Getting a Mortgage in Ireland: Complete Guide for 2026
Everything you need to know about getting a mortgage in Ireland in 2026 — eligibility rules, LTI limits, deposit requirements, mortgage types, and how a mortgage broker can help.
Getting a mortgage in Ireland is unlike anywhere else in Europe. The Central Bank of Ireland sets hard limits on how much you can borrow and how little you can put down — limits that apply to every bank, credit union, and lender in the country. Understanding these rules before you start house-hunting is the difference between a smooth application and an expensive surprise.
This guide covers everything: how much you can borrow, how much deposit you need, how the approval process works, which mortgage type suits you, and whether a mortgage broker is worth using. By the end, you’ll know exactly where you stand.
How Much Can You Borrow?
The Central Bank’s loan-to-income (LTI) rules cap how much any Irish lender can offer you, regardless of your credit history or the size of your deposit. These are macroprudential rules — not bank policy — so you can’t negotiate around them.
LTI Rules in 2026
| Buyer type | LTI limit | Notes |
|---|---|---|
| First-time buyers (FTBs) | 4x income | No value threshold — applies across full property price |
| Second and subsequent buyers | 3.5x income | Applies across full property price |
First-time buyers can borrow up to 4 times their gross annual income on the full property price. Second/subsequent buyers are capped at 3.5x income. Both limits apply across the full purchase price — there is no €500,000 threshold that reduces the FTB multiplier.
When two people apply jointly, lenders typically use combined income — though the exact formula varies between lenders.
Worked Examples
| Gross income | FTB max borrowing | SSB max borrowing |
|---|---|---|
| €50,000 | €200,000 | €175,000 |
| €70,000 | €280,000 | €245,000 |
| €100,000 | €400,000 | €350,000 |
| €60k + €40k (couple) | €400,000 | €350,000 |
A couple earning €60,000 and €40,000 — combined €100,000 — can borrow up to €400,000 as first-time buyers (4x combined income). That’s before accounting for deposit, which we’ll cover next.
Note: Lenders can exercise limited exceptions to these caps — a small percentage of their mortgage book can exceed the LTI limits. However, you can’t rely on being in that exception pool when planning your purchase.
Deposit Requirements
You need at least 10% deposit regardless of buyer type — the Central Bank sets the same minimum for both first-time buyers and those who’ve owned property before. The difference between buyer types comes from LTI caps, not LTV requirements.
LTV Rules
| Buyer type | Minimum deposit | Maximum LTV |
|---|---|---|
| First-time buyer | 10% | 90% |
| Second/subsequent buyer | 10% | 90% |
| Buy-to-let investor | 30% | 70% |
So on a €350,000 home, both a first-time buyer and a second/subsequent buyer need at least €35,000 in deposit.
Help-to-Buy Scheme
The Help-to-Buy (HTB) scheme can cover up to €30,000 (or 10% of the purchase price, whichever is lower) of your deposit — but only if you’re buying a newly built home or self-building. It’s a Revenue tax refund of income tax and DIRT paid over the previous four years.
Key HTB eligibility rules in 2026:
- Must be a first-time buyer
- Property must be newly built (not second-hand)
- Purchase price must be under €500,000
- You must take out a mortgage of at least 70% of the property value
If you’re buying new at €400,000, HTB can significantly reduce the cash you need to bring yourself. A couple with €30,000 saved who qualifies for the maximum €30,000 HTB refund effectively has €60,000 toward a deposit — enough for a €400,000 new build (at 15% deposit, with the remaining 5% covered by HTB).
The Mortgage Approval Process
Getting mortgage approval in Ireland happens in two stages: Approval in Principle (AIP) and full mortgage approval. Most buyers start with AIP before they find a property.
Approval in Principle (AIP)
AIP (sometimes called “Agreement in Principle”) is a conditional commitment from a lender stating how much they’re willing to lend you, based on your income and financial profile. It’s not binding — the lender will still need to assess the specific property — but it tells you your budget and signals to estate agents and vendors that you’re a serious buyer.
