Stamp Duty Refund for First-Time Buyers Ireland 2026

What is the First-Time Buyer Stamp Duty Refund?

The stamp duty refund scheme for first-time buyers in Ireland allows eligible purchasers to reclaim 1% of the purchase price paid in stamp duty on new residential properties. If you bought a new build between 19 October 2024 and 31 December 2025, you may be entitled to a full refund of the stamp duty you paid.

This scheme was introduced in Budget 2025 as a temporary measure to support first-time buyers entering the market. It runs alongside the existing first-time buyer stamp duty exemption but applies specifically to new builds where the 1% rate was initially charged.

For properties under €500,000, this means a refund of the full stamp duty paid. For properties above €500,000, the refund is capped at €5,000 (which is 1% of €500,000).

Who Qualifies for the Stamp Duty Refund?

You qualify for the stamp duty refund if you meet all of these conditions:

Property requirements:

• The property is a new residential property (built within the last two years or never previously occupied)
• You signed the contract between 19 October 2024 and 31 December 2025
• The property is located in Ireland
• You actually completed the purchase and closed the sale

Buyer requirements:

• You are a first-time buyer (never owned a residential property anywhere in the world)
• You are the beneficial owner who will occupy the property
• You paid stamp duty at 1% on the transaction
• You have not claimed the first-time buyer stamp duty exemption on this property

Joint purchases: If buying with a partner or spouse, all purchasers must individually qualify as first-time buyers. If one person has previously owned property, you do not qualify for the refund.

How Much Can You Claim Back?

The refund amount depends on your purchase price:

For any property purchased for €500,000 or more, the maximum refund is €5,000, regardless of the actual stamp duty paid.

The refund is based on the full purchase price including VAT. If you bought a new build for €450,000 including VAT, your refund calculation is 1% of €450,000, which equals €4,500.

Why This Scheme Exists Alongside the Exemption

You might wonder why there’s both a stamp duty exemption and a refund scheme for first-time buyers. The answer relates to how new builds are treated differently.

The existing exemption: First-time buyers purchasing homes up to €500,000 (or paying the first €500,000 on more expensive properties) can claim full stamp duty exemption at the time of purchase. However, this exemption traditionally applied most clearly to second-hand properties.

New build complications: Many new builds are sold with VAT inclusive pricing, and developers often handle initial stamp duty payments. In practice, first-time buyers of new builds were paying 1% stamp duty when they should have paid nothing.

The refund solution: Rather than untangle all the VAT and stamp duty interactions at point of sale, Revenue introduced this refund scheme. It allows first-time buyers who paid 1% on new builds during the qualifying period to reclaim that money after closing.

From January 2026 onwards, the standard first-time buyer exemption applies more clearly to all qualifying purchases, including new builds.

How to Claim Your Refund Through Revenue myAccount

The application process is entirely online through Revenue’s myAccount system. You cannot claim by post or at a Revenue office.

Step 1: Register for myAccount If you don’t already have a myAccount, you’ll need to register at revenue.ie. You’ll need your PPS number, a recent payslip or P60, and a mobile phone for verification. Registration can take 5-7 working days for first-time users.

Step 2: Log in and locate the claim form Once registered and logged in, navigate to “My Services” then select “Stamp Duty Refund – First Time Buyer.” This section became available from January 2025 for claims relating to the October 2024 onwards purchases.

Step 3: Complete the online form The form will ask for:

• Your property address and Eircode
• Purchase price (including VAT)
• Date of contract signing
• Date of completion (closing date)
• Stamp duty amount paid
• Your IBAN for the refund payment

Step 4: Upload supporting documents You must upload PDF copies of:

• Contract for sale showing signing date
• Deed of transfer or final closing statement
• Proof of stamp duty payment (stamped deed or Revenue receipt)
• Declaration that you’re a first-time buyer (form provided within myAccount)

Each document must be clearly legible and under 5MB. Revenue may reject applications with poor quality scans or missing information.

Step 5: Submit and wait After submission, you’ll receive an acknowledgement reference number. Revenue typically processes refund claims within 15-20 working days, though this can extend to 8 weeks during busy periods.

The refund is paid directly to your nominated bank account. You’ll receive notification through myAccount when the payment is issued.

Application Deadlines You Must Know

You have 12 months from your closing date to submit your refund claim. Miss this deadline and Revenue will reject your application with no exceptions.

For example:

• Closed on 15 March 2025 → claim by 15 March 2026
• Closed on 30 November 2025 → claim by 30 November 2026
• Closed on 31 December 2025 → claim by 31 December 2026

The final possible closing date to qualify was 31 December 2025. If you signed a contract before that date but completed in early 2026, you still qualify as long as completion happened within the contract’s timeframe and you claimed under the original contracted terms.

Any contracts signed on or after 1 January 2026 do not qualify for this refund scheme. These purchases fall under the standard first-time buyer exemption arrangements.

