First Time Buyer Stamp Duty: Rates, Exemptions & Help to Buy

First-time buyers in Ireland pay stamp duty on both new and second-hand homes. The standard rate is 1% on the first €1 million, with 2% above that, and the previous exemption for second-hand homes no longer applies.

Standard stamp duty rate (first €1 million): 1% ·
Stamp duty rate (€1 million to €1.5 million): 2% ·
Stamp duty rate (over €1.5 million): 6% ·
First-time buyer stamp duty on second-hand homes: Standard rate applies ·
Help to Buy maximum refund: €30,000 ·
Accountable person for stamp duty: Buyer

Six key facts, one pattern: stamp duty rates rise sharply above the €1 million threshold, and first-time buyers no longer enjoy a blanket exemption on second-hand homes.

Do first time buyers in Ireland pay stamp duty?

When is stamp duty payable?

• Stamp duty is a tax on the transfer of residential property, payable by the buyer. The liability arises when the deed of transfer is executed (Citizens Information (government information service)).
• You must file a stamp duty return and pay the tax within 30 days of the transaction date (Citizens Information (government information service)).

First-time buyer vs other buyer obligations

• As of 2025, there is no special stamp duty exemption for first-time buyers on any residential property. The same rates apply to all purchasers (Switcher.ie (mortgage comparison site)).
• Previously, first-time buyers could claim relief on second-hand homes, but that relief was phased out. The only remaining buyer-specific benefit is the Help to Buy scheme, which applies exclusively to new homes (Law Society of Ireland (legal professional body)).

The implication for first-time buyers: you cannot rely on a stamp duty exemption to reduce your purchase costs on a second-hand home. Your budget must account for the full stamp duty at standard rates.

How much is stamp duty on buying a house in Ireland?

Stamp duty rates for residential property (2025)

• 1% on the first €1 million of the purchase price.
• 2% on the portion from €1 million up to €1.5 million.
• 6% on any amount above €1.5 million (Revenue (Irish tax authority)).
• Bulk purchases (10+ residential units within 12 months) incur a 15% rate (Revenue (Irish tax authority)).

How the threshold of €1 million applies

• Stamp duty is calculated on the total purchase price, not just the portion above the threshold. For example, a €1.2 million home: €1M at 1% = €10,000, plus €200,000 at 2% = €4,000, total €14,000.
• For new builds, stamp duty is calculated on the price net of VAT (i.e., excluding the 13.5% VAT) (Zurich Ireland (financial services provider)).

The pattern: rate increases are steep beyond the first million, but the real savings for first-time buyers come from the Help to Buy refund, not from stamp duty relief.

What are first time buyers entitled to in Ireland?

Help to Buy scheme

• Provides a refund of up to €30,000 (or 10% of the purchase price, whichever is lower) for first-time buyers purchasing a new home (Zurich Ireland (financial services provider)).
• Eligibility: income limits apply (€50,000 for single, €75,000 jointly), and the property must be a new build with a price cap (currently €500,000) (Switcher.ie (mortgage comparison site)).
• The refund is not a stamp duty exemption – it is a separate income tax refund that reduces your overall outlay.

Other grants and supports

• First Home Scheme: a shared equity scheme to help bridge the gap between your deposit and the purchase price (administered by the government).
• Local Authority Home Loan: a mortgage for first-time buyers who cannot get sufficient credit from banks.
• Tenant Purchase Scheme: for local authority tenants buying their home; stamp duty capped at €100 (Zurich Ireland (financial services provider)).

The catch: the Help to Buy refund helps with new homes only. For second-hand homes, no similar relief exists – standard stamp duty applies at the full rate.

How to avoid stamp duty in Ireland?

Using exemptions and reliefs

• The only broad exemption is for transfers between spouses or civil partners, and certain transfers following divorce or dissolution (Switcher.ie (mortgage comparison site)).
• Gifts of property may be exempt from stamp duty but could trigger Capital Acquisitions Tax.
• Buying a second-hand home as a first-time buyer does not qualify for exemption – the old relief no longer applies.

Legal limits of avoiding stamp duty

• There is no legal way to avoid stamp duty on a standard residential purchase. Revenue expects the tax to be paid on every transfer (Citizens Information (government information service)).
• Stamp duty evasion carries penalties: interest on unpaid tax and potential prosecution.

The trade-off: the only legitimate “avoidance” is structuring the purchase to qualify for a relief (spouse transfer, gift) or buying a new build to benefit from Help to Buy. Otherwise, duty is unavoidable.

How do I calculate stamp duty for first time buyers in Ireland?

Step-by-step calculation

1. Determine the full purchase price of the property.
2. Check if the property is new or second-hand – this affects the VAT base for new builds.
3. Apply the rate: 1% on the first €1 million, 2% on the portion from €1M to €1.5M, and 6% above €1.5M.
4. For new builds, use the VAT-exclusive price (divide VAT-inclusive price by 1.135).
5. Subtract any Help to Buy refund if eligible (up to €30,000) – this offsets the cost but does not reduce the stamp duty assessed.
6. Pay the calculated stamp duty within 30 days of the deed of transfer.

Manual calculation example

For a second-hand home priced at €350,000:

• Stamp duty = 1% × €350,000 = €3,500.
• No exemption for first-time buyer – this is the full amount due.

For a new home priced at €350,000 (VAT exclusive: base price €308,370 approximately):

• Stamp duty = 1% × €308,370 = €3,083.70 (rounded to €3,084).
• Help to Buy can refund up to €30,000 (subject to eligibility), reducing effective cost significantly.

Using a stamp duty calculator

• Revenue provides an online stamp duty calculator for residential property.
• Third-party calculators (e.g., on Switcher.ie) also include Help to Buy estimates (Switcher.ie (mortgage comparison site)).

What this means: a first-time buyer of a €350,000 second-hand home pays €3,500 in stamp duty – a budgeted cost. For the same new build, stamp duty is slightly lower at ~€3,084, and Help to Buy can refund up to €30,000, making new builds far more attractive financially.

First-time buyers do have to pay stamp duty when they are the accountable person. There is no longer a specific exemption that reduces that liability.

— Switcher.ie (mortgage comparison site), Source

Stamp duty is a tax on documents. For residential property, the standard rate applies to all buyers, including first-time buyers.

— Revenue (Irish tax authority), Source

The consequence for first-time buyers is clear: if you’re buying a second-hand home, budget for stamp duty at 1% up to €1 million. If you’re buying new, the Help to Buy refund offsets the duty, but you still need to pay it upfront. The sensible move: plan for stamp duty as a cash cost, not an afterthought.

Unlike the UK, Ireland offers no exemption for first-time buyers, as detailed in our guide on first-time buyer stamp duty Ireland.

Frequently asked questions