subject to change. Please verify current figures and eligibility requirements before making decisions.
Previously bought or built a home in Ireland or abroad
Owned residential property with someone else before
Are buying an investment or rental property
Do not take out a qualifying mortgage
Do not plan to live in the property as your main home
Mortgage must come from a qualifying lender
Mortgage must cover at least 70% of the property value
A guarantor is allowed and does not need to be a first-time buyer
Equity funding is not included in the 70% mortgage calculation
Local Authority Affordable Purchase Scheme
Equity funding is included for contracts signed after 10 October 2023
If a home costs €300,000:
Using the First Home Scheme
Mortgage approved: €180,000
Equity funding: €45,000
LTV based only on mortgage = 60%
Does not qualify for HTB
Using the Local Authority Affordable Purchase Scheme
Mortgage approved: €180,000
Equity funding: €45,000
Combined LTV = 75%
Qualifies for HTB if the contract is signed after 10 October 2023
You must:
Be tax compliant and, where relevant, have tax clearance in place.
File all required tax returns
Pay any outstanding taxes due
Register for:
Revenue myAccount (PAYE taxpayers)
Revenue Online Service (ROS) (self-assessed taxpayers)
To qualify for the Help to Buy (HTB) Scheme Ireland, your property must meet specific value, residency, and construction requirements
The property must be:
A new-build or self-build residential property
Never previously occupied
A qualifying converted property previously used for non-residential purposes
Buying a New Home
Market value must be €500,000 or less
Subsidised homes must use the full market value for HTB calculations
Building Your Own Home
Approved valuation must be €500,000 or less
Site cost is included in the valuation
Valuation must be approved by your mortgage lender
Buying a New Home
The builder or developer must be approved by Revenue
Self-Build Homes
You must use a solicitor registered with Revenue as an “HTB approver”
Approved developers can be checked through Revenue Ireland.
Property must be your main residence
You must live there for at least 5 years
You may need to repay the HTB refund if you move out within 5 years
The amount you can claim under the Help to Buy (HTB) Scheme Ireland depends on when you purchased or built your home.
You may qualify if you:
Signed a contract for a new home between 23 July 2020 and 31 December 2029
Drew down a self-build mortgage during this period
You Can Claim the Lowest Of:
€30,000
10% of the property market value
10% of the approved self-build valuation
Total Income Tax and DIRT paid in the previous 4 years
PRSI and USC are not included.
Key Conditions
Maximum refund is €30,000 per property
Property value must be €500,000 or less
You may qualify if you:
Signed a contract between 1 January 2017 and 22 July 2020
Drew down a self-build mortgage during this period
You Can Claim the Lowest Of:
€20,000
5% of the property market value
5% of the approved self-build valuation
Total Income Tax and DIRT paid in the previous 4 years
Key Conditions
Maximum refund was €20,000 per property
Property value must be €500,000 or less
Scheme | Relief Available | Maximum Claim |
| Original HTB Scheme (2017–2020) | Up to 5% | €20,000 |
| Enhanced HTB Scheme (2020–2029) | Up to 10% | €30,000 |
No relief is available for properties over €500,000
Relief applies only to Income Tax and DIRT paid
Claim limits apply per property, not per buyer
Revenue may ask you to repay some or all of your Help to Buy (HTB) Scheme Ireland refund in certain situations. This is called a clawback.
Do not live in the home for at least 5 years
Do not complete the property purchase
Do not finish building the home
Were not eligible for the HTB payment
The repayment amount depends on how long you lived in the property.
Time Living in the Home | Amount to Repay |
| 1 year | 100% |
| 2 years | 80% |
| 3 years | 60% |
| 4 years | 40% |
| 5 years | 20% |
You may not have to repay the refund if:
A joint buyer continues living in the home for 5 years
You temporarily relocate for work
Yes, Revenue may ask the builder or contractor to repay the HTB payment if:
The home is not purchased within 2 years
Revenue believes the purchase will not be completed within 2 years
The Help to Buy (HTB) Scheme Ireland application process has 3 main stages: application, claim, and verification.
You can apply online through Revenue.
PAYE Employees
Apply using Revenue myAccount
Self-Assessed Taxpayers
Apply using Revenue Online Service (ROS)
Before Applying
You must:
Be fully tax compliant
Have access to MyEnquiries through myAccount or ROS
Once approved, Revenue will confirm:
Your eligibility
Your maximum HTB refund
After approval, you can submit your claim through ROS or myAccount.
You will need:
Mortgage details
Property information
Supporting documents required by Revenue
Your claim must be verified before payment is released.
Buying a New Home
Verified by the builder or contractor
Self-Building a Home
Verified by your solicitor
Buying a New-Build Property
Refund is paid directly to the builder or developer
Building Your Own Home
Refund is paid into your mortgage account with your loan provider
Read more about the Help to Buy Scheme and how to apply on revenue.ie.
You can also read Revenue’s Summary Guide (pdf) for full details on the HTB process.
Saving for a mortgage deposit remains one of the biggest challenges for first-time buyers in Ireland.
The scheme was introduced to:
Support first-time buyers
Improve access to mortgage lending
Reduce deposit pressure
Encourage new housing development
Improve housing affordability
Because the scheme only applies to new-build and self-build homes, it also supports residential construction and housing supply growth.
Applying before tax records are updated
Having unfiled tax returns or unpaid taxes
Choosing a non-qualifying property
Buying a property that is not a new-build
Using a developer not approved by Revenue
Not checking HTB eligibility rules before applying
Helps reduce mortgage deposit pressure
Makes homeownership more affordable
Improves mortgage approval chances
Strengthens loan-to-value (LTV) ratios
Reduces borrowing pressure
Supports long-term financial stability
Encourages access to the Irish property market
The Help to Buy Scheme Ireland offers valuable financial support for first-time buyers by helping eligible applicants claim up to €30,000 toward a new-build or self-build home.
Before applying, ensure you:
confirm your eligibility
check your tax compliance
compare mortgage options
verify that your property qualifies
With proper planning, the HTB Scheme can help make homeownership more affordable and achievable.
For individuals managing international finances while planning homeownership abroad, ACE Money Transfer offers a fast, secure, and convenient way to transfer funds worldwide with competitive exchange rates and reliable global payment services.
First-time buyers purchasing or building a qualifying new-build home and meeting Revenue tax compliance rules may qualify for the scheme.
Yes, the scheme applies to qualifying self-build homes if the property will be your primary residence and meets mortgage requirements.
Eligible applicants can claim up to €30,000 depending on the property value and the amount of Income Tax and DIRT paid over the previous four years.
Yes, some buyers may qualify for both schemes depending on lender conditions and property eligibility.
No, the scheme only applies to newly built homes, newly converted properties, and qualifying self-build projects.
Disclaimer: This article is intended for general informational and educational purposes only and should not be construed as legal, regulatory, tax, business, or financial advice. While reasonable efforts have been made to ensure that all facts, figures, and data are accurate and valid as of the date of publication, no warranty or guarantee is given as to the ongoing completeness, accuracy, or currency of the information.
The content is based on information available at the time of publication. Regulations, government policies, market conditions, and service offerings may change over time and vary across jurisdictions and providers. As a result, some information may no longer be current or applicable. Readers should independently verify all information and consult qualified professional advisors before making any financial, legal, or business decisions.
