Buying a home in Ireland means stamp duty on every purchase, and — for first-time buyers of a new build — two separate schemes that can reduce what you need upfront: Help to Buy, a tax refund toward your deposit, and the First Home Scheme, a shared-equity top-up. This calculator works out all three together, including the rule that using both caps the First Home Scheme's share at 20% instead of the normal 30%.
Stamp duty is charged in marginal bands like income tax: 1% on the first €1,000,000, 2% from €1,000,000 to €1,500,000, and 6% above that — every buyer pays it, with no first-time-buyer exemption. Help to Buy refunds the lower of €30,000, 10% of the purchase price, or the Income Tax and DIRT you've actually paid over the last 4 years, and only applies to new builds or self-builds under €500,000 bought by first-time buyers. The First Home Scheme is a separate shared-equity purchase: the State takes up to 30% of your home (20% if you're also using HTB) in exchange for cash toward the price, with no charge for 5 years and a proportional buyback — if the home's value rises before you buy the State's share back, you pay that same percentage of the higher value, not the original euro amount.
No — stamp duty in Ireland has no first-time-buyer reduction or exemption. The same 1%/2%/6% bands apply to every residential buyer regardless of history.
Yes, and many first-time buyers of new builds do — but combining them caps the First Home Scheme's equity share at 20% of the price instead of the usual 30%, since HTB is already covering part of the gap.
Nothing for the first 5 years — no charge at all. From year 6, a service charge applies on the outstanding equity share if you haven't bought it back, and the current rate is worth checking directly at firsthomescheme.ie before assuming a figure.
Because the State's stake is a percentage of your home's value, not a fixed euro loan. If a 10% share was worth €30,000 when you bought at €300,000, and the home is worth €350,000 when you buy the share back, you owe 10% of €350,000 — €35,000 — even though nothing was 'borrowed' at interest.
No — Help to Buy only applies to new builds and self-builds. A second-hand home, however affordable, is not eligible no matter your first-time-buyer status.
Figures are estimates for informational purposes only, based on the assumptions you enter, and are not tax advice. Consult a tax advisor or Revenue.ie before making financial decisions.