info@jcmortgages.ie
Logo for JC Mortgages. Features large, bold letters 'JC' in dark blue. To the right, the word 'MORTGAGES' is written in uppercase letters with a thin line underneath. A small house icon with a roof and chimney is placed.
Apply Now

The Help to Buy Scheme Guide: Support with your mortgage deposit

The Help to Buy Scheme Guide: Support with your mortgage deposit

For first-time buyers in Ireland, the biggest hurdle isn’t always the mortgage repayments, it’s saving the 10% deposit. The Help to Buy (HTB) Scheme is a government initiative designed to solve this exact problem, helping you get the keys to your new home faster.
You may have heard us discuss it on our Help to Buy Tea and Mortgage podcast, but the rules can be complex. This guide will walk you through every detail: what it is, who qualifies, how much you can get, and the common pitfalls to avoid.

What is the Help to Buy (HTB) Scheme?

The Help to Buy (HTB) scheme is a government incentive that provides a refund of Income Tax and Deposit Interest Retention Tax (DIRT) that you have paid over the previous four tax years.

This refund is paid directly to the builder (for a new build) or into your mortgage bank account (for a self-build). It is designed to be used as part of, or all of, the 10% deposit required for your new home.

The scheme has been extended and is set to run until 31 December 2029.

How Much Can You Claim?

This is the most important question, and the answer is specific to you. You can receive the lowest of the following three figures:

  • €30,000
  • 10% of the purchase price (or approved valuation for a self-build)
  • The total amount of Income Tax and DIRT you have paid in the four years before you apply.

Crucially, this does not include USC or PRSI. You can check your potential refund amount by logging into Revenue’s myAccount service, which has a built-in calculator.

Example: You are buying a new-build home for €300,000.

  • 10% of the price is €30,000.
  • You and / or your partner have paid a combined €32,000 in Income Tax & DIRT over the last four years.
  • The maximum rebate is capped at €30,000.

In this case, you would be eligible for the full €30,000 rebate, which exactly covers your 10% deposit.

The Eligibility Checklist: Do You Qualify?

To qualify for the HTB scheme, you must tick All of the following boxes:

  • You are a First-Time Buyer: This is essential. You must not have previously bought or built a property, either in Ireland or in any other country.
  • Joint Applications: If you are buying with someone else (a partner, spouse, or friend), both of you must be first-time buyers.
  • Property Type: The property must be a new build or a self-build. The scheme cannot be used for second-hand homes or “fixer-uppers”.
  • Property Value: The purchase price (or approved valuation for a self-build) must be €500,000 or less.
  • Mortgage Requirement: You must take out a mortgage of at least 70% of the property’s value. This is known as the Loan-to-Value (LTV) ratio. You cannot buy the home with more than a 30% deposit (e.g., from cash savings).
  • Developer: The developer or builder must be registered as a Revenue-approved “Qualifying Contractor“. Always check this before paying a booking deposit.
  • Residency: You must live in the property as your principal private residence for a minimum of five years. If you sell or rent it out before then, Revenue will claw back the refund.
 

 

Image of:

Get a FREE consultation

 Why choose JC Mortgage Brokers?

As an established mortgage broker in Dublin, servicing Ireland and regulated by the Central Bank of Ireland, JC Mortgages, will make sure the whole process goes smoothly.

Make contact today for your personalised advice .
01-8102032 or email info@jcmortgages.ie.

 

The Application Process: A Step-by-Step Guide

The HTB application is split into two stages and is managed entirely through the Revenue website.

Stage 1: The Application (What you do before you find a property)

This stage confirms your eligibility and tells you the maximum amount you could claim.

  1. Get Tax Compliant: This is the most common pitfall. Before you even apply, you must have filed your tax returns (a Form 12 for PAYE or Form 11 for self-employed) for each of the four years you are claiming for. If you haven’t, your application will be rejected.
  2. Apply via Revenue: Log in to Revenue’s myAccount service (or ROS if self-employed).
  3. Find the HTB Section: Go to “Property” and select “Help to Buy (HTB)”.
  4. Complete the Application: The system will guide you through the steps and, if you are tax compliant, will provide you with an “Application Number” and an “Access Code”.

