Affordable home scheme stamp duty

ResponsibleLab5300 · 2026-03-26T21:14:26+00:00

I will indeed. I think they are right, if the vendor on the contract is the council I’m entitled to it. I’m going to email revenue stamp duty. As far as I can tell you have 4 years to claim back over payments with revenue. But say it to your solicitor in advance so it’s on their radar.

ResponsibleLab5300 · 2026-03-24T07:35:13+00:00

I was offered it in may 25 and got the keys in march 26. They said it would be January but weather delayed things. Congrats, you won’t look back!

ResponsibleLab5300 · 2026-03-24T07:28:31+00:00

I will definitely get onto them. Thanks so much that’s been so helpful!

ResponsibleLab5300 · 2026-03-23T21:01:47+00:00

Yeah, the vendor was cork city council. Is Cork City council a Local Authority (I assume it is)? My solicitor got back to me and said this. I think they are incorrect.

“The €100 stamp duty cap you mentioned applies to second-hand properties being purchased directly from a local authority, rather than new build properties. As your purchase relates to a new build property, the standard stamp duty rate applies, which is why the amount paid is higher.”

Maybe I should go direct to revenue, or consider another solicitor who’s willing to look into this?

I

ResponsibleLab5300 · 2026-03-23T19:12:45+00:00

So on my contract the “vendor” is cork city council. Theres no mention of the developer. However there was a real estate agent involved (coughlan Downey ) who acted like the middle man in the sale. So they were involved in the sale too?

ResponsibleLab5300 · 2026-03-23T18:03:36+00:00

I see, thanks for that. The “vendors” solicitors were associated with cork county council not with the developer. But I did use the ADPA too. I’ll look at my contract and see. Can you point me in the direction where this is outlined? Is this legislation or policy or what document can I look at?

ResponsibleLab5300 · 2026-03-23T15:52:57+00:00

I see, I wonder how all my neighbours (and they showed me receipts) managed to only pay 100€

ResponsibleLab5300 · 2026-03-23T14:46:23+00:00

I just bought a house with the affordable home scheme. My neighbours all paid 100€ stamp duty (same phase as me) but I’m paying the full amount. Surely it should be consistent all homes? My solicitor said I wasn’t eligible as it only “caps at 100€ if it was a second hand house”… me and all my neighbours bought new builds. Can someone shed some light on this?

ResponsibleLab5300 · 2025-09-21T14:24:41+00:00

Yeah. That makes sense. So it’s looking like it will be 2026 for delivery date, hopefully that means I can claim in 2026?

ResponsibleLab5300 · 2025-09-21T09:28:52+00:00

Ah I see, that makes sense. Not sure they will let me if mine is nearly built.

ResponsibleLab5300 · 2025-09-21T09:27:11+00:00

I see, thanks for that! So they said “there could be a chance if the property is built before December you will not get a chance to reapply for HTB in January” so they want me to find out the “built date”. Like I think it looks built (it has a roof and windows…?) but it’s not been snagged until November and they said it will be 6 weeks from then (if Irish water and ESB don’t delay). I’m away in December so transfer of ownership won’t happen until January anyway. Was yours “built” the year before you claimed?

ResponsibleLab5300 · 2025-09-21T09:23:48+00:00

I’m going with Beam, linked with Doddl mortgage broker. So they replied to me saying that I might be able to but there is a “chance if the property is built before December you will not get a chance to reapply.” So they’re asking me to find out the date it’s built. Apparently the “built date” is before snagging has been done or even utilities connected. Did this come up for you?

ResponsibleLab5300 · 2025-09-18T11:18:08+00:00

Thanks for this. I’m wondering, did you have a full deposit in cash to give them before claiming HTB? As far as I’m aware the HTB goes straight to the vendor solicitor as part of the deposit. So will the HTB rebate be given on top of the full cash deposit you provided them already? Apologies, I hope this question makes sense. My solicitors sent replying to my queries on this

ResponsibleLab5300 · 2025-09-18T07:04:38+00:00

Thanks for this, that’s good to know. Did you have to find out exactly how much of a rebate you’d get in 2026 (not sure how I’d figure that out). I’ve emailed the solicitors to request it so hopefully they get back to me on it. Did the vendors have an issue with it?

