Mortgage Calculator Ireland — Calculate Monthly Repayments & How Much You Can Borrow

Mortgage Calculator

How This Irish Mortgage Calculator Works

Enter your property price, deposit, interest rate, and term (typically 20–35 years in Ireland). The calculator uses the standard annuity formula to compute your monthly repayment, breaking each payment into principal and interest. It also applies the Central Bank of Ireland loan-to-income (LTI) cap of 3.5x gross annual income and the loan-to-value (LTV) limit — 90% for first-time buyers and 80% for movers/second-time buyers — so you see both your repayment and whether the mortgage you want is actually approvable. Because Irish mortgage rates are almost always quoted as an APRC (Annual Percentage Rate of Charge) that bundles arrangement fees and mortgage protection, the headline rate you see in adverts is usually close to your true cost. The calculator is fully static — nothing is sent to a server, and no personal information is stored.

Irish Lender Rates 2026 — AIB, Bank of Ireland, PTSB, Avant Money, ICS, EBS, Haven, Finance Ireland

The Irish mortgage market is dominated by six main lenders plus a handful of specialists. As of 2026, headline fixed rates are broadly in the 3.5–4.3% range for standard mortgages, with Green mortgages (properties with a BER of A1–B3) sitting roughly 0.20–0.35% below standard. AIB and its subsidiaries EBS and Haven typically compete on Green 4-year fixed rates in the 3.5–3.8% range. Bank of Ireland offers 3-, 5-, and 10-year fixes, with the 4-year Green product usually one of the cheapest on the market. PTSB (Permanent TSB) is aggressive on cashback — commonly 2% of the mortgage at drawdown plus 2% paid back into your current account each month — which can be worth more than a lower rate for smaller loans. Avant Money disrupted the market with long-term "One Mortgage" fixes of 15–30 years at rates around 3.9–4.3%. ICS Mortgages and Finance Ireland are non-bank lenders that price rates based on your LTV band — the lower your LTV, the sharper your rate. Always compare the APRC, not the headline rate, and model the total cost over the fixed period plus the likely variable/rollover rate afterwards.

Central Bank of Ireland Mortgage Measures — LTI, LTV, and Exemptions

The Central Bank of Ireland sets macroprudential mortgage rules that every regulated lender must follow. The loan-to-income (LTI) ceiling is 4 times gross annual income for first-time buyers and 3.5 times for second-time and subsequent buyers (the FTB ceiling was raised from 3.5x to 4x in January 2024). The loan-to-value (LTV) ceiling is 90% for both FTBs and second-time buyers on a principal home, and 70% for buy-to-let investment mortgages. Crucially, each lender is allowed to write a limited share of lending above these limits: up to 15% of FTB lending can exceed the 4x LTI cap, and up to 15% of second-time-buyer lending can exceed 3.5x LTI, while up to 10% of buy-to-let lending can exceed 70% LTV. These are known as "exemptions" or "allowances", and they are effectively rationed each calendar quarter — applying early in the year gives you a materially better chance. Stable employment, low existing debt, strong savings history, and a deposit larger than the minimum all increase your odds of qualifying.

Buy-to-Let Mortgages in Ireland — Stress Tests and Tax Treatment

A buy-to-let (BTL) mortgage in Ireland is an entirely different product to a residential mortgage. Maximum LTV is 70%, so you need a 30% deposit on any investment property. Lenders apply a rental stress test — typically rental income must cover 125–145% of the monthly interest at a notional stress rate of around 6.5–7.0%, not the rate you actually pay. Rates on BTL are 0.5–1.5% higher than equivalent residential rates, and most BTL products are on interest-only or capital-and-interest over 20–25 years. Tax treatment matters: rental income is assessable for income tax, USC, and PRSI at your marginal rate (potentially 52%). Mortgage interest on a BTL is 100% deductible against rental profits (the old restriction was fully unwound), but only the interest — capital repayments are not deductible. You can also deduct Local Property Tax, letting agent fees, maintenance, insurance, and wear-and-tear on furnishings (12.5% per year over 8 years). Registration with the Residential Tenancies Board (RTB) is mandatory and is itself deductible.

Mortgage Protection Insurance and Home Insurance — Legally Required

Under Section 126 of the Consumer Credit Act 1995, every mortgage holder in Ireland must have mortgage protection insurance — a decreasing-term life policy that repays the outstanding mortgage balance if the borrower dies during the term. The policy must be in place before drawdown. Typical annual premiums for a healthy 35-year-old non-smoker are €150–€350 per year on a €300k mortgage over 30 years; smokers and older borrowers pay more. You are NOT required to buy this policy from your mortgage lender — shopping around through a broker can save 30–50%. Exemptions apply if you are over 50, have a pre-existing condition that makes cover unaffordable, or already have equivalent life cover assigned to the mortgage. Separately, buildings insurance (home insurance covering the structure at full rebuild cost) is also a condition of every mortgage. Contents cover is optional but sensible. Budget €400–€700 per year for combined buildings and contents on a typical three-bed semi.

