🔑 House Affordability
What house can I actually afford?
Two hard limits decide what you can buy in Ireland: how many times your income a lender may advance, and how much of the price the mortgage may cover. This applies both, adds the upfront costs nobody budgets for, and tells you which limit is the one holding you back.
Figures reviewed September 2026. Free, no signup, nothing stored on our servers.
What this means
The Central Bank’s mortgage measures cap borrowing at four times gross income for first-time buyers and three and a half times for everyone else, with a loan-to-value ceiling of 90% in both cases. Lenders may exceed these for a limited share of their lending each year, so an individual case can go higher — but not as a matter of course.
Knowing which limit binds you is the whole point. If income is the constraint, saving more deposit will not raise the price you can pay; you need more income or less existing debt. If deposit is the constraint, another few months of saving moves the figure directly.
The upfront costs are where purchases fall over. Stamp duty, solicitor, survey, valuation, searches and registration all have to be paid in cash on top of the deposit, and none of them can be added to the mortgage. On a typical Irish purchase they come to several thousand euro.
What affects the result
- Whether you are a first-time buyer. The difference between 4× and 3.5× income is substantial.
- Existing monthly repayments, which lenders treat as income already committed.
- Whether the income is guaranteed. Bonuses, commission and overtime are usually discounted or ignored.
- Dependants, because lenders assess living costs per person and that can bind before the income multiple does.
- Your proven savings record — lenders want evidence you can meet the repayment, not just the deposit.
- Help-To-Buy, which can supply a large part of the deposit on a new build.
What house can I actually afford?
What to do before applying
Clear short-term debt, because it reduces borrowing capacity by far more than the balance suggests. Build a savings record that matches the repayment you are asking for — lenders look for evidence, not intention. And check Help-To-Buy if a new build is on the table, since it can supply a large part of the deposit.
The costs after the keys
The buying costs calculator itemises everything due at closing. After that, mortgage protection insurance and home insurance are both conditions of the loan, and local property tax arrives annually. If you are weighing the whole decision rather than the mortgage, the buy vs rent comparison costs both paths over the years you plan to stay.
Important assumptions
Every figure on this page rests on these. Where one does not match your situation, the answer moves — sometimes a great deal.
- Central Bank of Ireland mortgage measures: 4× income for first-time buyers, 3.5× for second and subsequent buyers, and a 90% loan-to-value ceiling. Lender allowances above these are not modelled.
- Existing monthly repayments are capitalised at the same rate and term to estimate the reduction in borrowing capacity. Lenders use their own methods and may be stricter.
- Upfront costs assume typical Irish professional fees: solicitor €2,000, survey €600, valuation €200, searches €150, registration €600. These vary and are worth quoting.
- Stamp duty at the residential rates in force since October 2024 — 1% up to €1m, 2% to €1.5m, 6% above. There is no first-time buyer exemption.
- The repayment-to-income percentage uses a rough estimate of net pay. Use the take-home pay calculator for your actual figure.
Official sources
Where this tool applies a published rule, this is where the rule comes from. Check the source before acting on anything that matters.
- Central Bank of Ireland — mortgage measures
The statutory loan-to-income and loan-to-value limits applied by this calculator, and how lender allowances work.
- Revenue — stamp duty on residential property
The current stamp duty rates and bands, which apply equally to first-time buyers.
- CCPC — mortgage comparison
Independent comparison of rates actually being offered by Irish lenders.
Common questions
How much can I borrow for a mortgage in Ireland?
The Central Bank caps it at four times gross income for first-time buyers and three and a half times for second and subsequent buyers. Lenders can exceed this for a limited proportion of their lending, but you should plan on the standard limit unless a lender has told you otherwise in writing.
How big a deposit do I need?
At least 10% of the purchase price for almost all buyers, because the loan-to-value ceiling is 90%. On top of that you need cash for stamp duty and professional fees, which cannot be borrowed as part of the mortgage.
Does Help-To-Buy count towards the deposit?
Yes, for a new build. The Help-To-Buy refund can form part of the deposit, which is why it is often the difference between qualifying and not. It does not apply to second-hand homes.
Will a car loan reduce what I can borrow?
Yes, and usually by more than people expect. A €350 monthly repayment can reduce borrowing capacity by tens of thousands of euro, because the lender treats that income as already committed for the full term.
Do first-time buyers pay stamp duty in Ireland?
Yes. Residential stamp duty is 1% on the first €1m regardless of buyer type — there is no first-time buyer exemption. The relief that does exist for first-time buyers is Help-To-Buy, which is a refund of income tax and DIRT already paid.
What to check next
What will the repayments be?
Repayments, total interest and how Irish lender rates compare.
Mortgage CalculatorWhat does buying actually cost on top?
Stamp duty, solicitor, survey, valuation and the rest, added up before you commit.
House Buying CostsHow much can I claim back from Revenue?
First-time buyer refund of income tax and DIRT on a new build, up to the cap.
Help-To-BuyNewAm I better off buying or renting?
Both paths costed over the years you plan to stay, with every assumption on screen.
Buy vs RentNext steps across CheckIreland
Picked for what you just worked out — not a list of everything we make.
- The cash you also needStamp duty, solicitor, survey and registration land at closing and none can be added to the mortgage.
- Up to €30,000 towards the depositFirst-time buyers of a new build can claim back income tax and DIRT already paid.
- Should you buy at all?Under about five years, the upfront costs rarely get recovered. Worth testing before committing.
CheckIreland is independent and is not affiliated with the Irish Government or any public body. This tool is general information built on published rules and typical costs — it is not financial, tax or legal advice, and it does not account for your individual circumstances. Confirm anything that matters with the relevant body or a qualified adviser before acting on it.