🏠 Ireland Mortgage Calculator 2026
🇮🇪 Monthly repayments · LTV & LTI checks · Stamp duty · Help-to-Buy — Central Bank rules
Enter your gross income to check compliance with Central Bank of Ireland Loan-to-Income (LTI) rules.
Enter the property price and deposit above
to see your full mortgage breakdown.
Monthly Repayment Formula
- Standard annuity formula: M = P × [r(1+r)^n] ÷ [(1+r)^n − 1]
- P = loan · r = monthly rate (annual rate ÷ 12) · n = total months
LTV — Central Bank Rules 2026
- First-Time Buyers: Max LTV 90% — min 10% deposit
- Home Movers: Max LTV 80% — min 20% deposit
- Buy-to-Let: Max LTV 70% — min 30% deposit
LTI — Central Bank Rules 2026
- First-Time Buyers: Max 4.0× gross annual income
- Home Movers: Max 3.5× gross annual income
- No standard LTI applies for Buy-to-Let
Stamp Duty 2026
- 1% on the first €1,000,000 · 2% above €1,000,000
Help-to-Buy (HTB)
- First-time buyers of new builds / self-builds only
- Up to €30,000 or 10% of purchase price (lower applies)
- Property must be €500,000 or less · Apply via Revenue.ie
Other Costs Not Included
- Legal / solicitor fees: typically €1,500–€3,000+
- Valuation fee: €150–€200 · Survey: €300–€600
- Mortgage protection insurance & home insurance (required by lenders)
⚠️ Estimates only. Actual rates, approvals and costs depend on your lender and circumstances. Verify with the Central Bank of Ireland, Revenue.ie or a qualified mortgage adviser.
Buying a home in Ireland in 2026 means navigating Central Bank mortgage rules, record property prices, rising interest rates, and complex affordability checks — all at the same time. Our free Ireland Mortgage Calculator 2026 above cuts through all of that instantly: monthly or annual repayments, full amortisation schedule, LTV and LTI compliance checks, stamp duty estimate, and Help-to-Buy eligibility — in one place. This complete guide explains every rule, every number, and every strategy you need to know before you sign a mortgage.
How Irish Mortgages Work in 2026
A mortgage is a secured loan where the property you are buying acts as collateral. Irish lenders — banks, credit unions, and non-bank mortgage providers — advance you the money to purchase a property, and you repay it with interest over a term of typically 20 to 35 years.
Every Irish mortgage in 2026 involves three things working simultaneously: the principal (the amount borrowed), the interest (what the lender charges for advancing the money), and the regulatory framework set by the Central Bank of Ireland that limits how much you can borrow. Our calculator handles all three.
The two most common types of mortgage in Ireland are:
- Repayment mortgage (capital and interest): Your monthly payment covers both interest and a portion of the loan. The loan is fully repaid by the end of the term. This is what the vast majority of Irish borrowers use.
- Interest-only mortgage: Monthly payments cover only the interest. The full loan principal remains outstanding at the end of the term. Mainly used by buy-to-let investors, rarely approved for homebuyers.
With a standard repayment mortgage, your early payments are mostly interest — because interest is calculated on the outstanding balance, which is highest at the start. As you pay down the principal, the interest portion shrinks and the capital repayment portion grows. Our amortisation schedule in the calculator above shows exactly how this plays out year by year.
Central Bank Mortgage Rules 2026 — LTV & LTI Explained
The Central Bank of Ireland's mortgage measures — first introduced in 2015 and updated periodically — are the single most important rules for any Irish mortgage applicant. They set hard limits on both how much you can borrow relative to the property value (LTV) and how much you can borrow relative to your income (LTI). Our calculator checks both limits automatically.
Loan-to-Value (LTV) Rules 2026
The LTV rule limits your mortgage to a percentage of the property's value. The remainder must come from your own deposit savings.
| Buyer Type | Max LTV | Min Deposit | Example on €350,000 Home |
|---|---|---|---|
| First-Time Buyer | 90% | 10% | Min deposit: €35,000 |
| Home Mover (Second Buyer) | 80% | 20% | Min deposit: €70,000 |
| Buy-to-Let Investor | 70% | 30% | Min deposit: €105,000 |
Loan-to-Income (LTI) Rules 2026
The LTI rule caps your mortgage at a multiple of your gross annual income. For joint applications, the combined gross income of both applicants is used.
| Buyer Type | Max Loan-to-Income Multiple | Example: Combined Income €100,000 |
|---|---|---|
| First-Time Buyer | 4.0× | Max loan: €400,000 |
| Home Mover | 3.5× | Max loan: €350,000 |
| Buy-to-Let | No standard LTI | Assessed on rental yield & cover ratio |
The Central Bank allows lenders to grant up to 20% of new lending (by value) to first-time buyers above the 4.0× LTI limit, and up to 10% of new lending to home movers above the 3.5× limit. This is commonly called the "exemption" or "above-limit" lending. It is at the lender's discretion — not a right — and typically requires a strong application, stable employment, and a track record of substantial savings. Check with individual lenders about their current exemption policies.
