Quick answer
- Help to Buy is a refund of qualifying Irish Income Tax and DIRT already paid.
- The First Home Scheme provides funding in return for an equity share.
- Both can support eligible new-home or self-build purchases, but they have separate tests.
- Using HTB reduces the maximum FHS share from 30% to 20%.
On this page
Help to Buy and FHS compared
| Question | Help to Buy | First Home Scheme |
|---|---|---|
| What is it? | Refund of qualifying Income Tax and DIRT paid | Shared-equity funding for an equity share in the home |
| Main purpose | Help eligible first-time buyers with deposit | Bridge an eligible funding gap after mortgage and deposit |
| Property scope | Qualifying new home or self-build up to €500,000 | Eligible products and locations within FHS price ceilings |
| Maximum | Lesser of €30,000, 10%, or eligible tax paid | Up to 30%, reduced to 20% when HTB is used |
| Repayment | Not ordinarily repaid if conditions remain met | Equity share can be redeemed; service charges can arise from year six |
| Value exposure | No continuing equity share | Redemption amount moves with the homes value, subject to scheme terms |
When Help to Buy may fit
HTB is relevant where the buyer is a qualifying first-time purchaser or self-builder, the home is new and within the €500,000 value limit, the mortgage meets the scheme conditions and enough eligible Income Tax and DIRT was paid in the previous four years. The relief is the lowest of €30,000, 10% of value and qualifying tax paid.
Use the Help to Buy Calculator to estimate the tax-based ceiling, then verify the Revenue application result.
When the First Home Scheme may fit
FHS is designed for eligible buyers who still have a funding gap after the maximum mortgage available and deposit. It is not a cash grant: the scheme takes a percentage equity share. The property must fit an available FHS product and the price or build cost must be within the location ceiling.
The equity share can be bought back later in one or more redemptions under scheme rules. Its euro value can rise or fall with the property valuation, and service charges can apply from the sixth year.
Using both schemes
HTB and FHS can be used together for eligible New Build and Self-build products. If HTB is used, the maximum FHS share is 20% rather than 30%. Eligibility is assessed separately: approval for one does not guarantee the other.
The detailed interaction belongs to the existing using HTB and FHS together guide. This page stays focused on choosing and comparing the two forms of support.
Choose by long-term effect, not headline amount
- Calculate the mortgage and deposit available without either scheme.
- Check HTB tax paid, property value and new-home conditions.
- Check FHS product, price ceiling, funding gap and minimum share.
- Compare the mortgage reduction with future FHS equity redemption and service charges.
- Keep Stamp Duty and other buying costs outside the scheme calculation.
- Read the official terms and obtain independent legal and financial advice before committing to shared equity.
Frequently asked questions
Which is better, Help to Buy or the First Home Scheme?
They solve different problems. HTB refunds qualifying tax for a deposit; FHS bridges an eligible funding gap in return for equity.
Can I use Help to Buy and FHS together?
Yes for eligible New Build and Self-build products. Using HTB reduces the maximum FHS funding percentage to 20%.
Is the First Home Scheme a grant?
No. The scheme receives an equity share that can be redeemed under its terms, and service charges may arise from year six.
Do I repay Help to Buy?
Normally not if all conditions are maintained, but Revenue can claw back relief where scheme conditions are breached.
Can either scheme buy a normal second-hand home?
HTB is for qualifying new homes or self-builds. FHS property scope depends on its available products; check the official product rules.
Does scheme support cover Stamp Duty?
Do not assume it does. Stamp Duty and buying costs should be budgeted separately from deposit and funding calculations.
Sources & references
Related calculators
Use these tools for the numbers behind this guide.