International buying-cost guide
Help to Buy & the First Home Scheme in Ireland (2026)
Ireland's two big first-home supports — Help to Buy and the First Home Scheme — can together cover a large chunk of a new-build deposit. Here's how each works in 2026, how they stack, and the stamp-duty detail most calculators get wrong.
Last updated June 2026
Help to Buy vs the First Home Scheme at a glance
Help to Buy is a tax rebate toward your deposit; the First Home Scheme is shared equity, where the government takes a percentage stake in exchange for funding part of the price. They solve different problems — HTB boosts your deposit, FHS bridges the gap between your mortgage + deposit and the purchase price — and you can combine them.
Help to Buy (HTB) in detail
HTB refunds the lesser of €30,000, 10% of the purchase price, or the income tax + DIRT you paid over the previous four years. It's for first-time buyers of new builds or self-builds only (not second-hand homes), the property must be ≤ €500,000, your mortgage must be at least 70% of the price, and you must live in the home for five years. The enhanced scheme runs to 31 December 2029.
The First Home Scheme (FHS) in detail
Under FHS the State (with participating banks) funds up to 30% of the price — or 20% if you also use Help to Buy — in return for an equity stake you can buy back over time. There's a minimum buyer contribution (around 2.5% or €10,000), no income limit, and you still need a 10% deposit. Regional price ceilings apply (for example €500,000 for a Dublin house, lower elsewhere).
Stamp duty on a new build — the VAT-exclusive trick
There's no first-time-buyer stamp-duty exemption in Ireland — everyone pays 1% up to €1m. But on a new build the price includes 13.5% VAT, and stamp duty is charged on the VAT-exclusive amount (price ÷ 1.135). So a €500,000 new build attracts about €4,405 of stamp duty, not €5,000. See the Ireland calculator for established-home figures.
Deposit and borrowing rules
First-time buyers need at least a 10% deposit (90% maximum loan-to-value) and can borrow up to 4× income; second-time buyers also need 10% but are capped at 3.5× income. Unlike Canada or Australia, Ireland has no mortgage insurance premium — you just need the minimum deposit and to stay within Central Bank limits.
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Frequently asked questions
How much is Help to Buy in Ireland?
The lesser of €30,000, 10% of the purchase price, or the income tax + DIRT you paid over the last four years — available on new builds up to €500,000, for first-time buyers, until 31 December 2029.
What's the difference between Help to Buy and the First Home Scheme?
Help to Buy is a tax rebate (up to €30,000) toward your deposit on a new build; the First Home Scheme is shared equity, where the State funds up to 30% of the price (20% if you also use HTB) in exchange for a stake in your home.
Do first-time buyers pay stamp duty in Ireland?
Yes — there's no first-time-buyer stamp-duty exemption. First-time buyers pay the same 1% (up to €1m), but can separately claim back up to €30,000 through Help to Buy on a new build.
Is stamp duty charged on the VAT of a new build?
No. On new homes the price includes 13.5% VAT, and stamp duty is calculated on the VAT-exclusive amount (price ÷ 1.135). A €500,000 new build attracts about €4,405, not €5,000.
Is mortgage insurance (LMI) required in Ireland?
No — unlike Canada (CMHC) or Australia (LMI), Ireland has no mortgage-insurance premium. You just need the minimum 10% deposit and to stay within Central Bank lending limits.
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