How Both Limits Apply Together
Your maximum mortgage is the lower of the LTV limit and the LTI limit. A first-time buyer couple earning €90,000 combined buying a €360,000 home faces: LTV limit = €324,000 (90% of €360,000). LTI limit = €360,000 (4.0× €90,000). The binding constraint here is the LTV at €324,000 — they need a €36,000 deposit. Use the affordability section of our calculator to check both limits simultaneously.
Mortgage Interest Rates in Ireland 2026
Irish mortgage interest rates in 2026 remain significantly lower than the highs reached during the ECB's 2022–2023 hiking cycle, but above the near-zero levels of 2020–2021. After a series of ECB rate cuts from late 2024 into 2025, most Irish fixed rates are settling in a range that makes fixed-rate products attractive relative to variable options.
| Mortgage Type | Typical Rate Range 2026 | Notes |
|---|---|---|
| 2-Year Fixed | 3.5% – 4.3% | Short-term certainty; refinancing risk at expiry |
| 3-Year Fixed | 3.6% – 4.4% | Popular balance of stability and flexibility |
| 5-Year Fixed | 3.7% – 4.5% | Strong protection against rate increases |
| 7-Year Fixed | 3.9% – 4.6% | Longer certainty; less common in Irish market |
| 10-Year Fixed | 4.0% – 4.8% | Maximum rate certainty; less lender competition |
| Variable Rate | 4.0% – 5.5% | Moves with ECB; can be cut or raised without notice |
| Green Mortgage | 3.3% – 4.0% | BER A or B rating; discounted by most lenders |
Rates are highly lender-specific and depend on your LTV band — lower LTV ratios typically attract lower rates. Always get quotes from multiple lenders, and use a mortgage broker to access the full market. Rates above are indicative only and change frequently.
If the property you're buying (or building) has a BER (Building Energy Rating) of A or B, you may qualify for a green mortgage — typically 0.2–0.5% lower than standard rates. On a €300,000 mortgage over 30 years, a 0.3% rate reduction saves approximately €15,000–€17,000 in total interest. Always check BER status before finalising your mortgage application.
How Monthly Mortgage Repayments Are Calculated
Our Ireland Mortgage Calculator uses the standard annuity (amortisation) formula, which is how all Irish lenders calculate repayments:
M = P × [r(1+r)ⁿ] ÷ [(1+r)ⁿ − 1]
Where: P = loan amount | r = monthly interest rate (annual rate ÷ 12) | n = total number of monthly payments (years × 12)
The formula produces a fixed monthly payment that remains constant throughout the loan — but the split between interest and principal changes every single month as the outstanding balance decreases.
To understand why Irish mortgages cost so much in total interest, consider that on a 30-year loan at 4%, the monthly payment is largely interest for the first decade. By year 10, you've paid roughly 40% of the total interest but only reduced the principal by about 20%. This is why reducing your term — even by 5 years — produces dramatic interest savings.
The Impact of Term Length on Total Cost
| Loan: €280,000 at 4.0% | Monthly Payment | Total Repaid | Total Interest |
|---|---|---|---|
| 20-year term | €1,697 | €407,280 | €127,280 |
| 25-year term | €1,477 | €443,100 | €163,100 |
| 30-year term | €1,337 | €481,320 | €201,320 |
| 35-year term | €1,243 | €521,460 | €241,460 |
Choosing a 20-year term over 35 saves €114,180 in total interest on a €280,000 mortgage at 4% — at the cost of €454 more per month. Use the calculator above to find the right balance between monthly affordability and lifetime cost.
Know exactly what you'll have left after tax before committing to a repayment amount.
First-Time Buyer Mortgage Guide Ireland 2026
First-time buyers in Ireland in 2026 have access to the most favourable regulatory limits — a 90% LTV and 4.0× LTI — but still face the twin challenges of saving a 10% deposit in a market where average prices continue to rise, and meeting strict lender affordability criteria. Here is everything a first-time buyer needs to know.
