New Build Property Guides Ireland
IrishBuilds is a focused directory for new build developments across Ireland. We aggregate launches and coming-soon schemes so first-time buyers, movers, and investors can discover and track developments in one place—without replacing your solicitor, lender, or the developers themselves.
These guides exist to help first-time buyers understand the main schemes and the buying process. Whether you are weighing up new builds across Ireland or narrowing by county, understanding Help to Buy, the First Home Scheme, and off-plan buying will put you in a stronger position. You can sign up to search our directory and get alerts when new developments are added.
Help to Buy (HTB) for New Builds
Help to Buy is a tax refund scheme that lets eligible first-time buyers use part of their past Irish income tax paid as a refund toward their deposit on a new build or self-build. It does not apply to second-hand homes. The refund is capped and subject to purchase price limits; Revenue publishes the current figures and conditions each year.
HTB is aimed at people buying or building a new home who have paid Irish income tax in the four years before the year of purchase. Self-builds are included. In the purchase flow, you typically get approval in principle from Revenue via MyAccount, then your solicitor ensures the refund is applied at closing—often paid directly to the lender or developer as part of your deposit. Timing is critical: apply early and ensure your solicitor has all required documents so the refund is available when you need it.
Common pitfalls include applying too late, not having four full years of tax paid, or exceeding the price or refund caps. Missing the application window or incomplete paperwork can delay or disqualify the claim. Always confirm eligibility and deadlines with Revenue or a tax adviser. For the full eligibility checklist, step-by-step claim process, and FAQs, see our dedicated guide.
First Home Scheme
The First Home Scheme is a shared equity scheme for first-time buyers (and some other eligible buyers) in Ireland. The state and participating banks can take an equity stake in your home—typically a percentage of the purchase price—which reduces the mortgage you need and can help bridge the gap between what you can borrow plus your deposit and the price of the property.
It is useful when the shortfall between your mortgage plus deposit and the purchase price is too large to cover with savings alone. The scheme effectively fills that gap in return for an equity share. It applies to both new builds and second-hand homes within the scheme’s price and eligibility rules. How it interacts with your deposit and affordability depends on your lender and the scheme’s current terms: the equity portion usually does not need to be repaid until you sell or after a set period, and you may have to pay back a share of any increase in the property’s value.
Key considerations include the size of the equity stake, the redemption terms (when and how you buy back the equity), and how it combines with Help to Buy if you are buying a new build. Eligibility and price caps are set by the scheme; check firsthomescheme.ie for current criteria. Your lender and solicitor can confirm how the First Home Scheme fits your situation.
Buying Off-Plan in Ireland
Buying off-plan means agreeing to buy a property before it is built or finished. You sign a contract with the developer (or their agent), often pay a booking deposit, and the balance is typically paid in stage payments or at completion. The typical timeline runs from booking deposit and reservation agreement through to contracts, construction, snagging, and completion—often many months or more than a year for houses, longer for large schemes.
Due diligence is essential. Check the developer’s track record and any previous projects. Confirm BER rating and energy specs where possible, and understand what is fixed in the contract (finishes, dimensions) and what can change. Mortgage approval timing matters: offers often have an expiry date, so for off-plan you may need an approval in principle first and drawdown at completion, or an extended validity—speak to your broker or bank early. Your solicitor should confirm where your deposit is held and what happens if the development does not complete.
Risk management includes allowing for delays (completion dates often slip), possible specification changes within the terms of your contract, and the risk of developer insolvency. Use a solicitor who specialises in new build and off-plan purchases. For a fuller checklist and FAQs, see our dedicated guide.
More guides coming
We are planning further guides to support your search. These will not link anywhere until they are published.
- Snag list checklist— Coming soon
- Mortgage approval for new builds— Coming soon
- Choosing a county: commute and value— Coming soon
Explore new builds Ireland, new builds Dublin, new builds Cork, or about IrishBuilds.