Common Issues and How to Avoid Them

Document rejection: The most common reason for application delays is poor quality documentation. Use a proper scanner app on your phone rather than just taking photos. Ensure all text is readable, signatures visible, and dates clear.

Wrong stamp duty amount: Check your closing documents carefully. The stamp duty should be exactly 1% of your purchase price. If you paid a different percentage, you may not qualify for this specific scheme.

Delayed completion: If you signed in December 2025 but didn’t complete until March 2026, ensure your contract demonstrates the purchase was agreed during the qualifying period. Revenue assesses eligibility based on contract signing date, not completion date.

Joint ownership complications: When buying with others, all parties must provide their own first-time buyer declarations. If one person cannot verify first-time buyer status, the entire claim fails.

Previous property ownership abroad: First-time buyer status means never having owned property anywhere globally. If you owned property abroad (even inherited or gifted property), you don’t qualify. Revenue cross-references with international tax information where available.

Tax Treatment of Your Refund

The stamp duty refund is not taxable income. You don’t declare it on your income tax return, and it doesn’t affect your tax credits or USC liability.

However, if you ever sell the property within five years of purchase, you may need to repay some or all of the refund. This clawback provision applies if:

• You sell within 5 years of completion
• The property was not your principal private residence for the entire period
• You bought the property primarily as an investment

The clawback operates on a sliding scale. Sell in year 1 and you repay 100% of the refund. Sell in year 4 and you repay 20%. After 5 years, no repayment is required regardless of circumstances.

This clawback rule doesn’t apply if you need to sell due to:

• Relationship breakdown
• Employment relocation more than 50km away
• Serious illness affecting you or a dependent
• Death of a joint owner

In these situations, you must provide supporting documentation to Revenue to avoid the clawback.

What If You Also Used Help to Buy?

Many first-time buyers combine multiple schemes. You can claim both the Help to Buy scheme and this stamp duty refund on the same property purchase without any reduction to either benefit.

Help to Buy provides up to €30,000 towards your deposit (10% of the purchase price, capped at that maximum). You claim this before closing, and it reduces your mortgage requirement.

Stamp duty refund repays the 1% duty paid at closing. This comes after completion.

The two schemes don’t interact or affect each other. Your stamp duty is calculated on the full purchase price, not on the net amount after Help to Buy. Similarly, your Help to Buy calculation ignores the stamp duty refund.

If you claimed Help to Buy and now realize you qualify for the stamp duty refund, you can still apply. The applications are separate processes through different Revenue systems.

Changes From January 2026 Onwards

While this refund scheme ended for contracts signed after 31 December 2025, the underlying first-time buyer exemption continues. From January 2026, the system should work more smoothly for new builds.

First-time buyers purchasing new properties from 2026 onwards claim the standard exemption at point of sale rather than applying for a refund afterward. Your solicitor handles this during conveyancing by submitting the appropriate declarations to Revenue before completion.

This means you pay no stamp duty initially (up to the €500,000 threshold) rather than paying it and claiming it back. The end result is the same—no stamp duty cost for qualifying first-time buyers—but the process is simpler.

Getting Help With Your Application

If you’re unsure whether you qualify or need help with the technical aspects of claiming:

Revenue support:

• Phone: 01 738 3636 (stamp duty section)
• Hours: Monday–Friday, 9:30am–1:30pm
• Have your PPS number and property address ready

Your solicitor: They completed your conveyancing and have all the original documents. Most solicitors will provide copies of the required documentation if you explain you’re claiming the refund. Some offer to complete the online application as an additional service, though this isn’t standard practice.

Mortgage broker: If you used a broker for your mortgage, they often have experience with these applications and can advise on qualifying criteria, though they typically don’t submit applications on your behalf.

Don’t rely on the property developer or seller for guidance. They’re not involved in your refund application and may not understand the specific qualifying criteria.

Is It Worth Claiming?

If you qualify, claiming this refund is straightforward and puts €3,000–€5,000 back in your pocket. Given that most new homeowners face furniture costs, appliance purchases, and property maintenance expenses, this money provides welcome breathing room.

The online application takes 30–45 minutes once you have your documents organized. Processing time is reasonable, and the scheme has operated smoothly since its introduction.

The only scenario where you might hesitate is if you’re planning to sell the property within 5 years and wouldn’t qualify for clawback exemptions. In that case, you’d need to repay part or all of the refund, making the administrative effort potentially not worthwhile.

For the vast majority of first-time buyers who purchased a new build during the qualifying period and intend to live in the property as their home, claiming this refund is a sensible financial decision. The money is yours by right—you just need to submit the paperwork to receive it.

See also: First-Time Buyer Mortgages Ireland | Help to Buy Scheme Ireland | Stamp Duty Ireland 2026 | Mortgage Deposit Requirements Ireland | The First Home Scheme Ireland