Buying
Total Cost of Buying a Home Calculator
See the full cash you need to buy a home in Ireland — stamp duty, legal fees, your deposit — and how Help to Buy or the First Home Scheme change the number.
The advertised price is rarely the cash you need on the day. This calculator adds stamp duty and typical legal costs to your deposit, then subtracts any Help to Buy refund or First Home Scheme equity you're using, to estimate the cash you actually need to complete.
The home
Affects how stamp duty is calculated and Help to Buy eligibility.
A typical estimate — get a quote from your solicitor for an exact figure.
Government schemes
New-build, first-time buyer only, price up to €500,000.
An equity stake from the State/banks that reduces the mortgage you need — county price ceilings apply.
Cash you need at completion
€41,000
Mortgage needed
€315,000
90% loan-to-value
Stamp duty
€3,500
1% to €1m, 2% to €1.5m, 6% above
Estimates only. This calculator is for general guidance and does not constitute financial, tax, or legal advice. Always confirm figures with Revenue, the RTB, your lender, or a qualified professional before making a decision.
Last reviewed: 18 June 2026. Sources: Revenue.ie — Stamp duty & Help to Buy, First Home Scheme — property price ceilings.
What this calculator assumes
Stamp duty bands and the Help to Buy rules (€500,000 price ceiling, 70% minimum mortgage, €30,000 / 10% cap) are statutory figures confirmed against Revenue.ie. The First Home Scheme's maximum equity stakes (30% alone, 20% combined with Help to Buy) are confirmed against firsthomescheme.ie, but that scheme also applies county-by-county price ceilings that this calculator doesn't check for you — confirm your county's ceiling on firsthomescheme.ie before relying on First Home Scheme eligibility.
Legal, survey, and valuation fees vary by solicitor and property — the default is a typical estimate, not a quote. This calculator doesn't include mortgage protection insurance, life assurance, or moving costs.
Frequently asked questions
- How is stamp duty calculated on a home in Ireland?
- Residential stamp duty is 1% on the portion of the price up to €1 million, 2% on the portion between €1 million and €1.5 million, and 6% on anything above €1.5 million. For new builds, stamp duty is charged on the VAT-exclusive price — the advertised price divided by 1.135 — not the full price you pay.
- What's the difference between Help to Buy and the First Home Scheme?
- Help to Buy is a refund of income tax and DIRT you've paid, capped at €30,000 or 10% of the price, only for first-time buyers of a new build up to €500,000. The First Home Scheme is different — the State and participating banks take an equity stake in your home (up to 30% alone, or 20% if combined with Help to Buy) to reduce the mortgage you need, and you can buy that stake back over time. The First Home Scheme has its own price ceilings that vary by county.
- Can I use Help to Buy and the First Home Scheme together?
- Yes, for a new build if you meet both schemes' conditions — but combining them lowers the First Home Scheme's maximum equity stake from 30% to 20% of the price.
- Why does this calculator ask if my mortgage is at least 70% of the price?
- Help to Buy requires your mortgage to be at least 70% of the purchase price (or approved valuation for a self-build). If a large deposit or a First Home Scheme stake brings your mortgage below that threshold, you lose access to the Help to Buy refund.