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- Saving a mortgage deposit in Ireland (Help to Buy and Central Bank rules)
Saving a mortgage deposit in Ireland (Help to Buy and Central Bank rules)
How much you can borrow in Ireland is capped by the Central Bank's mortgage measures. How much you need to save depends on those caps, Help to Buy, and the buying costs people forget.
The Central Bank rules
- Loan-to-income: first-time buyers can usually borrow up to 4× gross income (3.5× for second and subsequent buyers).
- Loan-to-value: up to 90% of the price, so you need at least a 10% deposit.
- Lenders can make a limited number of exceptions, so ask.
Help to Buy
Help to Buy refunds income tax and DIRT you paid over the previous four years, for first-time buyers of a new or self-built home. The refund is the lowest of:
- €35,000 (raised from €30,000 for applications from 7 October 2026 in Budget 2027, subject to the Finance Act, and extended to the end of 2029)
- 10% of the purchase price
- the tax you paid in the previous four years
The home must cost €500,000 or less, and the mortgage must be at least 70% of the value.
Stamp duty and other costs
Residential stamp duty is 1% up to €1 million. Also budget for solicitor fees, a survey, valuation and mortgage protection.
Worked example: a couple earning €90,000 between them
| Max mortgage (4 × €90,000) | €360,000 |
| Price if that is 90% LTV | €400,000 |
| 10% deposit needed | €40,000 |
| Help to Buy (new build, enough tax paid) | up to €35,000 |
| Stamp duty at 1% | €4,000 |
Help to Buy can count towards the deposit, so here your own savings would need to cover the remaining €5,000 plus stamp duty and fees. For a second-hand home, Help to Buy doesn't apply, and you would need the full €40,000 plus costs.
Make the saving automatic
Work out the gap, divide it by the months to your target date, and set up a standing order on payday. Lenders also look at your savings record and rent history.
Sources
Figures checked 12–13 October 2026. Rules change, so always confirm with the official source.
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.