Step-by-Step: Getting a First-Time Mortgage in Ireland
- Build your deposit: Minimum 10% of the purchase price. Lenders want to see consistent saving history — typically 6–12 months of regular transfers into a savings account, with no unexplained large withdrawals.
- Get mortgage approval in principle (AIP): Before bidding on a property, get AIP from at least two lenders. This shows sellers you are a serious buyer and gives you a clear borrowing ceiling.
- Check your credit report: Review your ICB (Irish Credit Bureau) and CCR (Central Credit Register) report before applying. Missed payments, credit card arrears, or multiple recent applications can reduce your chances.
- Apply for the Help-to-Buy scheme: If you're buying or building a new property priced at €500,000 or less, apply for HTB via Revenue.ie before you sign contracts.
- Appoint a solicitor: Your solicitor handles the legal process of transferring title. Get quotes — fees vary significantly.
- Get a structural survey: Never waive a survey to speed up a purchase. A professional assessment of a second-hand property can save you from costly surprises.
- Drawdown and completion: Once surveys and legal checks are complete, your lender releases funds directly to the seller's solicitor. Stamp duty is paid within 30 days of closing.
What Income Do You Need for a Mortgage in Ireland in 2026?
| Property Price | Min Deposit (10%) | Loan Needed | Min Single Income | Min Joint Income |
|---|---|---|---|---|
| €250,000 | €25,000 | €225,000 | €56,250 | €42,188 combined |
| €320,000 | €32,000 | €288,000 | €72,000 | €54,000 combined |
| €400,000 | €40,000 | €360,000 | €90,000 | €67,500 combined |
| €500,000 | €50,000 | €450,000 | €112,500 | €84,375 combined |
Income figures are based on the 4.0× LTI limit. Lenders also apply their own stress tests — typically assessing affordability at rates 2–3% above the current rate — so your actual qualifying income threshold may be higher depending on the lender.
Many Irish renters paying €1,800–€2,500 per month in rent find it extremely difficult to simultaneously save a 10% deposit. The government's Rent Tax Credit (€1,000 per year for singles, €2,000 for couples) provides some relief, but does not solve the core problem. The First Home Scheme's shared equity component can bridge a portion of the deposit gap — see below.
Help-to-Buy Scheme 2026 — Complete Rules & Eligibility
The Help-to-Buy (HTB) scheme is a tax refund from Revenue that helps first-time buyers of new-build or self-build homes fund their deposit. It was extended to 31 December 2029 under Budget 2025, making it available to qualifying buyers throughout 2026.
HTB — What You Can Claim
| Item | Detail |
|---|---|
| Maximum refund | €30,000 or 10% of the purchase price — whichever is lower |
| Property price cap | €500,000 or less |
| Property type | New builds and self-builds only — no second-hand homes |
| Buyer eligibility | First-time buyers only — all purchasers on the contract must be FTBs |
| Mortgage requirement | Must have a mortgage of at least 70% of the purchase price |
| Tax refunded | Income Tax and DIRT paid in the current and previous 4 tax years |
| How applied | Directly to the developer at drawdown, or as a deposit supplement on self-builds |
| Application route | Via Revenue.ie myAccount — before signing contracts |
HTB — What It Means in Practice
First-time buyer couple, combined income €90,000, buying a new three-bed at €400,000.
The HTB refund effectively acts as 7.5% of the deposit, meaning the couple only need to save €10,000 from their own funds to reach the 10% minimum. Without HTB they would need €40,000.
Yes, in certain circumstances. The First Home Scheme is a shared equity product where the State takes an equity stake in your home to bridge the gap between your deposit + HTB and the purchase price. Where used together, HTB is counted as part of your deposit contribution. The shared equity stake is not a loan — there are no monthly payments — but it must be repurchased when you sell, remortgage, or at the end of the 30-year term. Seek independent legal and financial advice before using both schemes together.
Real-World Ireland Mortgage Repayment Examples 2026
The following examples are based on a 4.0% interest rate over a 30-year term unless otherwise stated. Use our Ireland Mortgage Calculator above to run your own scenario instantly.
Single FTB, gross income €70,000, buying a second-hand apartment at €300,000 with a 10% deposit.
Joint FTB couple, combined income €100,000, buying new build at €420,000. HTB: €30,000 (capped). Own deposit: €12,000. Total deposit: €42,000 (10%).
Second-time buyer couple, combined income €140,000, buying at €550,000 with 20% deposit (€110,000) from equity in their first home.
See your exact stamp duty cost before you bid — residential, commercial and agricultural covered.
