How Much Can a Couple on €80k Actually Borrow in Ireland?
You earn €80,000 between you. You've been saving. You're ready to buy. But how much will a bank actually lend you — and what can that money buy in today's market? Let's run the real numbers.
In This Guide
The Central Bank Rules That Set Your Limit
Before any lender looks at your payslips, two Central Bank of Ireland rules cap what you can borrow:
The Loan-to-Income (LTI) limit: First-time buyers can borrow up to 4 times their gross annual income. For a couple earning €80,000 combined, that's a maximum mortgage of €320,000.
The Loan-to-Value (LTV) limit: First-time buyers need a minimum 10% deposit. On a €355,000 property, that's €35,500.
Running the Numbers: €80k Combined Income
Here's exactly what a couple on €80,000 combined gross income looks like under the rules:
| Item | Amount |
|---|---|
| Combined gross income | €80,000 |
| Maximum mortgage (4× income) | €320,000 |
| Minimum deposit (10%) | €35,556 |
| Maximum property price | €355,556 |
So with €80k income and the minimum deposit, you're looking at a property up to roughly €355,000. In practice, most couples in this bracket target properties between €300,000 and €360,000 depending on their savings.
What About Monthly Repayments?
At current rates, a €320,000 mortgage over 30 years looks like this:
| Interest Rate | Monthly Repayment | Total Interest Paid |
|---|---|---|
| 3.50% (competitive fixed) | €1,437 | €197,200 |
| 3.90% (average fixed) | €1,508 | €222,900 |
| 4.20% (higher end) | €1,564 | €243,200 |
That's roughly €1,440–€1,565 per month depending on the rate you secure. As a rule of thumb, banks want your mortgage repayment to be no more than about 35% of your net monthly income. For a couple netting ~€4,800/month after tax, a €1,500 repayment is 31% — comfortably within range.
What €355,000 Buys You in Ireland
The harsh truth: €355,000 doesn't go as far as you'd like, especially in Dublin. Here's a reality check by area:
| Area | Median Price (2026) | What €355k Gets You |
|---|---|---|
| Dublin City | €495,000 | 1-2 bed apartment in suburbs |
| South Dublin / DLR | €530,000+ | Very limited — apartment only |
| Fingal / North Dublin | €410,000 | 2-bed apartment or small terraced |
| Kildare / Meath | €340,000–€380,000 | 3-bed semi in most towns |
| Cork City | €340,000 | 3-bed semi or terraced |
| Galway City | €330,000 | 3-bed semi or terraced |
| Limerick / Waterford | €260,000–€290,000 | 4-bed detached possible |
| Rural counties | €180,000–€250,000 | Significant choice |
If you're targeting Dublin, you'll likely need to combine your mortgage with Help to Buy and/or the First Home Scheme to reach a viable property. Outside Dublin, €355k gives you genuine options.
How to Stretch Further: HTB, FHS, and LAHL
Three government supports can dramatically increase your buying power:
1. Help to Buy (HTB) — Up to €30,000
If you're buying a new build under €500,000, HTB refunds up to €30,000 in income tax you've paid over the last 4 years. This goes directly toward your deposit. For a couple who've paid €30k+ in combined income tax over 4 years, this effectively doubles your deposit from €35k to €65k — meaning you need a smaller mortgage or can afford a higher-priced property.
2. First Home Scheme (FHS) — Up to 30% Equity
The government takes an equity share (up to 30%) of your new home, bridging the gap between your mortgage + deposit and the purchase price. For a €400,000 new build: your €320k mortgage + €40k deposit = €360k. FHS covers the remaining €40k (10%). You now afford a €400k home on an €80k income.
3. Local Authority Home Loan (LAHL) — 4× Income Government Mortgage
If you've been refused by two banks, the LAHL offers a government mortgage at rates from 3.35%. Same 4× income cap, but more flexible on credit criteria. Property price limits apply (e.g., €415,000 in Dublin, lower elsewhere).
Can You Actually Afford the Repayments?
Getting approved for €320,000 and comfortably affording €320,000 are two different things. Here's a realistic monthly budget for a couple earning €80k:
| Item | Monthly Cost |
|---|---|
| Mortgage repayment (€320k @ 3.9%) | €1,508 |
| Home insurance | €65 |
| Mortgage protection | €45 |
| Local Property Tax | €30 |
| Maintenance fund (1% of value/year) | €296 |
| Energy bills (depends on BER) | €150–€250 |
| Total housing costs | €2,094–€2,194 |
On a combined net income of ~€4,800/month, that leaves €2,600–€2,700 for everything else. That's tight but manageable — as long as you don't also have car loans, personal loans, or high childcare costs eating into that buffer.
Your Next Steps
- Run your exact numbers: Use our Affordability Calculator with your actual incomes and savings.
- Check your HTB refund: The Help to Buy Calculator shows exactly how much tax you can claim back.
- See the full cost: Don't forget stamp duty, solicitor fees, and other costs — use the Total Cost of Buying Calculator.
- Compare mortgage rates: Our Mortgage Comparison Calculator shows every lender's current rates side by side.
- Get your BER: If you've found a property, book a BER assessment at Homerating.ie to understand energy costs before you commit.