For many first-time buyers in Ireland, rising house prices, high rents, and increased living costs have made saving for a deposit harder than ever. Even those with steady incomes can struggle to save while paying record rents and covering everyday expenses. The Help to Buy Scheme was designed to tackle this exact problem, refunding part of the tax you’ve already paid and giving you a valuable boost towards your first home deposit.

In this post, we’ll walk through what the scheme is, why it was designed, how it works, who can benefit, and what to watch out for before you apply.

What is the Help to Buy Scheme and Why Does it Exist?

The Help to Buy (HTB) Scheme was launched in 2017 as part of the government’s broader Housing for All strategy. At the time, many first-time buyers were mortgage-ready in terms of income but struggling to save for a deposit, especially as rents climbed and house prices accelerated.

The scheme aims to give eligible buyers a refund of the tax they’ve already paid in the four years before purchasing their home or building one from scratch. This rebate can then be put directly towards the deposit, easing the burden on buyers and encouraging new-build construction across the country.

It’s important to note that this scheme is only available for homes you intend to live in as your principal private residence. Properties bought or self-built for investment purposes do not qualify for HTB support.

Who Runs the Scheme?

The HTB scheme is delivered by the Revenue Commissioners, with oversight from the Department of Housing. Applications are made through Revenue’s online portal, ensuring all tax compliance checks and rebate calculations are handled efficiently.

The scheme is also linked to qualifying builders and contractors. If you’re purchasing a new build or building your own home, your chosen developer or contractor must be on Revenue’s registered list of HTB-approved providers to access the rebate.

How Does It Work?

At its core, the Help to Buy Scheme allows first-time buyers to claim back up to 10% of the property’s value (capped at €30,000) from their Income Tax and Deposit Interest Retention Tax (DIRT) paid in the previous four tax years.

For example, if you are buying a newly built home for €300,000 and have paid at least €30,000 in qualifying taxes over the last four years, you can reclaim the full €30,000 to put towards your deposit.

This rebate is paid either to your solicitor (for self-builds) or directly to the developer, meaning it goes straight into your home purchase.

Another important rule is that your mortgage loan must be approved by a qualifying lender and cover at least 70% of the property’s value or 70% of the approved valuation. This ensures HTB is used by genuine buyers who are funding most of their purchase with a standard mortgage.

Who Can Apply?

To qualify for HTB, you must:

  • Be a first-time buyer, meaning neither you nor your co-buyer has previously purchased or built a home, in Ireland or abroad.
  • Be buying a new-build or self-building your principal private residence (second-hand homes don’t qualify).
  • Have a property value of €500,000 or less.
  • Have a mortgage covering at least 70% of the property’s value with an approved lender.
  • Have paid enough Income Tax or DIRT over the last four years to support your claim.
  • Hold a valid Tax Clearance Certificate, confirming your tax affairs are up to date.
  • Buy from a Revenue-registered developer or contractor.
  • Apply before signing your contract or drawing down the first stage of your mortgage.

Benefits of the Scheme

The most obvious benefit is that it reduces the deposit you need to save, often by tens of thousands of euro. This can speed up your purchase, help you leave the rental market sooner, or simply make homeownership possible when it otherwise wouldn’t be.

By reducing the amount you need to borrow relative to the property’s value, it can also improve your loan-to-value (LTV) ratio, which may unlock better mortgage interest rates from lenders.

Points to Keep in Mind

While the scheme is extremely useful, you should be aware that:

  • It’s not available for investment properties or second-hand homes.
  • The rebate is limited to the tax you’ve actually paid in the past four years, which may mean you can’t claim the full €30,000.
  • If you sell or rent out the property within five years, some of the rebate may have to be repaid.
  • The scheme is currently available until 31 December 2029, but timelines can change.
  • Your chosen builder must be Revenue-registered, or you won’t qualify.

Steps to Apply for the Help to Buy Scheme

Applying for HTB isn’t complicated, but it’s important to get it right. Here’s the general process:

  1. Check your eligibility: Consult a mortgage advisor to ensure you meet all criteria, including property type, tax history, and mortgage amount.
  2. Secure a Tax Clearance Certificate: You can apply through the Revenue Online Service (ROS). This confirms your tax affairs are fully in order.
  3. Confirm your builder is registered: Only HTB-approved developers and contractors can facilitate the rebate.
  4. Apply via ROS (Revenue Online Service): Submit your details, including your PPSN, income, tax paid, property details, and builder’s information.
  5. Receive your refund: Once approved, the funds are transferred to your solicitor (for self-builds) or your developer, directly reducing your deposit requirements.

Having a mortgage advisor guide you through this process can help you avoid delays or missed requirements, especially around tax records or builder registration.

Illustrative Example

For illustration purposes only

Shane and Emma are buying a €350,000 new-build home. They’ve paid €25,000 in qualifying tax over the last four years. They hold a valid tax clearance certificate, their builder is HTB-registered, and their mortgage covers 90% of the property value (i.e. €315,000).

They apply through ROS and successfully reclaim €25,000 for their deposit, reducing the savings they need to just €10,000 (they need to provide a 10% deposit i.ie €35,000). Without HTB, their home purchase would have been delayed by years.

(This is a fictional example for illustrative purposes only. Actual rebate amounts and eligibility vary by case.)

Where to Find More Information

Applications are made through the Revenue Help to Buy portal, using your ROS account. For official details, visit:

  • Revenue.ie – Help to Buy Scheme
  • Citizens Information – Help to Buy Grant

Key Takeaway

The Help to Buy Scheme remains one of the most valuable supports available for first-time buyers in Ireland. By reducing your deposit burden and improving your mortgage prospects, it could bring homeownership within reach far sooner than saving alone. But strict rules apply, so early planning and professional guidance are essential to make the most of the scheme.

Talk to Us About Your Help to Buy Options

If you’re a first-time buyer wondering whether you qualify for the Help to Buy Scheme, we can help. At EDUC Mortgages, we review your tax record, builder eligibility, and mortgage options to give you a clear picture of how HTB could reduce your deposit and speed up your move into homeownership.

Get in touch with our team today for free, no-obligation advice tailored to your situation—we’ll help you understand your eligibility and guide you through every step of the process.