Mortgage Services
Smart mortgage planning for every stage of life
Mortgages
JC Mortgage Brokers
For over 20 years John Coleman and his team of expert mortgage advisors have been securing mortgages across the island of Ireland. From initial query to getting the keys to your new property your mortgage broker will be with you each step of the way.
The mortgage to suit you
Choosing the right mortgage is just as important as finding the right house. The product you select dictates your monthly budget and your flexibility for years to come. At JC Mortgages, we help you weigh the pros and cons of the following options:
For First Time Buyers (FTB) We can advise on interest rates, challenges, opportunities and current trends to the property market in Ireland and securing your mortgage for First-time Buyers
Buying a home for the second time is an exciting yet complex step in the property journey for many Irish homeowners. Second time buyers often have the added considerations of managing equity.
Remortgaging is simply the process of moving your mortgage from one lender to another. This could save you thousands of Euro every single year, more for leisurely activities.
Also known as “gap financing”, is a short-term loan that helps you buy a new property before you have sold your current one. Providing the cash you need immediately until your sale goes through.
Trackers are no longer available to new borrowers, but the Avant Flex offers a modern alternative. Review the features of both to help you decide if this new “tracker-style” option is the right move for you.
As your mortgage broker we will work on a mortgage comparison with the major banks & mortgage lenders nationwide to get you approved for the best mortgage amount & interest rates.
We provide advice on Irish interest rates and work with you to understand the types of mortgages available to find the best mortgage suitable to you.
Securing a mortgage from an Irish bank as a US national depends on successfully demonstrating stability in four critical areas
For Brazilian nationals, securing an Irish mortgage hinges on proving stability and longevity within the Irish system. We break it all down.
Homeownership for Indian citizens living in Ireland, while very achievable, involves a unique set of challenges. We can help find you right mortgage.
How to get a mortgage?
This is your complete guide to getting a mortgage, whether you are stepping onto the property ladder for the first time, trading up to a family home, or relocating from abroad, the mortgage landscape is defined by specific regulatory frameworks and opportunities. At JC Mortgage Brokers, we specialise in navigating these complexities, from Central Bank income multiples to cross-border credit checks, to secure your funding.
Types of Mortgages – Go To:
First Time Buyer
The First-Time Buyer segment is the most supported category in the Irish market, designed to help new entrants bridge the affordability gap.
- Strict Definition: You must have never purchased or built a property in Ireland or anywhere else in the world. Joint applications with a partner who has owned property previously will default to “Second-Time Buyer” status.
- Deposit: A minimum of 10% deposit of the property purchase price is required.
- Borrowing Limit: FTBs can borrow up to 4 times their gross annual income.
- Government Support: FTBs buying new builds may be eligible for the Help to Buy (HTB) scheme and the First Home Scheme, which are critical for bridging deposit gaps.
More on: Mortgages for First Time Buyers
Second Time Buyer
Moving home involves managing a “chain”, selling your current asset to fund the next. Recent rule changes have made this easier for traders.
- Deposit: The requirement has been reduced to 10% (previously 20%), aligning with FTBs.
- Borrowing Limit: Capped at 3.5 times gross annual income.
- Equity Usage: Most movers use “Equity” (Current Value minus Outstanding Mortgage) as their deposit.
- Porting: Some lenders allow you to “port” your existing fixed rate to the new property, protecting you from higher current market rates.
More on: Mortgages for Second Time Buyers
Remortgaging / Refinancing
Refinancing is a strategic financial move used to reduce costs or unlock capital. It typically serves three purposes:
- The Rate Switcher: Moving from a high variable rate (e.g., 4.5%) to a lower fixed rate (e.g., 3.5%) to reduce monthly bills. Many lenders offer Cashback (up to 3%) to cover legal fees.
- The Equity Releaser: “Topping up” the mortgage to release tax-free cash for home improvements, such as Green Energy retrofitting.
- The Debt Consolidator: Rolling high-interest short-term debt (car loans, credit cards) into a lower-interest mortgage facility to improve monthly cash flow.
More on: Refinancing / Remortgaging
Bridging loans
Bridging finance is a short-term “gap financing” tool, essential when property purchase and sale dates do not align.
- Trading Down: Allows you to buy your new, smaller home before selling your old one, removing the need for temporary rental accommodation.
- Renovation and Auctions: Provides rapid capital for auction purchases (28-day completion) or buying uninhabitable properties to renovate.
- Key Terms:
- Max LTV (Loan-to-Value): 70% of market value.
- Interest: Can be rolled up (paid at the end) or serviced monthly.
- Exit Strategy: The loan is repaid via the sale of the original asset or refinancing.
More on: Bridging loans
Interest rates: Tracker vs. managed Variable
The era of the Tracker Mortgage (linked directly to the ECB i.e. European Central Bank rate) has ended for new customers. The modern alternative is the Avant Flex Mortgage.
- Avant Flex: Linked to the 12-month Euribor rate rather than the ECB main rate. It resets annually, smoothing out monthly volatility.
- Fixed Rates: Offer certainty but often come with “breakage fees” if you switch early.
