Everything you need to know about buying your first home in Ireland — borrowing limits, government schemes, rates, and costs — explained clearly.
The Irish Government operates two key schemes to help first-time buyers get onto the property ladder. Both are available in 2026 and can be used simultaneously.
A tax rebate of up to €30,000 or 10% of the purchase price — whichever is lower — for new-build homes.
The Government and participating banks take an equity stake of up to 30% in your home to bridge the gap between your deposit/mortgage and the purchase price.
The Central Bank of Ireland sets mortgage lending rules for all regulated lenders. As a first-time buyer, the rules are slightly more generous than for subsequent buyers.
You can borrow up to 4 times your gross annual income as a first-time buyer. For a couple, this is based on combined income.
| Gross Income | Max Mortgage (4× LTI) | With HTB (€30k) |
|---|---|---|
| €50,000 (single) | €200,000 | €230,000 |
| €70,000 (single) | €280,000 | €310,000 |
| €80,000 (couple) | €320,000 | €350,000 |
| €100,000 (couple) | €400,000 | €430,000 |
| €120,000 (couple) | €480,000 | €510,000 |
First-time buyers can borrow up to 90% of the property's value, meaning you need a minimum 10% deposit. For a property costing €390,000, that is a deposit of €39,000.
Most lenders offer their standard fixed and variable rate products to first-time buyers. A few lenders offer specific FTB products or allow higher LTVs. Here are the most competitive options as of April 2026:
As a first-time buyer, you have two routes: apply directly with a lender (AIB, Bank of Ireland, PTSB, EBS), or use a mortgage broker who can access broker-only lenders like Avant Money, Haven, ICS, and Finance Ireland.
Broker-only lenders are often significantly cheaper. A regulated mortgage broker is free to use — they are paid by the lender — and can compare across all lenders on your behalf. It is almost always worth getting a broker opinion alongside any direct application.
Beyond your deposit, first-time buyers should budget for several additional costs. Here is a typical breakdown for a €390,000 property:
Stamp duty applies to residential property in Ireland at the following rates:
For a €390,000 property, stamp duty is €3,900. Note that stamp duty is payable on the full market value, not the amount you borrow.
| Deposit (10% minimum) | €39,000 |
| Stamp Duty (1%) | €3,900 |
| Solicitor / Legal fees | ~€2,500 |
| Valuation report | ~€185 |
| Surveyor / snag list (new build) | ~€350 |
| Life assurance | ~€500–€800/yr |
| Home insurance | ~€400–€600/yr |
| Total upfront (approx.) | ~€46,500 |
Use our repayment calculator to get a sense of your monthly repayments at different loan amounts. Then check the LTI table above to see your maximum mortgage based on income.
Register with Revenue and apply for HTB online at revenue.ie. You will receive an HTB code valid for 5 years which you provide to your developer or solicitor at purchase.
Apply for Approval in Principle with one or more lenders. This is a written indication of how much they will lend you. It typically requires payslips, P60, bank statements (6 months), and proof of deposit. An AIP is usually valid for 6–12 months.
With AIP in hand you are in a strong position to bid on properties. Estate agents take AIP holders more seriously than those without mortgage approval. New-build developers often require it to reserve a home.
Once you have an accepted offer, you make a full mortgage application. The lender will commission a valuation of the property and underwrite your full application. This typically takes 2–4 weeks.
Your solicitor handles the conveyancing — title checks, contracts, and the legal transfer. You will need life assurance and home insurance in place before drawdown. The process from sale agreed to keys typically takes 8–12 weeks for second-hand, longer for new builds.
Funds are drawn down on closing day, the balance is paid to the vendor, and you receive the keys. Your first mortgage repayment typically begins 30 days after drawdown.