All the Costs of Buying a Home in Ireland 2026
Your mortgage repayment is only one part of what it costs to buy a home in Ireland. Understanding every upfront and ongoing cost is essential to avoid being caught short at closing or in the first months of ownership.
| Cost | Typical Amount | Timing |
|---|---|---|
| Deposit | 10–30% of purchase price | At contract signing |
| Stamp Duty (residential) | 1% (≤€1M) / 2% (above €1M) | Within 30 days of closing |
| Land Registry Fee | €400 – €800 | At closing |
| Solicitor / Legal Fees | €1,500 – €3,500 + 23% VAT | At closing |
| Structural Survey | €350 – €650 | Before signing contracts |
| Mortgage Valuation | €150 – €250 | Before mortgage approval |
| Mortgage Protection Insurance | €30 – €120+/month | Ongoing (mandatory) |
| Buildings Insurance | €300 – €900/year | Ongoing (mandatory) |
| Moving Costs | €500 – €3,000+ | On moving day |
| Local Property Tax (LPT) | €90 – €1,000+/year | Annual (based on value band) |
Beyond your deposit, budget an additional 2–3% of the purchase price to cover all upfront transaction costs (stamp duty, legal, survey, valuation, Land Registry). On a €350,000 home that means setting aside approximately €7,000–€10,500 in addition to your €35,000 deposit — a total cash requirement of €42,000–€45,500 before a single mortgage payment is made.
Home Movers & Buy-to-Let Mortgages Ireland 2026
Home Mover (Second and Subsequent Buyer) Rules
Once you own a home and wish to purchase another — whether trading up, trading down, or relocating — you are classified as a home mover by the Central Bank. The rules are stricter than for first-time buyers:
- Maximum LTV: 80% — you must fund at least 20% from your own resources, typically from the equity in your existing home
- Maximum LTI: 3.5× — a lower multiple than FTBs, recognising that second-time buyers are typically older with higher incomes but also higher commitments
- Many home movers require a bridging loan to fund the gap between buying their new home and selling their existing one — a temporary and expensive form of finance that should be avoided where possible by synchronising sale and purchase dates
Buy-to-Let (BTL) Mortgage Rules 2026
Buy-to-let mortgages are assessed very differently from residential mortgages:
- Maximum LTV: 70% — a minimum 30% deposit is required
- No standard LTI — BTL lenders assess affordability based on rental income cover ratios (typically the rental income must cover 125–145% of the mortgage payment at a stressed rate)
- Interest rates on BTL mortgages are typically 0.5–1.5% higher than residential rates, reflecting the higher risk
- Rental income is taxable — landlords pay income tax on net rental income. The mortgage interest deduction was restored to 100% of interest (phased: 80% in 2023, 100% from 2024) for landlords who remain in the rental market
- The Residential Tenancies Act creates significant obligations for landlords — minimum notice periods, rent pressure zone restrictions, and deposit rules all apply
Free mortgage, tax and financial calculators for the UK and USA too.
How to Reduce Your Mortgage Repayments in Ireland 2026
Whether you're planning a new mortgage or reviewing an existing one, these strategies can meaningfully reduce what you pay each month or over the lifetime of your loan.
1. Shop the Market — Don't Accept the First Offer
Irish mortgage rates vary by up to 1.5% between lenders for the same borrower profile. Using a mortgage broker gives you access to the full market, including lenders who don't advertise directly. A 0.5% rate difference on a €300,000 mortgage over 30 years saves approximately €28,000 in total interest.
2. Maximise Your Deposit to Hit a Lower LTV Band
Many Irish lenders price mortgages in LTV bands (e.g., ≤60%, ≤70%, ≤80%, ≤90%). Moving from an 88% LTV to 80% can unlock a meaningfully lower rate. If you're close to a band threshold, consider delaying your purchase to save the additional deposit needed.
3. Fix Your Rate at the Right Time
With ECB rates stabilising or potentially declining further in 2026, fixing for 3–5 years offers a balance between current rate certainty and flexibility to benefit from any future cuts. Always check break costs before fixing — some Irish lenders charge heavily for early exit from a fixed rate.
4. Make Overpayments When Possible
Most Irish mortgage contracts allow 10% overpayment per year without penalty on fixed-rate products, and unlimited overpayment on variable rates. Even modest overpayments dramatically reduce the term and total interest. An extra €200/month on a €300,000 mortgage at 4% over 30 years reduces the term by approximately 6 years and saves over €60,000 in interest.
5. Switch Your Mortgage (Refinance)
If you have been with the same lender for more than 3 years, you are almost certainly paying above the best available rate. Mortgage switching in Ireland has become significantly easier — many lenders offer cashback of €1,500–€2,000 to switchers. The CCPC (Competition and Consumer Protection Commission) provides a free mortgage comparison tool at CCPC.ie.
