Mortgage Rates Ireland - How Much Can You Borrow
Current mortgage rates in Ireland for 2026, Central Bank lending rules, how much you can borrow, and a step-by-step guide to getting approved.
Buying a home in Ireland requires careful planning, especially when navigating Central Bank lending limits and fluctuating mortgage rates. Whether you are a first-time buyer or moving home, this guide covers the key numbers and rules you need to know in 2026.
Current Mortgage Rates in Ireland (2026)
| Lender | Fixed 3-Year | Fixed 5-Year | Variable |
|---|---|---|---|
| AIB | 3.75% | 3.65% | 4.15% |
| Bank of Ireland | 3.80% | 3.70% | 4.20% |
| Permanent TSB | 3.90% | 3.80% | 4.30% |
| Avant Money | 3.60% | 3.50% | N/A |
| ICS Mortgages | 3.65% | 3.55% | N/A |
Rates are indicative and subject to change. Always confirm with the lender directly.
Central Bank Lending Rules
The Central Bank of Ireland sets macroprudential rules that cap how much you can borrow:
Loan-to-Income (LTI) Limit
- First-time buyers: Maximum 4 times gross annual income
- Second and subsequent buyers: Maximum 3.5 times gross annual income
Example: A couple with a combined gross income of EUR 90,000 as first-time buyers can borrow up to EUR 360,000.
Loan-to-Value (LTV) Limit
- First-time buyers: Up to 90% LTV (minimum 10% deposit)
- Second and subsequent buyers: Up to 80% LTV (minimum 20% deposit)
- Buy-to-let: Up to 70% LTV (minimum 30% deposit)
How Much Can You Actually Borrow?
Your borrowing capacity depends on your income, existing debts, and monthly expenditure. Here are realistic examples for different income levels:
| Gross Annual Income | Max Mortgage (FTB, 4x) | Property Price (10% deposit) |
|---|---|---|
| EUR 50,000 | EUR 200,000 | EUR 222,222 |
| EUR 70,000 | EUR 280,000 | EUR 311,111 |
| EUR 90,000 | EUR 360,000 | EUR 400,000 |
| EUR 120,000 | EUR 480,000 | EUR 533,333 |
LTI Exceptions
Lenders can grant exceptions to the LTI limit for up to 15% of their annual mortgage lending (by value) for first-time buyers and 15% for second and subsequent buyers. Getting an exception typically requires a strong financial profile: stable employment, no other debts, and a clean credit record with the Central Credit Register.
Total Cost of Buying a Home in Ireland
Beyond the deposit, budget for these costs:
- Stamp duty: 1% on properties up to EUR 1 million, 2% on the excess
- Legal fees: EUR 2,000 to EUR 4,000
- Valuation fee: EUR 150 to EUR 300
- Surveyor report: EUR 300 to EUR 500
- Mortgage protection insurance: Required by most lenders
- Home insurance: Required before drawdown
First-Time Buyer Supports
- Help to Buy (HTB) scheme: Tax refund of up to EUR 30,000 (or 10% of purchase price) for new-build homes valued up to EUR 500,000.
- First Home scheme: The State takes an equity stake (up to 30%) in your home to bridge the gap between your mortgage and the purchase price.
- Local Authority Affordable Purchase scheme: Discounted homes in participating councils.
Tips for Getting Mortgage Approved
- Clean up your bank statements — lenders review 6 months of statements for spending habits. Avoid gambling transactions and excessive discretionary spending.
- Clear outstanding debts — personal loans, car loans, and credit card balances reduce your borrowing capacity.
- Demonstrate savings capacity — regular monthly savings of the approximate mortgage amount for 6+ months strengthens your application.
- Get your Central Credit Register report — check for errors before applying.
- Use a mortgage broker — brokers can access rates across all lenders and handle the paperwork.
Calculate your monthly repayments with our Ireland Mortgage Calculator.