How Much Can I Afford? The Complete First-Time Buyer Calculator Guide for Ireland 2026
On a €70,000 salary, you can borrow roughly €280,000. Add a 10% deposit plus your Help to Buy refund, and you’re looking at a property around €340,000. But the true cost of buying is €15,000–25,000 more than the price tag. Here’s how to figure it all out.
In This Guide
- The Central Bank Rules: How Much Can You Borrow?
- The Deposit: How Much Do You Actually Need?
- Help to Buy: Getting Up to €30,000 Back
- The First Home Scheme: Stacking Your Supports
- The Hidden Costs Nobody Tells You About
- Monthly Repayments: What to Expect in 2026
- Why BER Ratings Matter More Than You Think
- Your 10-Step Buying Roadmap
- Frequently Asked Questions
1. The Central Bank Rules: How Much Can You Borrow?
The Central Bank of Ireland sets two key limits that determine your maximum mortgage:
Loan-to-Income (LTI): 4 Times Your Income
As a first-time buyer, you can borrow up to 4 times your gross annual income. If you’re buying with a partner, you combine both incomes.
| Combined Income | Max Mortgage (4×) | With 10% Deposit | Max Property Price |
|---|---|---|---|
| €50,000 | €200,000 | €22,222 | €222,222 |
| €70,000 | €280,000 | €31,111 | €311,111 |
| €80,000 | €320,000 | €35,556 | €355,556 |
| €100,000 | €400,000 | €44,444 | €444,444 |
| €120,000 | €480,000 | €53,333 | €533,333 |
Loan-to-Value (LTV): 90% Maximum
You must provide at least a 10% deposit. This means on a €350,000 property, you need at least €35,000 in savings (before Help to Buy).
2. The Deposit: How Much Do You Actually Need?
The 10% deposit rule sounds straightforward, but in practice, the amount you need from your own savings can be much lower thanks to government supports.
Here’s a realistic example for a €380,000 new build:
| Item | Amount |
|---|---|
| 10% deposit required | €38,000 |
| Less: Help to Buy refund | -€30,000 |
| Cash needed from savings | €8,000 |
| Plus: solicitor, survey, insurance etc. | ~€7,000 |
| Total cash needed | ~€15,000 |
That’s a very different number from €38,000. This is why understanding the full picture matters, and why our Affordability Calculator shows you the true cash needed, not just the headline deposit.
3. Help to Buy: Getting Up to €30,000 Back
The Help to Buy (HTB) scheme is the single most valuable support for first-time buyers in Ireland. It provides a tax refund of up to €30,000 towards your deposit on a new home.
You qualify if you’re a first-time buyer purchasing a new build or self-build priced at €500,000 or less, with a mortgage of at least 70% of the purchase price. The refund is the lesser of €30,000, 10% of the purchase price, or the income tax and DIRT you paid over the last 4 years.
The scheme has been extended to 2029, giving you plenty of time to plan.
4. The First Home Scheme: Stacking Your Supports
The First Home Scheme (FHS) can bridge the gap between your mortgage, deposit, and the property price. The State and participating banks take an equity stake of up to 30% in your home (reduced to 20% if you’re also using Help to Buy).
Can you combine HTB and FHS? Yes. On a €400,000 home, you could potentially access:
- HTB refund: €30,000
- FHS equity (20%): €80,000
- Your mortgage: €280,000
- Your deposit: €10,000
- Total: €400,000
This means a couple earning €70,000 combined, who can only borrow €280,000, could potentially buy a €400,000 home with just €10,000 in savings. The FHS is a powerful tool that many FTBs don’t know about.
5. The Hidden Costs Nobody Tells You About
The deposit is just the start. Here are all the additional costs first-time buyers face:
| Cost | Amount | Notes |
|---|---|---|
| Solicitor fees | €3,000–€5,000 | Including VAT and disbursements |
| Stamp duty | €0 (FTB new build) | 1% for second-hand homes |
| Valuation fee | €150–€185 | Arranged by your lender |
| Snagging report (new build) | €300–€500 | Professional inspection recommended |
| Structural survey (2nd hand) | €400–€600 | Essential for second-hand homes |
| Land Registry | €600–€800 | Registration of ownership |
| Life insurance | €30–€80/month | Required by all lenders |
| Home insurance | €400–€800/year | Required before drawdown |
| Moving costs | €500–€1,500 | Removals company |
| Furniture & setup | €3,000–€10,000 | New builds may need more |
6. Monthly Repayments: What to Expect in 2026
With average mortgage rates around 3.5–3.7% in early 2026, here’s what monthly repayments look like on a 30-year mortgage:
| Mortgage Amount | 3.5% Rate | 4.0% Rate | 4.5% Rate |
|---|---|---|---|
| €250,000 | €1,123/mo | €1,194/mo | €1,267/mo |
| €300,000 | €1,347/mo | €1,432/mo | €1,520/mo |
| €350,000 | €1,572/mo | €1,671/mo | €1,774/mo |
| €400,000 | €1,796/mo | €1,910/mo | €2,027/mo |
7. Why BER Ratings Matter More Than You Think
Research consistently shows that homes with higher BER ratings command a 5–10% price premium at resale. But the day-to-day impact is even more significant: a BER A-rated home costs roughly €400–€800 per year to heat, while a BER D-rated home costs €2,000–€2,800.
That’s a difference of up to €2,000 per year — or €167/month on top of your mortgage. Our BER Cost Estimator shows exactly what each rating will cost you. And if you need a BER assessment on a property you’re considering, Homerating.ie can help.
8. Your 10-Step Buying Roadmap
- Check your credit — request your record from the Central Credit Register
- Use our calculator — get your personalised affordability breakdown
- Get Approval in Principle — apply to 2–3 lenders via a broker
- Apply for Help to Buy — register on Revenue.ie (myAccount)
- Start viewing — use our property viewing guide
- Make an offer — with proof of AIP and deposit funds
- Hire a solicitor — budget €2,500–€4,500 for legal fees (see our total cost breakdown)
- Book a survey/snag — non-negotiable
- Formal mortgage application — submit all documentation
- Close and collect keys — typically 8–14 weeks from sale agreed
9. Frequently Asked Questions
How much can a first-time buyer borrow in Ireland in 2026?
Up to 4 times your gross annual income under Central Bank rules. Joint applicants combine incomes. Some lenders offer exceptions up to 4.75 times for strong applicants.
How much deposit do I need as a first-time buyer?
Minimum 10% of the purchase price. On a €350,000 home, that’s €35,000. Help to Buy can provide up to €30,000 of this for new builds, meaning you may only need €5,000 from savings.
Can I combine Help to Buy with the First Home Scheme?
Yes. When combined, the maximum FHS equity stake reduces from 30% to 20%. But the HTB refund itself is not affected. Together, they can cover a significant portion of the purchase price.
What is the Help to Buy refund in 2026?
Up to €30,000 or 10% of the purchase price (whichever is lower). It’s a refund of income tax and DIRT paid over the previous 4 years. The scheme has been extended to 2029.
Do I pay stamp duty as a first-time buyer?
First-time buyers purchasing a new build are exempt from stamp duty. For second-hand homes, stamp duty is 1% of the purchase price (2% above €1 million).
What are the current mortgage rates in Ireland?
As of early 2026, typical fixed rates range from 3.0% to 4.5%, with most competitive 3–5 year fixed rates around 3.2–3.7%. Green mortgage rates (for BER A/B homes) are typically 0.1–0.3% lower.
Get the budget model, checklists, and negotiation scripts — everything to buy with confidence.