6. Avail of State Schemes
- Help-to-Buy: Up to €30,000 toward a new build deposit — effectively reducing the loan size and monthly payment
- First Home Scheme: Shared equity reduces loan size — lower repayments, no monthly equity payment
- Local Authority Home Loan: Fixed rate of 4.0% available to those who can't get a commercial mortgage, for properties up to €360,000 (outside Dublin/Cork) to €500,000 (in high-cost areas)
Frequently Asked Questions — Ireland Mortgage 2026
Under Central Bank rules, first-time buyers can borrow up to 4.0× their gross annual income with a maximum LTV of 90%. Home movers can borrow up to 3.5× income with an 80% LTV. The binding limit is whichever of these produces the lower loan amount. For example, a single first-time buyer earning €70,000 can borrow up to €280,000 under the LTI rule. Lenders also apply their own stress tests, so the actual maximum may be lower depending on your outgoings and credit history.
On a €300,000 repayment mortgage at 4.0% over 30 years, the monthly payment is approximately €1,432. Over 25 years the payment rises to approximately €1,584/month. Over 20 years it rises further to approximately €1,818/month. The lower the term, the higher the monthly payment — but the less total interest you pay overall. Use our Ireland Mortgage Calculator above to check your exact repayment for any loan size, rate and term.
The minimum deposit for first-time buyers in Ireland is 10% of the purchase price, set by the Central Bank's LTV rule (maximum 90% LTV). For a €350,000 home, the minimum deposit is €35,000. However, the Help-to-Buy scheme can contribute up to €30,000 (or 10% of the price, whichever is lower) toward that deposit for new builds priced at €500,000 or less, meaning the out-of-pocket deposit for a qualifying buyer on a €350,000 new build could be as low as €5,000.
The Central Bank's Loan-to-Income (LTI) rule limits first-time buyers to borrowing a maximum of 4.0× their gross annual income, and home movers to 3.5× their income. For joint applications, the combined gross income of both applicants is used. Lenders can exceed these limits for up to 20% of new FTB lending and 10% of home mover lending under the "exemption" allowance — but this is at the lender's discretion and is not guaranteed.
The Help-to-Buy scheme provides first-time buyers of new builds or self-builds priced at €500,000 or less with a refund of income tax and DIRT paid over the current and previous four tax years — up to a maximum of €30,000 or 10% of the purchase price (whichever is lower). It is applied directly to the developer at mortgage drawdown, reducing the deposit you need to fund from your own savings. Applications are made via Revenue's myAccount before contracts are signed. The scheme runs to 31 December 2029.
In 2026, most Irish lenders are offering fixed rates in a range of approximately 3.5% to 4.8% depending on the term and LTV ratio. Green mortgages for BER A or B rated properties are available at slightly lower rates, typically 3.3%–4.0%. Variable rates are generally higher, around 4.0%–5.5%. Rates change frequently and vary significantly between lenders — always compare the full market or use a mortgage broker to find the best rate for your circumstances.
Most Irish lenders offer mortgage terms of up to 35 years. The maximum term is typically linked to your age — most lenders require the mortgage to be repaid before you reach 70 years of age, meaning a 40-year-old applicant may be limited to a 30-year term. A longer term reduces monthly payments but significantly increases total interest paid over the life of the loan.
For most Irish borrowers in 2026, fixing for 3–5 years provides a sensible balance between rate certainty and flexibility. Fixed rates are currently competitive and protect against any future rate increases. Variable rates are generally higher and unpredictable. However, if you anticipate selling or remortgaging within the fixed period, check the break costs carefully before committing — Irish fixed-rate break fees can be substantial. Green mortgage discounts are an additional reason to consider fixed products if your property qualifies.
Your 2026 Irish Mortgage — Know Your Numbers Before You Bid
Getting a mortgage in Ireland in 2026 is achievable — but only if you understand the rules thoroughly before you start. The Central Bank's LTV and LTI limits define your ceiling. Your deposit and income define how close you can get to that ceiling. Interest rates define your monthly commitment for decades. And the full cost of purchase — stamp duty, legal fees, surveys, insurance — defines how much cash you need on day one beyond the deposit itself.
Our Ireland Mortgage Calculator 2026 handles all of this in one place, instantly. Run as many scenarios as you need — different property prices, deposit amounts, terms and rates — to build a clear picture of what's affordable for you before you ever speak to a lender or estate agent.