How much can I borrow as a first-time buyer in Ireland?
Work out your maximum mortgage, your realistic price range and your monthly repayments in about two minutes.
Under Central Bank of Ireland rules, first-time buyers can borrow up to 4 times their gross annual income and need a minimum 10% deposit.
- Reviewed by John Coleman, QFA, October 2026
- 20+ years arranging Irish mortgages
- Almost 300 five-star Google reviews
How to use the first-time buyer calculator
- Enter your gross yearly salary, and your partner’s if you’re buying together.
- Add your savings and any gift from family.
- Check the results panel. It shows your top price and your potential mortgage amounts.
Your results
Enter your income and savings to see the highest price you could buy at, and which rule sets your limit.
You could buy a home costing up to
€0
with a mortgage of €0 (0x income, 0% of the price)
What’s setting your limit
- Deposit from your savings and gifts
- €0
- Stamp duty
- €0
- Fees
- €0
- Monthly repayment at 4.00%
- €0
- If rates rose 2% (6.00%)
- €0
Warning: If you do not keep up your repayments you may lose your home.
Warning: The cost of your monthly repayments may increase.
Free consultation. Each lender treats income differently, so the bank’s answer can differ from this estimate.
Note: This calculator is for illustration only. It isn’t financial advice, a loan offer or an approval in principle. Lenders decide based on a full assessment of your income, spending and credit history.
What 4x income looks like in practice
These figures assume your deposit is big enough that income is your only limit. They leave out buying costs.
| Combined gross income | Maximum mortgage (4x) | Price if income is your limit | Deposit needed (10%) |
|---|---|---|---|
| €50,000 | €200,000 | €222,222 | €22,222 |
| €75,000 | €300,000 | €333,333 | €33,333 |
| €100,000 | €400,000 | €444,444 | €44,444 |
| €120,000 | €480,000 | €533,333 | €53,333 |
Source: Central Bank of Ireland mortgage measures. Reviewed October 2026.
Your income or your deposit: which one is holding you back?
Every first-time buyer mortgage in Ireland has to pass two tests. Most people only think about the first one.
The income test (4x)
- Your mortgage can be up to 4 times your combined gross income.
- Saving more won’t raise this ceiling. It only reduces how much you borrow.
- A pay rise, a second applicant or a cheaper home are what move it.
The deposit test (10%)
- You need at least 10% of the price from your own savings or gifts.
- Stamp duty and fees come on top. They can’t be borrowed.
- For First Time Buyers the revenue calculated and approved Help To Buy amount can be added to your deposit.
Banks can lend above 4x for a small share of first-time buyers each year. It’s at the lender’s discretion and nobody is entitled to it, so don’t set your house-hunting budget on it. If you’re close to the line, talk to us. Lenders differ in how they assess applications above the limit.
What counts as income for a first-time buyer mortgage?
- Basic salary: counted in full by every lender.
- Overtime, shift allowance and bonus: some lenders count part of it if it’s regular and you can show two years of history. Others ignore it.
- Commission: usually averaged over two years, and often only partly counted.
- Self-employed income: most lenders want two to three years of accounts and Revenue tax returns.
- Rental income or maintenance: treated case by case.
That spread between lenders is why two people on the same salary can get different answers from two banks.
Can Help to Buy count towards my deposit?
Yes, if you’re buying or building a new home. Help to Buy is a refund of income tax and DIRT you paid over the previous four years, and it goes towards your deposit.
- New builds and self-builds only. Second-hand homes don’t qualify.
- The home must cost €500,000 or less.
- You get the lowest of: the scheme maximum, 10% of the price, or the tax you actually paid.
- Your mortgage must be at least 70% of the price.
- You need to live in the home as your main residence for five years.
Budget 2027 raises the Help to Buy maximum from €30,000 to €35,000. Revenue will confirm the date it applies from. This calculator doesn’t include Help to Buy, so if you qualify, your price range could be higher.