You will now have a summary showing the maximum refund you are entitled to, to support with your mortgage deposit. It’s important to track your Help to Buy (HTB) application deadline. Applications submitted between January 1 and September 30 will expire on December 31 of the same year, while those submitted between October 1 and December 31 expire on March 31 of the following year.

Stage 2: The Claim (What you do after you find a property)

Once you have found your new home and are ready to proceed, you move to the “claim” stage.

  1. Provide Details: Log back into the HTB portal and upload details of your new property (price, address, builder’s name) and your mortgage.
  2. Share Codes: You will be given a “Claim Number”. You must give your Application Number and Access Code to your approved developer (or solicitor if it’s a self-build).
  3. Verification:
  • New Build: The developer uses your codes to verify the contract and property details with Revenue.
  • Self-Build: Your solicitor verifies the details with Revenue.
  1. Payment: Once verified and the contracts are signed, Revenue pays the refund.
  • New Build: The refund is paid directly to the developer, and this amount is deducted from the deposit you are due to pay.

Self-Build: The refund is paid into the bank account associated with your mortgage.

Help to Buy (HTB) for Self-Builds: What’s Different?

The HTB scheme is a fantastic support for self-builders, but the process has key differences:

  • Valuation: The 10% rebate and 70% LTV are based on the lender’s approved valuation of the finished property, not just your build costs.
  • Verification: Your solicitor manages the claim verification with Revenue, not a builder.

Payment: The money is paid into your mortgage bank account, which you can then use for your stage payments.

Can You Use HTB with Other Schemes?

Yes. The Help to Buy scheme can be used in conjunction with the First Home Scheme (FHS).

The FHS is a shared equity scheme where the government helps you bridge the gap between your deposit/mortgage and the final property price. If you use the HTB scheme for your deposit, the maximum support you can get from the First Home Scheme is reduced to 20% of the property’s value (down from 30%).

Using both schemes together can be a powerful strategy, but it adds a layer of complexity. We highly recommend getting expert advice to structure your application correctly.

Your Help to Buy (HTB) Scheme Myths.

Not being tax compliant. Many people assume that because they are PAYE employees, their taxes are automatically up to date. You must log in and complete an online Form 12 for each of the four previous years to make yourself eligible before you apply.

Revenue will “claw back” the refund. The amount you repay depends on how long you lived there, but if you sell or rent out the property within the first year, you will likely have to repay the full amount.

Yes. The application will be based on the total tax paid by both of you. If only one applicant paid tax, the maximum refund will be based only on the tax that person paid.

How a Mortgage Broker Can Help

Navigating the Help to Buy Scheme, the First Home Scheme, and the mortgage application all at once can be overwhelming.

As your mortgage broker, we don’t just find you the best interest rate. We help you build the strongest possible application from day one. We can:

  • Confirm your HTB eligibility and potential claim amount.
  • Guide you through the tax compliance steps.
  • Structure your application to work seamlessly with the First Home Scheme.
  • Ensure your mortgage LTV (Loan-to-Value) meets the 70% requirement.

Liaise with your solicitor and lender to make the entire process smooth, from application to drawdown.

Book Your FREE Consultation Today

Contact our team for a no-obligation, completely FREE consultation to discuss your personal situation and map out your path to homeownership.

10 common Help to Buy Scheme questions

Yes, this scheme is only for first-time buyers who have never owned property in Ireland or abroad.

No, the HTB scheme is only for new-build or self-build properties.

The maximum refund is the lowest of €30,000, 10% of the property value, or your total tax paid.

The property value must be €500,000 or less to qualify for the HTB scheme.

No, the refund is calculated only on Income Tax and DIRT you have paid in the last 4 years.

Yes, you must be taking out a mortgage of at least 70% of the property’s value.

You must live in the property for a minimum of five years to avoid any clawback of the refund.

For a new build, the refund is paid directly to the builder as part of your deposit.

The builder must be registered as a “Qualifying Contractor” on Revenue’s approved list.

Yes, the HTB scheme can be used in combination with the First Home Scheme.