Getting AIP typically takes 5–10 working days and requires:
- 6 months of bank statements (current account)
- 6 months of savings statements
- Recent payslips (usually 3 months)
- Employment details letter (or 2 years of accounts if self-employed)
- Photo ID
- Proof of address
- Evidence of deposit funds
- Details of any existing loans, credit cards, or financial commitments
AIP is usually valid for 6–12 months, depending on the lender. If your circumstances change significantly (job change, new loan, new baby), you should update the lender.
Full Mortgage Approval
Once you have an offer accepted on a property, the lender will conduct a formal assessment that includes:
- Valuation survey — the lender sends their own valuer to assess the property independently. You pay for this (typically €150–€200).
- Legal review — your solicitor and the lender’s solicitor exchange title deeds, contracts, and searches.
- Final underwriting — the lender confirms all details match the AIP before issuing a formal Loan Offer.
From signing contracts to drawdown (the day the money transfers), typically takes 4–8 weeks, though it can stretch longer for complex properties or slow solicitors.
Mortgage Types in Ireland
Fixed-rate mortgages dominate the Irish market in 2026, with most buyers opting for 3-, 5-, or 7-year fixed terms. Here’s what’s available:
Fixed-Rate Mortgages
You lock in your interest rate for a set period — typically 2, 3, 5, 7, or 10 years. At the end of the fixed term, you revert to the lender’s standard variable rate (or can fix again).
Pros: Certainty, easier budgeting, protection from rate increases.
Cons: Early repayment charges if you break the fixed period, and you won’t benefit if rates fall.
In early 2026, fixed rates for a 5-year term range from roughly 3.3%–4.4% depending on the lender, loan-to-value ratio, and whether you qualify for a green mortgage rate.
Variable-Rate Mortgages
Your rate can go up or down at the lender’s discretion. Variable rates in 2026 typically sit between 4.0%–5.5% — above most fixed rates — so few new borrowers choose them as a primary product.
Split Mortgages
You fix part of your loan and keep the rest on variable (or a different fixed rate). This gives partial rate certainty while keeping some flexibility. Common splits are 70% fixed / 30% variable.
Green Mortgages
Green mortgages offer preferential rates on properties with a high Building Energy Rating (BER) — typically A1, A2, or A3. Most major Irish banks now offer a green rate discount of 0.1%–0.3% below their standard equivalent. If you’re buying a new build or a well-rated property, it’s worth asking specifically.
Tracker Mortgages (Legacy)
Tracker mortgages track the European Central Bank (ECB) base rate plus a fixed margin. They were withdrawn from the market after the 2008 financial crisis and are now only held by borrowers who were already on trackers. If you have one, hold onto it — they’re enormously valuable. New buyers cannot get a tracker in 2026.
Rate Comparison at a Glance
| Mortgage type | Typical rate (2026) | Flexibility |
|---|---|---|
| Fixed 3-year | 3.3%–4.0% | Low (break fees apply) |
| Fixed 5-year | 3.4%–4.4% | Low |
| Fixed 10-year | 3.8%–4.8% | Very low |
| Variable | 4.0%–5.5% | High |
| Green fixed (5yr) | 3.1%–4.1% | Low |
Rates above are indicative for April 2026. Always get a personalised quote — your LTV ratio, loan amount, and lender choice significantly affect the rate you’re offered.
Should You Use a Mortgage Broker?
A good mortgage broker can save you thousands of euro and weeks of stress. They do the market comparison and application legwork, and they’re typically paid by the lender — not by you.
What a Mortgage Broker Does
- Assesses your financial situation and identifies which lenders are most likely to approve you
- Compares rates and products across the full market (not just one bank’s offerings)
- Prepares and submits your application
- Manages the back-and-forth with lenders, valuers, and solicitors
- Advises on structuring your application to maximise borrowing
How Brokers Are Paid
Most brokers are paid a commission by the lender (typically 0.5%–1% of the loan amount). Some also charge a flat fee, usually disclosed upfront. You should always ask about their fee structure before engaging.
