Compare first time buyer mortgages in Ireland
Find Ireland’s best first time buyer mortgages and what you need to know about first time buyer grants, saving for a deposit and how much you can borrow.
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Latest House price data
Ireland’s average house price in the 12 months to January 2024 was €330,000.
The Residential Property Price Index (RPPI) shows house prices have increased by 5.4% over the last 12 months. House prices in Dublin increased by 4.5%; elsewhere in Ireland prices rose by 6.1%.
The cheapest place to buy a house is Leitrim, with a median price of €165,000, while the most expensive place is Dún Laoghaire-Rathdown at €620,000.
What is a first-time buyer mortgage?
A first-time buyer mortgage is not a specific type of mortgage, although lenders may target some mortgage products at first-time buyers.
First-time buyers have access to the same mortgage deals as any other buyer, but they’re subject to specific affordability rules and can join help to buy schemes designed for first time buyers.
Who qualifies as a first time buyer?
You’ll qualify as a first time buyer if you:
What is a fresh start applicant?
A ‘fresh start’ applicant is a borrower who is divorced or separated or has undergone bankruptcy or insolvency, and no longer has an interest in their previous property.
Fresh start status means lenders could consider you a first time buyer despite previous ownership. This means you could borrow up to 4 times your gross income and qualify for help to buy schemes.
Are you a first time buyer if your partner has owned a home before?
No, if you apply for a joint mortgage with someone who has already owned a home you are not a first time buyer.
The Central Bank of Ireland states “Where the borrower under a housing loan is more than one person and one or more of those persons has previously been advanced a housing loan, none of those persons is a first-time buyer.”
Getting on the property ladder
Starting on your mortgage journey is exciting, but there are rules first time buyers need to know before the search begins.
To get a mortgage loan in Ireland, you’ll need a deposit and there are limits on how much you can borrow based on your income and the value of your chosen property.
Here’s some terms you’ll come across:
- The mortgage deposit: The amount you pay upfront
- Loan to Income (LTI): The amount you can borrow based on your annual income
- Loan to Value (LTV): The amount you can borrow based on your deposit and purchase price
You can learn more about how LTI and LTV work by reading our guide on how much you can borrow there’s also a handy calculator to help you estimate the most you might be able to borrow.
What do you need to get a mortgage?
It depends on the mortgage provider’s lending criteria, but here’s what you’ll usually need:
- A good credit history
- The minimum deposit
- Stable employment or regular income*
- Affordable outgoings
*If you’re self employed, you’ll have to prove your income differently.
Saving for a mortgage deposit
A deposit is the money you pay upfront when buying a property.
The greater your deposit, the lower your loan to value (LTV) will be. To maximise your chance of mortgage approval, save as much as possible before applying.
The best mortgage rates are available to borrowers with a sizeable deposit and a low LTV because they are deemed less of a risk.
How much deposit do first time buyers need?
You’ll need at least 10% of the purchase price of the property, which means your LTV will be 90%.
For example, if you’re buying a property worth €200,000, you’ll need a minimum mortgage deposit of €20,000.
How much can you borrow?
Before you start looking for your first home, you’ll need to determine how much you can afford.
First time buyers in Ireland can borrow up to four times their annual salary. If you’re buying a home with someone else, the loan to income (LTI) is based on your combined income.
The amount you could borrow depends on several factors, including:
- Your income or combined income
- The value of the property
- Your financial commitments
- Your credit history
- Your age or borrowing term
Our guide How much can you borrow with a mortgage? explains more and includes a calculator to help you work out how much you could borrow based on your circumstances.
Use a mortgage calculator to work out what monthly repayments you can afford based on your income and outgoings.
Each lender may have different lending criteria, but they all have to adhere to mortgage measures set by the Central Bank of Ireland.
Are there exceptions to the Central Bank’s lending rules?
The Central Bank allows lenders to make some exceptions to the rules on lending limits. These are called mortgage exemptions.
Every year, lenders are allowed to offer 15% of first time buyers a mortgage above the income limit or reduce the deposit requirement.
