Property · Calculator companion · By K Imports
Help to Buy refund estimate: practical guide
This guide explains how to use the Count.ie help to buy refund estimate. Check the value and mortgage threshold and cap the refund by eligible prior taxes. Follow the inputs, method and worked example below, then compare your own scenario.
Guide written .
Open the Help to Buy refund estimate calculatorWhat to prepare
- Collect the purchase, loan, rental or project figures from dated documents.
- Distinguish purchase price, borrowing, one-off acquisition costs and recurring ownership costs.
- Check the property's use, tax year and any scheme eligibility against official guidance.
Understand the inputs
- Contract signing / first drawdown date
- Purchase: date the contract is signed. Self-build: first mortgage drawdown date, not application date. Supported: 23 July 2020–31 December 2029.
The calculation method
Refund is the lowest of the qualifying-date cap, 10% of property value, and eligible Income Tax plus DIRT paid in the four prior years net of refunds. The cap is €30,000 through 6 October 2026 and €35,000 from 7 October 2026 to 31 December 2029. Use the contract signing date for a purchase or first mortgage drawdown date for a self-build. Value must not exceed €500,000 and qualifying finance must reach 70%. USC, PRSI and First Home Scheme equity do not count.
Worked example
Illustrative inputs and their result.
Example inputs
- Contract signing / first drawdown date
- 2026-10-07
- Full new-home value / approved self-build valuation (€)
- 400000
- Qualifying mortgage (€)
- 320000
- Eligible Local Authority contribution only (€)
- 0
- Eligible four-prior-year Income Tax and DIRT net of refunds (€)
- 25000
- All buyer, property, lender and Revenue conditions are verified
- No
Calculated example result
- Estimated Help To Buy
- €0.00
- Qualifying Loan To Value Percent
- 80%
How to interpret the result
A loan payment, gross yield or purchase budget describes only part of ownership. Read exclusions carefully: affordability, lender approval, vacancy, repairs and transaction eligibility may not be fully modelled.
Compare like-for-like properties or financing scenarios, with the same term and cost basis. Where relevant, test a higher interest rate, a vacancy period or a larger maintenance allowance.
Common mistakes to avoid
- Do not compare gross rental yield with net cash flow as if they were the same measure.
- Do not assume a favourable tax result means the property or letting qualifies for a scheme.
- Keep refundable deposits and recurring costs separate from permanent acquisition costs.
Assumptions and sources
Revenue operational refund guidance checked 7 October 2026. Supported qualifying dates: 23 July 2020–31 December 2029. Confirm first-time-buyer, qualifying new home/self-build, lender, Revenue approval, residence and clawback conditions. This is not a 2027-only announcement estimate.
Sources and further information
If your case falls outside this scope, use a more suitable calculator or contact us about an unclear method.