You’ve been saving for a deposit, and then the Budget lands. If you’re a first time buyer eyeing a new home, budget 2027 help to buy is the change that moves your numbers most.
The short answer: the maximum Help to Buy refund rose from €30,000 to €35,000 on 7 October 2026, for new builds and self builds only. Here’s who gets the higher figure, what stayed the same, and how to plan your deposit around it.
Key Takeaways
- Budget 2027, announced on 6 October 2026, raised the maximum Help to Buy refund from €30,000 to €35,000.
- The higher maximum applies if you sign a contract for a new home, or draw down a self build mortgage, between 7 October 2026 and 31 December 2029.
- Your refund is the lowest of €35,000, 10% of the purchase price or approved valuation, or the Income Tax and DIRT you paid in the previous four years.
- The €500,000 limit on the value of the property did not change.
- Help to Buy applies to newly built and self built homes only, never to second hand homes.
- Contracts signed on or before 6 October 2026 stay on the old €30,000 maximum.
- The Rent Tax Credit rises to €1,150 for a single renter and €2,300 for a jointly assessed couple from January.
- Budget 2027 did not abolish stamp duty for first time buyers, so you still need to budget for it.
Budget 2027 Help to Buy at a Glance
The table shows what changed on 7 October 2026 and what stayed the same.
| What you need to know | Before 7 October 2026 | From 7 October 2026 |
| Maximum refund | €30,000 | €35,000 |
| Share of price or valuation | Up to 10% | Up to 10% |
| Property value limit | €500,000 | €500,000 |
| Qualifying contract dates | 23 July 2020 to 6 October 2026 | 7 October 2026 to 31 December 2029 |
| Homes covered | New builds and self builds | New builds and self builds |
| Tax counted | Income Tax and DIRT, previous four years | Income Tax and DIRT, previous four years |
Put simply, the HTB maximum relief went up by €5,000 and almost nothing else moved. The price limit and the 10% cap are the same as before.
What matters now is the date. If you sign your contract on or after 7 October 2026, the higher maximum is open to you. If you signed on or before 6 October, it isn’t.
For a self build, the date that counts is when you draw down your mortgage, not when you sign a contract.
What Is Help to Buy?
Help to Buy is a Revenue scheme that refunds Income Tax and DIRT you’ve paid over the previous four years to eligible first time buyers of a new home or self build. The refund goes towards your deposit and is paid to your developer or self build account, so you need less cash of your own.
It covers:
- A refund of up to €35,000, or 10% of the price, whichever is lower
- New homes bought from a developer or contractor registered with Revenue, and self builds
- Homes you’ll live in as your main home
- Applications made online through Revenue MyAccount or ROS
A common mix up is thinking the refund replaces your deposit. It doesn’t. You still need a deposit, and your mortgage must cover at least 70% of the property’s price. Applications can take a few weeks once your documents are complete.
What Is the Rent Tax Credit Increase?
The rent tax credit increase in Budget 2027 lifts the Rent Tax Credit to €1,150 for a single renter and €2,300 for a jointly assessed couple from January. It’s a credit against the tax you pay, so it eases the cost of renting while you save.
It works out like this:
- Single renter: €1,150
- Jointly assessed couple: €2,300
- Starts from January
This is a separate measure from Help to Buy, aimed at renters rather than buyers. The wider budget 2027 housing measures also included €3 billion for social housing delivery and more than €1 billion for the Starter Homes Programme. For a first time buyer budget 2027 Ireland came down to three things: the Help to Buy rise, the rent credit and no change on stamp duty.
How Much Can You Claim With Help to Buy €35,000?
You can claim up to €35,000, but only where 10% of the price and your tax paid both reach that level. Many people search help to buy 35000 and assume everyone gets that amount. They don’t.
| Purchase price | 10% of price | Most you can claim | What sets the limit |
| €300,000 | €30,000 | €30,000 | 10% of the price |
| €350,000 | €35,000 | €35,000 | Both limits match |
| €450,000 | €45,000 | €35,000 | The €35,000 maximum |
| €500,000 | €50,000 | €35,000 | The €35,000 maximum |
These figures assume you’ve paid enough Income Tax and DIRT to cover the refund. Two things move your number: the price of the home, and the tax you paid in the four years before you apply.
