In short: In 2026 a first-time buyer in Ireland can typically borrow up to 4 times gross income and needs at least a 10% deposit. On top of the price, budget for stamp duty of 1% (homes up to €1 million), solicitor fees of roughly €1,500–€2,500 plus 23% VAT, a valuation and Land Registry fees. Owners then pay an annual Local Property Tax. New-build buyers may claim Help to Buy of up to €30,000.
Property & Housing in Ireland: What It Costs to Buy
Buying a home in Ireland involves more than the asking price. The Central Bank caps how much you can borrow, you need a deposit, and the State adds stamp duty and an annual Local Property Tax. This chapter explains the main building blocks so you can plan with realistic numbers. It is educational information, not financial advice. Figures are current as of 2026; when in doubt, check the official source.
Work out what you can borrow. For first-time buyers the Central Bank limits the mortgage to 4 times gross income; for second and subsequent buyers it is 3.5 times. Banks may exceed this for a limited share of their lending.
Save the deposit. Owner-occupiers need at least 10% of the price (a 90% loan-to-value limit); buy-to-let buyers need at least 30%.
Budget for one-off purchase costs: stamp duty (1% up to €1 million), solicitor fees, a lender’s valuation and an optional survey, plus Land Registry fees.
Plan for the ongoing cost: the annual Local Property Tax, plus insurance and maintenance. Check whether you qualify for Help to Buy on a new build.
What matters
Most of the cost of buying a home in Ireland falls into three groups. First, what you can borrow: the Central Bank’s mortgage measures cap a first-time buyer’s loan at 4 times gross income and a mover’s at 3.5 times, with a 90% loan-to-value limit meaning a minimum 10% deposit (30% for buy-to-let). Lenders are allowed to go above these limits for a small share of their book, so an exception is possible but not guaranteed. Second, one-off purchase costs: stamp duty at 1% for homes up to €1 million; solicitor (conveyancing) fees of roughly €1,500–€2,500 plus VAT at 23%; a lender’s valuation of about €150–€250; an optional structural survey of around €300–€800; and Land Registry fees of several hundred euro. Third, the ongoing cost: the annual Local Property Tax, plus home insurance (usually required by the lender) and upkeep. First-time buyers of new-build homes may claim Help to Buy, a refund of income tax and DIRT worth up to €30,000 or 10% of the price, whichever is lower, on properties costing €500,000 or less. All figures are current as of 2026; check official sources before deciding.
ExampleExample for a €400,000 second-hand home bought by a first-time buyer (illustrative, 2026). Deposit at 10%: €40,000, so the mortgage is €360,000. To borrow that at the 4× income limit you would need gross income of about €90,000. Stamp duty at 1%: €4,000. Solicitor fee €2,000 + 23% VAT = €2,460. Valuation about €200, survey about €500, Land Registry and search fees roughly €1,000. Upfront cash beyond the deposit is therefore roughly €8,000. Note: Help to Buy does not apply here because it is for new builds only. Your own numbers will differ — use them in the calculator.
Estimate your borrowing capacity and monthly repayment with the Kontoo mortgage calculator (/mortgage-calculator), then confirm the latest limits and reliefs on the Central Bank of Ireland and Revenue (revenue.ie) websites before you commit.
In depth
How the borrowing limits actually work
The Central Bank’s mortgage measures combine an income cap (loan-to-income) and a deposit cap (loan-to-value). First-time buyers: up to 4× gross income and a 90% loan; movers: 3.5× and 90%; buy-to-let: 70% loan. Banks may grant a limited proportion of loans above these limits each year, so an exception is at the lender’s discretion, not a right. In April 2026 the Central Bank also exempted certain principal-home bridging loans from the income limit, while the loan-to-value limit still applies.
Stamp duty and Local Property Tax in detail
Stamp duty on a home is tiered: 1% on the first €1 million, 2% on €1m–€1.5m and 6% above €1.5m. Local Property Tax is an annual charge based on the valuation band set on 1 November 2025 for the 2026–2030 period; bands were widened by about 20% so most owners stay in their existing band, the base rate is around 0.0906%, charges start near €95, and from 2026 councils may adjust the local rate by up to 25% either way. The 2026 LPT charge was due in early 2026, with payment options including a single payment or monthly direct debit.
Reliefs and schemes for first-time buyers
Help to Buy refunds income tax and DIRT paid over the previous four years, up to €30,000 or 10% of the purchase price (whichever is lower), for new builds costing €500,000 or less and is scheduled to run to the end of 2029. A separate First Home Scheme can provide shared-equity support. Eligibility rules and amounts change over time, so verify the current terms on revenue.ie and the official scheme websites before relying on them.
Checklist
Confirm your maximum loan: 4× gross income (first-time) or 3.5× (mover), subject to the lender’s own assessment.
Make sure your deposit is at least 10% of the price for an owner-occupier home.
Add up the one-off costs: stamp duty (1% up to €1m), solicitor fees plus VAT, valuation, survey and Land Registry fees.
Budget the annual Local Property Tax and check Help to Buy eligibility if you are buying a new build.
Common myths
Myth: First-time buyers can borrow 3.5 times their income, the same as everyone else.
Reality: Since 2023 the first-time-buyer limit has been 4 times gross income; the 3.5× figure applies to second and subsequent buyers. Both still face the 90% loan-to-value rule.
Myth: Help to Buy works for any home you buy.
Reality: Help to Buy applies only to newly built or self-built homes costing €500,000 or less, where you take a mortgage of at least 70% of the price. Second-hand homes do not qualify.
Frequently asked questions
How much deposit do I need to buy a home in Ireland?
Owner-occupiers (including first-time buyers) need a minimum 10% deposit, because the Central Bank applies a 90% loan-to-value limit. Buy-to-let buyers need at least 30%. The Help to Buy scheme can supply part of a first-time buyer’s deposit on a new build.
How much is stamp duty when buying a home?
Residential stamp duty is 1% on the first €1 million of the price, 2% on the portion between €1 million and €1.5 million, and 6% above €1.5 million. So a home costing up to €1 million is charged a flat 1%. (As of 2026 — confirm on revenue.ie.)
What is the Local Property Tax?
Local Property Tax (LPT) is an annual charge based on your home’s value band on 1 November 2025. Bands were widened by about 20% and a base rate of roughly 0.0906% applies, with charges starting from around €95 a year. From 2026 local councils can vary the charge by up to 25% up or down.