Buying in an area with a First Home Scheme ceiling? The State shared equity scheme can bridge a gap between your mortgage and the price. See how the First Home Scheme works.
The costs on top of your deposit
- Stamp duty: 1% on homes up to €1 million. On a new build it’s charged on the price excluding VAT, so the calculator slightly overstates it.
- Solicitor’s fees: usually €2,000 to €3,000 plus VAT and outlays.
- Valuation: the lender’s valuation report, typically €150 to €200.
- Survey: optional, but we’d always recommend it on a second-hand home.
- Mortgage protection and home insurance: monthly costs that start when you draw down.
How this calculator works
- We add your gross incomes together and multiply by 4 to get your income ceiling.
- We add your savings and any gifts.
- We set aside stamp duty and your fee estimate, because those come from savings, not the mortgage.
- We find the highest price where the mortgage is no more than 4x your income and no more than 90% of the price.
- We work out monthly repayments on that mortgage at your test rate and at 2% higher, using a standard repayment formula.
Rules applied: Central Bank of Ireland mortgage measures (4x income, 10% deposit for first-time buyers). Help to Buy isn’t included. Rules last reviewed October 2026.
Your mortgage is one job. Buying a home is six.
The calculator gives you a number. Getting the keys means lining up everything else around it, usually against a closing date. JC Mortgages handles it online, in one place:
- Comparing lenders, including Avant, Bank of Ireland, ICS Mortgages, Núa Money and PTSB
- Your approval in principle, then full approval
- Mortgage protection, which most lenders need before drawdown
- Income protection and serious illness cover, if you want them
- Advice for Help to Buy and First Home Scheme applications
- Introductions to a solicitor
You’re free to arrange mortgage protection and any other insurance with any provider you choose. How we’re paid is set out on our commission page.
First-time buyer mortgage FAQs
Can I borrow more than 4 times my income?
Possibly. Central Bank rules let each lender approve a limited share of first-time buyer lending above the 4x limit. These exemptions are at the lender’s discretion and tend to go to applicants with strong savings records and low spending. Treat 4x as your planning figure.
Does my partner’s income count?
Yes. If you’re buying together, lenders add both gross incomes and apply the 4x limit to the total. You’ll both be on the mortgage and both responsible for repayments.
Can a gift from my parents count as my deposit?
Yes. The lender will want a signed gift letter confirming it’s not a loan. Most lenders still want to see your own savings or rent history over at least six months, to show you can manage the repayments. Gifts from a parent count towards your lifetime Group A tax-free threshold, so keep a record.
Is this the same as approval in principle?
No. This is an estimate based on Central Bank rules. Approval in principle comes from a lender after they’ve checked your payslips, bank statements and credit history.
I’m self-employed. Does the 4x rule still apply?
Yes, but the income it’s based on is different. Most lenders use your net profit or salary from the last two to three years of accounts, sometimes averaged. Lenders vary a lot here, which is where a broker earns their keep.
Do I need mortgage protection?
In most cases, yes. Irish law requires mortgage protection on a home loan for your main residence, with some exceptions, such as where you can’t get cover. You can buy it from any provider. It doesn’t have to come from your lender or from us.
How long can my mortgage term be?
Usually up to 35 years. Most lenders also want the mortgage repaid by around age 70, though limits vary by lender and job. A longer term lowers your monthly repayment but raises the total interest you pay.
Find out what the banks will actually offer you
- Fill in our short contact form. It takes about two minutes.
- An adviser calls you to go through your income, savings and plans.
- You get a clear view of which lenders suit you and what to do next, including your approval in principle.
More for first-time buyers
This calculator gives estimates for illustration only, based on the information you enter and Central Bank of Ireland mortgage measures as of October 2026. It isn’t financial advice, a loan offer or approval in principle. Lending is subject to lender assessment and approval. Your inputs stay in your browser and aren’t stored or sent to us.