Crucially, brokers are regulated by the Central Bank of Ireland and must act in your best interests under the Consumer Protection Code.
When a Broker Makes Sense
- You’re self-employed or have a non-standard income (contractors, commission-heavy roles)
- You’ve been declined by one bank and want to understand why
- You want to compare the full market without making multiple applications yourself (each application creates a credit inquiry)
- You’re time-poor and want someone to manage the process
For a first-time buyer with a straightforward employment situation, going direct to your own bank is sometimes fine — but you’ll only see that bank’s products. A broker opens the full market.
Browse our mortgage broker directory to find regulated brokers serving Dublin and the rest of Ireland.
Top Tips to Strengthen Your Application
Your application is stronger than you think — if you prepare properly. Lenders are assessing risk, and you can directly influence how risky you look.
Six Months Before You Apply
- Review your credit report. Get a free report from the Central Credit Register (centralcreditregister.ie). Dispute any errors before they slow down your application.
- Clear short-term debt. Personal loans and car finance reduce how much you can borrow (lenders stress-test your ability to service existing debt). Pay them down if you can.
- Build a clean savings record. Lenders want to see 6 months of regular savings — ideally into a dedicated savings account. Consistent deposits matter more than the total amount.
- Avoid new credit applications. New credit cards, store cards, and car loans all show up on your credit file and can raise lender concerns.
- Keep your current account clean. Lenders scrutinise 6 months of statements. Regular overdraft use, gambling transactions, or irregular large cash withdrawals can trigger questions.
- Get your employment status stable. Ideally, be permanent and past any probationary period. If you’re on a fixed-term contract, be prepared to explain your renewal history.
Self-Employed Applicants
Self-employed buyers need 2 years of accounts (prepared by an accountant) plus tax clearance from Revenue. Some lenders are more flexible on this than others — another reason a broker can be valuable if you’re self-employed.
Realistic Timeline: Start to Drawdown
Here’s what the journey typically looks like:
| Stage | Typical duration |
|---|---|
| Prepare documents + get AIP | 2–6 weeks |
| House hunting with AIP | 1–6 months |
| Offer accepted → surveys + legal checks | 4–8 weeks |
| Contracts exchanged → drawdown | 2–4 weeks |
| Total (from starting to keys) | 4–12 months |
The biggest variable is the house hunt itself — Dublin’s market moves fast, and buyers are often bidding on multiple properties before securing one. Getting AIP sorted early means you can move quickly when the right property appears.
One thing that often surprises buyers: the legal process takes longer than expected. Title searches, planning queries, and solicitor communications can add weeks. Choose a solicitor with a track record in property transactions, and brief them as soon as your offer is accepted.
Putting It All Together
Getting a mortgage in Ireland in 2026 is very doable if you understand the rules upfront. To summarise:
- FTBs can borrow up to 4x income (on first €500k) with a 10% deposit
- Second-time buyers are capped at 3.5x income and need 20% deposit
- Help-to-Buy can contribute up to €30,000 toward your deposit on a new build
- Fixed rates are the dominant product — shop around because rates vary significantly between lenders
- AIP first, then house hunt — don’t fall in love with a property before knowing your budget
- A mortgage broker can open the full market and handle the process for you, usually at no direct cost
The Irish mortgage market has quirks, but it’s transparent. The rules are the same for everyone, and with the right preparation, your application can be in excellent shape.
Ready to start comparing mortgage brokers in Dublin and beyond? Browse our mortgage broker directory to find regulated, independent advisers who can help you navigate the process.
Information in this guide reflects Central Bank of Ireland macroprudential rules and market conditions as of April 2026. Always verify current rates and rules with your lender or broker before making financial decisions. Dublish is not a financial adviser.