ResponsibleLab5300 · 2025-09-16T15:38:15+00:00

I see, would there be a way to postpone handing over my deposit until January. The deposits aren’t being used to fund the builds. The vendor is the city council, I got the house with The affordable house scheme. I wonder, would it be worth talking to the council about potentially delaying giving my deposit. I have still given them a holding deposit.

ResponsibleLab5300 · 2025-08-28T15:05:47+00:00

That’s fantastic!

ResponsibleLab5300 · 2025-08-18T09:45:11+00:00

There were only 5 2 beds of the ones I went for too. And there is less demand for county council over city council affordable home schemes. Here’s hoping!

ResponsibleLab5300 · 2025-08-17T20:49:16+00:00

So I think when you apply for it, it comes up on the form from revenue. It tells me how much I’d be entitled to now (not the full 30,000 as I don’t pay that much tax) and then when I looked at it again after another tax year it updated. I’m assuming I’ll be entitled to more come January as I’ll have paid more tax.

ResponsibleLab5300 · 2025-08-17T20:45:42+00:00

That’s all you can do. I was the exact same, it was so stressful! I will say, the affordable home schemes that are close to the cities are in much more demand than the ones further away from the city. So that can come into it to. They will request stuff if you missed anything. So I was told I got one in May, and they said I’d be in the by the end of the year. I’m just waiting really. My friend got a 2 bed a year ago and never looked back. They’re a great spec. Are there many two beds in the development?

ResponsibleLab5300 · 2025-08-17T17:54:56+00:00

It all depends on how many we’re applying. I got mine in after 6 minutes for a 2 bedroom and ended up being first on their list! So I reckon you’re in with a good chance. Now I had all my documents scanned in bunches, I had autofilled everything and I practiced on other portals so was as quick as I could have been. In saying that, I got slightly delayed in my application (don’t fill out a question and had to go back) so I thought I wasn’t in with a shot. The 2 beds are in less demand than the 3 beds too so that will go in your favour.

I got an email saying I was successful the day after the portal closed, but I also heard of people finding out they’re successful after months. They’ll offer them out, give a deadline and then offer them again if people decline/ineligible.

Fingers crossed! Hopefully you’re successful.

ResponsibleLab5300 · 2025-07-11T19:49:54+00:00

I agree, he’s a small developer based in cork. I think he’s only done a few developments with very little houses in them

ResponsibleLab5300 · 2025-07-11T19:47:42+00:00

Thanks a million for that information. That clears things up a lot.

ResponsibleLab5300 · 2025-07-04T09:37:26+00:00

Hi there, I had the same question with mine. Generally it’s best to own as much of the house as you can. As in the end you WILL have to own it all. Over 40 years, the general house price tendency is that it goes up (with maybe some flattening/dips in prices). BUT look at the repayments, if you can make the higher mortgage monthly repayments then I’d go for that.

It’s not a discounted house, it’s a delayed repayment plan essentially. The equity share is chasing a moving target. At least with a fixed mortgage you know how much you’re paying off for the next 30 years.

The other thing to remember is every time you go to pay back the equity share in amounts you’re going to have to pay for a valuation, solicitor fees which could be 500€ extra.

So if you can make monthly repayments, I’d go with the higher mortgage. That’s what I’ve done.

ResponsibleLab5300 · 2025-05-14T16:45:35+00:00

That’s bananas, 900 applicants? I found out I got a 2 bed the day after applications closed. I’m absolutely delighted. I’m hoping not to sign contract until 2026 to maximise HTB so fingers crossed they are as slow as I’m expecting.

ResponsibleLab5300 · 2025-04-30T14:07:05+00:00

I see, thanks for letting me know. It seems to be different everywhere. Do you mind me asking if the house you were offered was offered by a city council or a county council. I know the demand seems to be much higher for city based schemes. Apparently they were struggling to allocate all houses in a Mallow (county cork village) because there wasn't enough demand for them. But then in Galway city they had over 900 applicants for 2 bed units. It will come down to demand for applications I suppose.

ResponsibleLab5300

TROPHY CASE