- Variable Rates: Offer flexibility for overpayments but expose borrowers to rate hikes.
More on: Tracker Mortgage Equivalent
Mortgage comparison table:
See how the different mortgage types in Ireland compare at a glance.
| Mortgage Type | Target Audience | Deposit / LTV Limit | Income Multiple | Key Features / Status |
|---|---|---|---|---|
| First-Time Buyer | New Market Entrants | 10% Deposit (90% LTV) | 4.0 x Gross Income | Eligible for Help-to-Buy and First Home Scheme |
| Second-Time Buyer | Home Movers | 10T Deposit (90% LTV) | 3.5 x Gross Income | Uses home equity for deposit; Can often "port" fixed rates |
| Remortgaging | Switchers / Investors | Equity Based (Max 90% LTV) | Based on Affordability | Cashback offers (up to 3%); Equity release for renovations |
| Bridging Loan | Chain Breakers / Investors | Max 70% LTV | Min €40k Income / Asset Backed | Short-term (12 - 18 months); No exit penalties; Fast approval |
| Avant Flex Mortgage (new Tracker) | Customer prefers rate transparency | 80% of less LTV | Max loans 3.5 times gross annual salary or 4 time FTB | Tracker Mortgage alternative, offering Irelan's lowest variable rate mortgage |
Mortgages for Irish citizens
- Deposit: First Time Buyer 10%, Second Time / Subsequent Buyer 10% and Buy-To-Let (Investment) 30%.
- Rent: Making sure your rent is not paid by cash and it is the same amount comes out of your bank account every month.
- Mortgage Schemes: the Help to Buy (HTB) up to €30,0000 (or 10% of property value) and The First Home Scheme (equity share) are available on new builds.
More on: Mortgages for Irish citizens
Mortgages for US citizens
- Visa: Stamp 4 is the “gold standard.” Stamp 1 (Critical Skills) is widely accepted but may require a higher deposit.
- Deposit: US citizens should prepare for a 10% deposit requirement to offset risk.
- Credit: Irish banks cannot see your FICO score. You must provide a full Credit Report from Experian, Equifax, or TransUnion.
- Tax: Be aware of FATCA compliance; US income paid to US accounts is generally not accepted for Irish repayment capacity.
More on: Mortgages for Americans
Mortgages for Brazilian citizens
- Visa Reality: Time spent on Stamp 2 (Student Visa) does not count toward mortgage eligibility. You generally need to be on Stamp 1 or Stamp 4.
- Source of Funds: Deposits transferred from Brazil must be documented with Remittance Receipts (e.g., Wise, Bank Transfer) to satisfy Anti-Money Laundering rules.
- Credit: Lenders cannot check Serasa or Boa Vista. You must build an Irish credit footprint Central Credit Register (CCR).
More on: Mortgages for Brazilians
Mortgages for Indian citizens
- Critical Skills (CSEP): Stamp 1 CSEP is highly regarded, and a 10% deposit is often expected.
- Credit Check: You must retrieve your full credit report from CIBIL (TransUnion), Experian, or CRIF High Mark.
- Gift Letters: If the deposit is gifted by parents in India, a formal “Gift Letter” confirming the funds are non-repayable is mandatory, along with proof of transfer.
More on: Mortgages for Indians
Comparison: Non-EU Nationals and Irish Mortgage
| Feature | USA Applicants | Brazilian Applicants | Indian Applicants |
|---|---|---|---|
| Foreign Credit Report | Experian / Equifax / TransUnion (Full Report Required) | Serasa / Boa Vista (Cannot be used; must build Irish credit) | CIBIL / Experian India (Full Report + PAN Card) |
| Deposit Strategy | 10% Recommended | 10% Recommended | 10% Recommended |
| Visa Requirement | Stamp 4 / Stamp 1 (Critical Skills) | Stamp 4 / Stamp 1 (Stamp 2 not eligible) | Stamp 4 / Stamp 1 (Critical Skills) |
| Key Documentation | 6 months US Bank Statements; FATCA Compliance | Remittance Receipts (Wise/Bank) for all transfers from Brazil | Gift Letter (Non-repayable) and Proof of Transfer |
Mortgage - FAQs
Generally, no. Most lenders view Stamp 1G (Graduate) as too temporary. You typically need to progress to a Stamp 1 (Work Permit) or Stamp 4 before being eligible. However, Stamp 1G (Spousal) may be accepted on a joint application if the main earner has a Stamp 4 or Critical Skills permit.
In Ireland, these terms are used interchangeably. They both refer to the process of switching your existing mortgage debt to a new lender to secure a better interest rate, release equity, or consolidate debt.
Yes. If you have not been resident in Ireland for at least 5 years, lenders will require a full credit report from your home country’s bureau (e.g., Experian in the US, CIBIL in India, Serasa in Brazil) to assess your financial history.
Yes, this is the primary purpose of a "Trade Down" bridging loan. It allows you to purchase your new home using the equity in your current home as security, meaning you can move in immediately and sell your old house afterward.
The statutory minimum for First-Time Buyers is 10%, non-EU nationals (such as American, Brazilian, or Indian citizens) should also have a 10% deposit. There is no differentiator.
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