Help-to-Buy Scheme 2026: Maximizing Your €30,000 Rebate

The Help-to-Buy (HTB) incentive has been extended to the end of 2029, remaining the most powerful tool for first-time buyers (FTBs).

The Basics

• Rebate: You claim back income tax (and DIRT) paid over the previous 4 years.
• Maximum: The lesser of:
  1. €30,000
  2. 10% of the property price
  3. The amount of tax you actually paid
• Eligibility: FTBs buying new build homes.

Critical Rules 2026

1. Price Cap: Property must cost €500,000 or less.
   • Note: This is strictly enforced. Buy for €501k, get €0.
2. LTV: You must take out a mortgage of at least 70% of the value.
3. Residency: You must live in the home for 5 years.

The "New Build Premium" Trap

New builds command a premium (often 15-20% higher than second-hand).

• Scenario A (New Build): Price €450k. HTB gives €30k. Net cost €420k.
• Scenario B (Second Hand): Similar house nearby €370k. Renovation €30k. Total €400k.
• Verdict: Sometimes the second-hand route is cheaper, even without the grant. Do the maths.

Application Steps

1. Apply Online: Revenue MyAccount.
2. Get Application Number: Use this to prove eligibility to builders/agents.
3. Claim: Once contracts are signed, the refund is paid directly to the developer as part of your deposit.

Shared Equity (First Home Scheme) Interaction

Can you use both HTB and the First Home Scheme? YES.

• They work in tandem to bridge the gap between your deposit+mortgage and the purchase price.

Summary

For qualifying buyers, HTB is essentially "free money" for your deposit. It often bridges the gap between renting and buying. Just ensure you aren't overpaying for the property solely to access the grant.