Help to Buy Calculator Ireland -

Help to Buy Calculator Ireland HTB Scheme · 2026

Purchase Details

Purchase Type

Contract Signed / First Drawdown Date

Purchase Price (€)

€

Mortgage Amount (€)

€

Tax Pool (Previous 4 Years)

Income Tax Paid (€)

€

Total Income Tax paid across the last 4 complete tax years.

DIRT Paid (€)

€

Deposit Interest Retention Tax paid in the same 4-year period.

Eligibility

Are all buyers first-time buyers?

Will this be your main home?

Advanced Settings

About This Help to Buy Calculator

This Help to Buy Calculator Ireland estimates the maximum HTB refund for qualifying first-time buyers purchasing or self-building a new home in Ireland. It compares the current or legacy HTB cap against your Income Tax and DIRT paid over the previous 4 tax years, then shows the relief amount you may be able to claim.

How the refund is capped. The calculator applies the correct scheme rules based on your contract signed date or first mortgage drawdown date. For newer qualifying cases it uses the enhanced HTB cap of the lowest of €30,000, 10% of the property value, or your eligible Income Tax + DIRT pool. For older qualifying cases it switches to the original cap of the lowest of €20,000, 5% of the property value, or the same tax pool.

What counts as the property value. For a qualifying new-build purchase, the calculator uses the purchase value entered. For a self-build, it uses the approved valuation. It also checks the core 70% mortgage test and, where relevant, the Local Authority Affordable Purchase Scheme contribution rule for qualifying contracts on or after 11 October 2023.

What this tool does not include. This is an estimate only. It does not confirm Revenue approval, mortgage approval, qualifying contractor status, or final legal eligibility. USC and PRSI do not count toward the HTB tax pool, and Revenue may claw back relief if the property is not completed or not used as your main home for the required period.

How This Calculator Works

Select your purchase type (new build or self-build) and enter the contract or drawdown date to determine which HTB scheme version applies.

Enter the purchase price or approved valuation, your mortgage amount, and the total Income Tax and DIRT paid over the last 4 tax years.

Answer the eligibility questions — first-time buyer status, main home, and optional advanced settings such as the Local Authority Affordable Purchase Scheme.

The calculator checks the 70% LTV rule, applies the correct cap (€30,000 / 10% or €20,000 / 5%), compares against your tax pool, and returns the maximum HTB relief.

Who This Calculator Is For

First-time buyers purchasing a new-build home in Ireland who want to estimate their HTB tax refund.

Self-builders planning a qualifying new home and checking their relief before starting.

Buyers using the Local Authority Affordable Purchase Scheme who need to understand the LTV exception.

Anyone comparing the Enhanced HTB (post-July 2020) vs Original HTB (pre-July 2020) relief amounts.

Frequently Asked Questions

Who qualifies for the Help to Buy Scheme in Ireland?

You must be a first-time buyer purchasing or self-building a new home that will be your principal private residence. The property value must not exceed €500,000 and your mortgage must cover at least 70% of the purchase price or valuation. All buyers in a joint application must be first-time buyers.

How much Help to Buy can I get?

Under the Enhanced HTB (contracts from 23 July 2020 to 31 December 2029), the maximum relief is the lesser of €30,000, 10% of the property value, or Income Tax and DIRT paid in the previous 4 tax years. Under the Original HTB (2017 to 22 July 2020), the limits are €20,000 and 5%.

Does Help to Buy apply to second-hand homes?

No. The HTB scheme only applies to qualifying new-build purchases from qualifying contractors, or self-builds. Second-hand properties are not eligible.

Do all joint buyers need to be first-time buyers?

Yes. Every buyer in a joint application must be a first-time buyer. If any one buyer has previously owned or jointly owned a residential property, the application is not eligible.

Does the First Home Scheme count toward the 70% mortgage rule?

No. The First Home Scheme shared equity does not count toward the 70% LTV requirement for HTB. Only the mortgage amount (and any affordable dwelling contribution under the Local Authority Affordable Purchase Scheme on or after 11 October 2023) can count.

What taxes count for Help to Buy?

Only Income Tax (PAYE or self-assessed) and Deposit Interest Retention Tax (DIRT) paid in the previous 4 complete tax years count toward the HTB tax pool. USC, PRSI, and other charges do not count.

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

Yes. If you are building a qualifying new home on your own site, you can claim HTB based on the approved valuation (up to €500,000) and the same cap and percentage rules apply. The first mortgage drawdown date determines the scheme version.

Can Revenue claw back the refund?

Yes. If you do not live in the property as your main home for at least 5 years, or if the purchase or build is not completed, Revenue may claw back part or all of the HTB refund. Always plan to occupy the property for at least 5 years.

Related Guides

Help to Buy Scheme Explained

A comprehensive guide to the HTB scheme, eligibility rules, and how to apply through Revenue.

Help to Buy vs First Home Scheme

Understand the key differences between HTB and FHS, and how they can work together.

10% Deposit Explained for First-Time Buyers

How the standard 10% deposit requirement works and how HTB can reduce your cash deposit.

Local Authority Affordable Purchase Scheme and HTB

How the LAAPS affordable dwelling contribution interacts with the 70% LTV rule for HTB.