Stamp Duty, Solicitor, Valuation and Closing Costs

Irish stamp duty on residential property is 1% of the purchase price up to €1,000,000 and 2% on any amount above that — payable to Revenue within 44 days of the deed. First-time buyers pay the same rate (there is no FTB stamp duty exemption), but the Help to Buy scheme can return up to €30,000 in income tax to offset this and the deposit. On top of stamp duty, budget roughly €2,500–€4,000 in other closing costs on a typical first-home purchase: solicitor fees of €1,500–€2,500 plus VAT and outlays, a lender-mandated valuation report of €150–€250, an optional but strongly recommended structural survey of €400–€700, Property Registration Authority (Tailte Éireann) registration fees of roughly €400–€1,000 depending on price, and a Bank Identifier / Search fees bundle of €150–€300. None of these can be added to the mortgage — they must be paid in cash at closing. Our calculator output assumes you have these funds on top of your deposit.

Mortgage Interest Relief, Help to Buy and First Home Scheme

Three government supports currently shape the Irish market. (1) Mortgage Interest Relief was reintroduced as a temporary measure in Budget 2024 and extended through 2025: homeowners whose primary-dwelling mortgage had an outstanding balance between €80,000 and €500,000 on 31 December 2022 can claim a tax credit of 20% of the increase in interest paid year-on-year, capped at €1,250 per year. You claim it through your Revenue myAccount. (2) Help to Buy (HTB) provides a refund of income tax and DIRT paid over the previous four years, capped at €30,000 or 10% of the purchase price (whichever is lower), for first-time buyers of new-build or self-build homes up to €500,000. Second-hand homes do not qualify. (3) The First Home Scheme (FHS) is a shared-equity product where the State and participating lenders take up to a 30% equity stake in your home (20% if you also use HTB), reducing the mortgage you need. The stake is free for the first five years, then attracts a service charge. FHS is targeted at new-build principal residences below regional price caps.

Local Property Tax and Ongoing Costs of Owning

Once you own an Irish home, you pay Local Property Tax (LPT) annually to Revenue based on the self-assessed market value of the property on the valuation date (currently 1 November 2025 for 2026–2030). The base rate is roughly 0.1029% on the portion up to €1.26m and 0.25% on the portion above, but local authorities can vary the charge by ±15%. On a €400,000 home in most counties, expect an LPT bill of around €400–€500 per year. Other ongoing costs to budget for include: management fees if you buy an apartment or managed estate (€800–€2,500 per year), annual boiler service (€90–€150), chimney sweep where applicable, life and home insurance renewals, and a prudent 1% of property value per year set aside for maintenance and eventual replacement of big-ticket items (roof, boiler, windows).

Northern Ireland Mortgages Are Different — Do Not Confuse the Two

Searches for "mortgage calculator northern ireland" are a completely different jurisdiction. Northern Ireland is part of the United Kingdom, so mortgages there are denominated in pounds sterling, priced off the Bank of England base rate (not the European Central Bank), and regulated by the UK Financial Conduct Authority rather than the Central Bank of Ireland. UK affordability rules are stress-test based rather than a hard LTI cap, and stamp duty is replaced by Stamp Duty Land Tax (SDLT) with its own thresholds, first-time buyer relief up to £425,000, and a 3% additional-property surcharge. Help to Buy and the First Home Scheme do not apply in Northern Ireland. If you are buying in Belfast, Derry, or anywhere else in NI, use our UK Mortgage Calculator and UK Stamp Duty Calculator — the Republic of Ireland calculator on this page will give incorrect results.

How to Apply for a Mortgage in Ireland — 5 Steps

Step 1: Get your finances in order. Save a consistent monthly amount into a named savings account for at least 6 months, clear credit-card balances and car loans, and download your Central Credit Register report to check for errors. Step 2: Get Approval in Principle (AIP). Submit payslips, 6 months of current-account statements, P60, and savings statements to one or more lenders or to a mortgage broker. AIP is valid for 6 months and confirms the maximum loan the lender will offer. Step 3: Go sale-agreed on a property and instruct your solicitor. Step 4: Formal loan offer and valuation. The lender commissions a valuation (you pay), issues a formal loan pack, and your solicitor raises requisitions on title with the vendor. You put mortgage protection and buildings insurance in place before signing. Step 5: Drawdown and closing. Your solicitor requests the funds, completes the transfer on closing day, pays stamp duty to Revenue within 44 days, and registers your title with Tailte Éireann. Typical timeline from AIP to keys is 10–16 weeks for a second-hand home; new-builds can take considerably longer if construction is mid-phase.