With a mortgage exemption, a first time buyer can borrow up to 4.5 times their income.
Choosing the right type of mortgage
Most mortgages in Ireland are offered with fixed rates or variable rates.
Before applying for your mortgage, talk to a mortgage broker to decide which works best for you. They’ll be able to review your specific circumstances and recommend some suitable options.
- Fixed rate mortgages: The interest rate remains the same for the duration of your mortgage deal. This means your monthly mortgage payments will stay the same, making it easier to budget each month.
- Variable rate mortgages: The interest rate changes depending on the European Central Bank (ECB) interest rates. This means the cheapest variable rates, could at times, be lower than fixed rates but will fluctuate according to the market rates.
Our Complete Guide to Mortgages explains the types of mortgages in more detail, including cashback mortgages and green mortgages.
Tips for getting your first mortgage
Many lenders offer first time buyer mortgages designed specifically for borrowers purchasing a first home.
A good place to start your mortgage search is on a comparison website which lists Irish lenders and allows you to filter your results.
Take time to compare lenders and rates and always compare the APRC (Annual Percentage Rate of Charge) because this shows the overall cost of the mortgage.
Your mortgage payments will take a large chunk of your income each month, so it pays to shop around for the lowest interest rate.
A mortgage broker can help you find the cheapest mortgage deals and the best home loan for your individual circumstances.
Before you compare mortgage lenders, you’ll need to know:
- How much deposit you can put down
- How much you want to borrow (the mortgage amount)
- How long you need to borrow for (the term)
- The type of mortgage you want
Don’t forget to factor in any product charges and legal fees. It’s worth considering cashback mortgages, but weigh up the potentially higher interest rate.
To increase your chance of a successful Approval in Principle (AIP), find out the mortgage company’s lending criteria before applying to them.
Help for first time buyers in Ireland
There are several schemes that help first time buyers purchase their first home.
Help to Buy Scheme
The Help to Buy scheme started in 2017 to help first-time buyers buy newly built homes and self builds. Borrowers can claim a tax rebate of up to €30,000 or 10% of the value of the property. If you qualify, you can claim a refund of income tax and deposit interest retention tax (DIRT). Find out more at Revenue.ie.
First Home Scheme (FHS)
A government-backed scheme to help first-time buyers get on the property ladder. The FHS aims to make house purchases more affordable by supporting homebuyers with the cost of up to 30% of a new home. It’s available for eligible borrowers who are buying newly built homes and has recently been extended to self-builds in rural Ireland.
Local Authority Home Loan
This is a Government backed mortgage for first time buyers or other eligible applicants through local authorities. All types of homes qualify, including those in the Tenant Purchase Scheme and Affordable Housing Scheme. You can borrow up to 90% of the market value of the property. Find out more at Local Authority Home Loan.
Local Authority Affordable Purchase Scheme
With this scheme, the local authority takes a percentage share in your home to covers the reduction in price. New, affordable homes under this scheme are located in areas with the greatest housing need. To qualify, your gross income must be below 85.5% of the market value of the home. Find out more on the LDA.ie website.
Popular questions
What is an Approval In Principle?
An approval in principle, is a letter from a lender showing the amount they could lend you based on some initial checks. It’s free to get an AIP, and usually valid for six months. Our guide, How to get a mortgage Approval in Principle in Ireland explains the process more fully.
What is the Indicative APRC (Annual Percentage Rate of Charge)?
Mortgage lenders are required to quote the Annual Percentage Rate of Charge (APRC) when advertising a borrowing rate.
The APRC shows you the total cost of a mortgage, including fees, over the entire period of the loan. Its purpose is to help you compare the true cost of borrowing.
For example, a 2 year fixed rate mortgage with an introductory rate of 1.99% and a booking fee of €999 that reverts to the lender’s standard variable rate (SVR) of 4.19% for the next 23 years ends up with an APRC of 3.7%.
The rate is indicative because it’s based on a typical mortgage of €100,000 over a 20 year term.