Mortgage Rules
How much can you borrow
to buy a house in Ireland?
The Central Bank caps the loan at 4 times income for first-time buyers and 3.5 times for later buyers, with a 10% minimum deposit. Here is what that means in euro.
The rules size the loan; a free PropertyPack snapshot in about a minute shows what you would be buying.
The Limits
What are the Central Bank's mortgage limits?
Irish lenders must keep new home-buyer mortgages within two limits. Loan-to-income caps the loan at 4 times gross income for first-time buyers and 3.5 times for second and subsequent buyers. Loan-to-value caps the loan at 90% of the home's value, so you need a deposit of at least 10%. The limits have applied since 1 January 2023 (Central Bank, verified 12 October 2026).
| Gross income | First-time buyer (4x) | Later buyer (3.5x) |
|---|---|---|
| €60,000 | €240,000 | €210,000 |
| €80,000 | €320,000 | €280,000 |
| €100,000 | €400,000 | €350,000 |
| €120,000 | €480,000 | €420,000 |
These are ceilings, not offers. A lender also weighs your credit history, existing debts and living costs, so it can lend less than the multiple allows. Joint applicants add their incomes together.
Source: Central Bank of Ireland
Price vs Income
What income does a given house price need?
With the minimum 10% deposit, the loan is 90% of the price. Dividing by the income multiple gives the gross income at which the income limit stops being the constraint. This is arithmetic on the rules, not a lender's decision.
| Purchase price | Minimum deposit | Income needed (first-time) | Income needed (later buyer) |
|---|---|---|---|
| €300,000 | €30,000 | €67,500 | €77,143 |
| €350,000 | €35,000 | €78,750 | €90,000 |
| €450,000 | €45,000 | €101,250 | €115,715 |
The borrowing limit says nothing about the site. A mortgage can be approved on a home in an OPW flood zone, a High Radon Area or a mica-designated county. Those risks sit outside the loan calculation, and they are a data check away.
Exceptions
Can a lender go above the limits?
Lenders may exceed the limits on up to 15% of their lending to first-time buyers and 15% of their lending to second and subsequent buyers. It is the lender's allowance, not a borrower's right, and it is used at the lender's discretion. Note that the First Home Scheme is not available to buyers whose mortgage relies on a lending exception.
Once you know the loan, price the rest of the purchase: the full cost of buying, stamp duty, and the buying-a-house checklist.
Check the site, not just the loan. A free snapshot in about a minute.
Official data sourced from Irish government agencies
Frequently Asked Questions
Mortgage lending rules: FAQs.
How much can a first-time buyer borrow for a mortgage in Ireland?
Under the Central Bank's mortgage measures a first-time buyer can borrow up to 4 times gross (pre-tax) income. On a combined gross income of €100,000 that ceiling is €400,000. It is a ceiling set by the regulator, not an offer: the lender still assesses your credit history, outgoings and ability to repay (Central Bank, verified 12 October 2026).
How much deposit do I need to buy a house in Ireland?
The minimum deposit is 10% of the purchase price for both first-time and second and subsequent buyers, because the loan-to-value limit is 90%. On a €350,000 home that is €35,000. Stamp duty, legal fees and a survey are paid on top of the deposit.
What income multiple applies if I am not a first-time buyer?
Second and subsequent buyers are limited to 3.5 times gross income, against 4 times for first-time buyers. On €100,000 of income that is €350,000 instead of €400,000.
Can a lender approve more than the Central Bank limits?
Sometimes. The Central Bank lets a lender exceed the limits on up to 15% of its lending to first-time buyers and 15% of its lending to second and subsequent buyers. That allowance belongs to the lender, not to you: no borrower is entitled to an exception, and the First Home Scheme does not accept buyers who rely on one.
Does a mortgage approval cover the cost of the house?
No. An approval is a ceiling on the loan, and the home still has to be bought with a deposit, stamp duty (€3,500 on a €350,000 home), legal fees and registration costs on top. Our cost of buying guide itemises the lot, and a free PropertyPack snapshot shows what the property sits on before you bid.
Rules verified 12 October 2026. Sources: What are the mortgage measures; Targeted changes to the Mortgage Measures Framework. This guide is general information, not financial advice; ask a lender or regulated mortgage adviser what you can actually borrow.
