Irish Mortgage Guide
Complete guide to mortgages in Ireland for 2026
2026 Mortgage Rules
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First-Time Buyers
Can borrow up to 4 times their gross annual income with a minimum 10% deposit.
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Second & Subsequent Buyers
Can borrow up to 3.5 times their gross annual income with a 20% deposit.
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Buy-to-Let
30% minimum deposit required for investment properties.
Required Documentation
- •6 months of bank statements
- •3-6 months of payslips
- •P60 and Employment Detail Summary
- •Proof of address and identification
- •Current account statements
- •Credit card statements
- •Savings account statements
Fixed vs. Variable Rates (2026)
Fixed Rate Mortgages
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Interest Rate Range (2026)
2.45% - 3.70% depending on term and LTV ratio
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Advantages
Payment certainty, protection from rate increases
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Disadvantages
No benefit if rates fall, potential breakage fees
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Terms Available
1, 2, 3, 5, 7, and 10-year fixed terms common in 2026
Variable Rate Mortgages
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Interest Rate Range (2026)
3.10% - 4.30% depending on LTV ratio
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Advantages
Flexibility, no breakage fees, benefit if rates fall
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Disadvantages
Payments can increase, less budget certainty
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Types Available
Standard Variable Rate, Loan-to-Value Variable Rate, Green Mortgage Variable Rate
2026 Benchmark Rates (Approximate)
| Bank | 3-Year Fixed | 5-Year Fixed | Green Mortgage |
|---|---|---|---|
| AIB | 2.65% | 2.95% | 2.45% |
| Bank of Ireland | 2.80% | 3.05% | 2.55% |
| Permanent TSB | 2.75% | 3.10% | 2.50% |
| Avant Money | 2.45% | 2.75% | 2.25% |
| Finance Ireland | 2.55% | 2.85% | 2.35% |
Rates are indicative and based on 70% LTV. Green mortgages require BER rating of B3 or better. Contact lenders directly for current rates.
Mortgage Application Process (2026)
- 1
Initial Research & Preparation
Gather all necessary documents and check your credit rating. Review current mortgage offerings from different lenders.
- 2
Mortgage Approval in Principle
Get initial approval from your chosen lender before house hunting. This typically lasts 6 months.
- 3
House Hunting & Offer
Find a property and make an offer within your approved amount.
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Full Mortgage Application
Submit complete application with property details. The bank will require updated documentation if your AIP is more than 3 months old.
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Valuation & Surveys
The bank arranges a property valuation. You should consider paying for a more detailed structural survey (€400-800).
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Loan Offer Issued
Bank issues formal loan offer if all criteria are met. This must be signed and returned within a specific timeframe.
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Legal Process & Conveyancing
Your solicitor completes legal checks and prepares for closing.
- 8
Final Approval & Drawdown
Once everything is in order, funds are transferred and the property purchase is completed.
Typical Timeline (2026)
- Approval in Principle1-2 weeks
- Full Application to Loan Offer3-6 weeks
- Legal Process4-6 weeks
- Total Process (Typical)8-16 weeks
Help to Buy Scheme (Extended to 2027)
Overview
The Help to Buy (HTB) scheme is a tax refund designed to help first-time buyers get the deposit needed to purchase a newly built home or self-build. The scheme has been formally extended through December 31, 2027.
Key Features for 2026
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Maximum Refund
Up to €30,000 or 10% of the property price, whichever is lower (Budget 2027 raises the maximum to €35,000)
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Property Value Limit
The property must cost €500,000 or less
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Mortgage Requirement
Mortgage of at least 70% of the property value required
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Tax Compliance
Applicants must be tax compliant for the previous 4 years
Eligibility
- Must be a first-time buyer
- Property must be newly built or self-built
- Must be your principal private residence for 5 years
- Builder/developer must be registered for the scheme
Scheme Extended to December 2027
Great news for first-time buyers: The Help to Buy scheme has been formally extended through December 31, 2027. This provides more certainty for those planning to purchase a new home in the coming years.
How to Apply
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Apply online through Revenue's MyAccount service or ROS
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Submit the application for HTB eligibility
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Receive an Access Code (valid for 60 days) to give to your developer or solicitor
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Claim stage – confirm details of property and developer
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Revenue processes the claim and issues the refund