Irish CalculatorsUpdated for 2026Estimate only

Help to Buy Calculator

Free Ireland calculator with quick estimates, clear breakdowns, and helpful planning guidance.

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 — last 4 complete tax years

DIRT paid — last 4 complete tax years

Eligibility

Are all buyers first-time buyers?

Will this be your main home?

Advanced Settings

How this Help to Buy estimate is calculated

The calculator estimates Help to Buy relief using purchase/build cost, deposit, mortgage, and scheme cap assumptions.

Published by Irish Calculators. Rates, rules and assumptions are maintained against the official sources linked below.

The property type and price/build cost are checked against Help to Buy conditions.
Deposit and mortgage inputs are used to test basic mortgage-related eligibility assumptions.
Relief is estimated against the scheme caps and qualifying tax assumptions entered.
The estimate is a planning guide and does not replace a Revenue application.

Source note: Revenue.ie Help to Buy guidance. This is an estimate only and not financial advice.

First Home Estimate First Home Scheme shared-equity support, funding gap and buyer contribution for eligible homes. Mortgage Affordability Estimate how much mortgage you may be able to borrow from income, deposit, buyer type and current Central Bank LTI/LTV limits. Mortgage Estimate monthly mortgage repayments, interest cost and total repayment from loan amount, rate and term.

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 — reviewed 8 October 2026. For qualifying contracts signed or first self-build mortgage drawdowns from 7 October 2026 to 31 December 2029, the refund is the lowest of €35,000, 10% of the purchase price or approved self-build valuation, or eligible Income Tax + DIRT paid in the four years before application. From 23 July 2020 to 6 October 2026, the cap is €30,000 with the same 10% and tax-pool limits. For 1 January 2017 to 22 July 2020, the original €20,000 and 5% limits apply. USC and PRSI are not refundable under HTB. This is a cap per qualifying property, not per buyer. Revenue: amount of relief.

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 can use 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 is Help to Buy calculated?

The estimate compares three limits: the scheme cap, the percentage of the property value, and the Income Tax plus DIRT paid in the previous 4 tax years. The lowest qualifying amount is used as the estimated Help to Buy relief.

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.

Can I use Help to Buy with the First Home Scheme?

Yes, eligible buyers may be able to use Help to Buy with the First Home Scheme. However, using Help to Buy can reduce the maximum First Home Scheme equity share from 30% to 20%.

Is this the same as the official Revenue Help to Buy claim?

No. This calculator is an independent estimate. The actual claim must be made through Revenue and depends on your official tax record, qualifying property details and application status.

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.