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Central Bank 4x rule and Help to Buy explained (Ireland)
Two things decide most Irish first-time buyers' budgets: the Central Bank's mortgage measures, which cap what you can borrow, and Help to Buy, which can fund part of the deposit on a new home. Here's how both work right now.
Check official sources. Figures below were checked against the official pages listed at the bottom on 14 October 2026. Budget and Finance Act changes can alter them, so confirm before relying on them.
The loan-to-income (LTI) limit: the "4x rule"
| Buyer type | Maximum borrowing | Example on €100,000 combined income |
|---|---|---|
| First-time buyer | 4 × gross income | €400,000 |
| Second / subsequent buyer | 3.5 × gross income | €350,000 |
The loan-to-value (LTV) limit: your minimum deposit
- First-time and second/subsequent buyers: minimum 10% deposit.
- Buy-to-let: minimum 30% deposit.
Exceptions (allowances)
Lenders can lend above the limits for a share of their lending: 15% of first-time buyer lending, 15% of second/subsequent buyer lending, and 10% of buy-to-let lending. Exceptions are at the lender's discretion, so don't plan around getting one. Treat it as a bonus if it happens.
Help to Buy (HTB): up to €35,000
For contracts signed (or first self-build drawdowns) from 7 October 2026 to 31 December 2029, Revenue will refund the lowest of:
- €35,000 (it was €30,000 for applications from 23 July 2020 to 6 October 2026)
- 10% of the purchase price of the new home (or approved valuation for a self-build)
- the income tax and DIRT you paid in the four years before you apply (USC and PRSI don't count)
To qualify you must be a first-time buyer, buy or self-build a new home costing €500,000 or less, take a mortgage of at least 70% of the value with a qualifying lender, live in it as your home for five years, and be tax compliant.
Putting it together
- Multiply your gross income by 4 (or 3.5) to get your borrowing ceiling.
- Divide that by 0.9 to get the highest price a 10% deposit allows.
- For a new build, check your last four years' income tax in Revenue myAccount to see how much HTB you could get.
- Add about 1% stamp duty plus legal, survey and valuation fees on top.
For a worked example and saving tips, read saving a mortgage deposit in Ireland.
Sources
- Central Bank of Ireland – what are the mortgage measures?
- Revenue – Help to Buy: how much can you claim?
- Revenue – Help to Buy: who can claim?
- Revenue – what is a qualifying property?
Figures checked 12–13 October 2026. Rules change, so always confirm with the official source.
Frequently asked questions
How much can a first-time buyer borrow in Ireland?
Up to 4 times gross income under the Central Bank's loan-to-income limit, with a minimum 10% deposit. Lenders can make limited exceptions.
How much is Help to Buy now?
Up to €35,000 for contracts signed from 7 October 2026 to 31 December 2029, limited to 10% of the price and the income tax and DIRT you paid in the previous four years.
Not financial advice. These guides are general information for budgeting and planning, not financial, tax, legal or mortgage advice. Rules change and your situation is unique. Check official sources or a qualified adviser before you act.