Help to Buy also doesn’t cover every upfront cost. Budget for extras such as stamp duty for first time buyers, solicitor fees and valuation fees.
Who Gets the Higher Help to Buy Refund?
Only buyers whose contract, or self build drawdown, falls on or after 7 October 2026.
It matters most if:
- You’re buying a new build priced at €350,000 or more and have paid enough tax to claim the full amount
- You’re self building and haven’t drawn down your mortgage yet
- You’re still choosing a development and haven’t signed a contract
Revenue and your lender may also require:
- Every buyer to be a first time buyer
- A mortgage covering at least 70% of the property’s price
- You to live in the home as your main residence, with a five year clawback rule
- A developer or contractor registered with Revenue, and your tax affairs up to date
Second Hand Homes and Stamp Duty
Help to Buy doesn’t cover second hand homes, and Budget 2027 didn’t change that.
What that means in practice:
- Help to Buy applies only to new builds and self builds
- A proposal to scrap stamp duty for first time buyers of older homes was dropped at the last hour
- Buyers of second hand homes still pay stamp duty at the standard residential rate
So stamp duty first time buyers pay hasn’t changed. At the standard 1% rate, stamp duty on a €450,000 home is €4,500. On a new build, it’s worked out on the VAT exclusive price.
How to Make the Most of the Higher Refund
Plan around your contract date and your tax record.
- Ask your developer early when your contract will be signed.
- Check how much Income Tax and DIRT you’ve paid over the previous four years, as that can hold your refund below €35,000.
- Consider the First Home Scheme, which can be used with Help to Buy, though the maximum equity share drops from 30% to 20% when you combine them.
- Get your Approval in Principle in place so you’re ready when the right home comes up.
Our guide to all first time buyer schemes shows which supports can be combined. The Help to Buy application steps walk you through Revenue MyAccount.
How MortgageLine Can Help
MortgageLine is a Dublin based mortgage broker regulated by the Central Bank of Ireland. We work with first time buyers across Ireland, from the first call to the formal loan offer. Your own dedicated adviser looks at your scheme options and your mortgage together.
- A free mortgage review with no obligation, by phone, video call or in person
- An estimate of how much you can borrow
- Access to a wide network of lenders
- Help identifying which first time buyer schemes you may be eligible for, including Help to Buy and the First Home Scheme
- A secure online application and Approval in Principle
- Support through your formal loan offer and the legal formalities
Our team has more than 20 years of experience helping clients across Ireland secure mortgages.
Ready to Plan Around Budget 2027 Help to Buy?
Budget 2027 help to buy raised the maximum refund to €35,000, but only for contracts signed from 7 October 2026. The date, the price of the home and your tax record decide what you actually get. Lining those up early protects your deposit.
If you’re still working out your borrowing, start with our first time buyer mortgages page.
Book a free call with a MortgageLine broker today.
FAQs
What if I signed my contract before 7 October 2026?
No. Contracts signed on or before 6 October 2026 stay on the €30,000 maximum. The €35,000 figure applies to contracts signed, or self build mortgages drawn down, from 7 October 2026 to 31 December 2029.
Can I use Help to Buy on a second hand home?
No. Help to Buy only applies to newly built homes and self builds that you’ll live in as your main home. Second hand homes and buy to let investments don’t qualify.
Is a deposit still needed if I claim €35,000?
Yes. Help to Buy reduces the deposit you need to find yourself, but it doesn’t remove the requirement. Your mortgage must also cover at least 70% of the property’s price.
Does each joint buyer get their own €35,000?
No. The cap is €35,000 per qualifying property, not per buyer. Every buyer on the contract must also be a first time buyer.
What if I haven’t paid enough tax to claim €35,000?
Usually you’ll get less. Your refund can’t be more than the Income Tax and DIRT you paid in the four years before you apply.
