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How much can I borrow?

The most you could borrow under the Central Bank mortgage rules, from your income and deposit.

I am a
Mover means a second or subsequent buyer of a home to live in.
Applying
Rate and term
You could borrow up to 

This is an estimate for general information, based on the rates and rules described on this page. It is not financial, tax or legal advice and does not take account of your full circumstances. Check your own position with your lender, solicitor or Revenue before making a decision. Terms of use.

Illustration for the how much can i borrow? calculator

How the limit is worked out

Two Central Bank rules apply to every Irish mortgage, and the lower one wins:

  • Loan to income (LTI). First-time buyers can borrow up to 4 times gross income, second and subsequent buyers up to 3.5 times. Joint applicants add their incomes together.
  • Loan to value (LTV). First-time buyers and movers can borrow up to 90% of the price, so the deposit is at least 10%. Buy-to-let is 70%, a 30% deposit.

Your deposit divided by 10% gives the highest price it supports. The loan is the price less the deposit, but no more than the income limit. The monthly repayment uses the rate and term you enter.

Example. A first-time buyer couple earn €85,000 between them and have saved €40,000. The income limit is €340,000. The deposit supports a price of up to €400,000, which would need a loan of €360,000. The income limit is lower, so they could borrow up to €340,000 and buy at up to €380,000. At 3.8% over 30 years that is €1,584.25 a month.

Exceptions

Lenders can go above the limits for 15% of their lending to home buyers each year and 10% of buy-to-let lending. The upper end of the range shown here uses 4.5 times income, which is an illustration, not a Central Bank figure. An exception is never guaranteed.

Sources

Rates last checked 10 October 2026. Every figure is listed on rates and sources.

Questions

How much can I borrow for a mortgage in Ireland?
Central Bank rules cap most mortgages at 4 times gross income for first-time buyers and 3.5 times for second and subsequent buyers. You also need a deposit of at least 10% of the price, or 30% for a buy-to-let. The lower of the two limits sets what you can borrow.
Can a bank lend more than 4 times my income?
Yes, as an exception. Each lender can lend above the limits for up to 15% of its new lending to home buyers each year, and 10% for buy-to-let. Exceptions are at the lender's discretion. The rules set no figure for how far above the limit one borrower can go; this calculator shows 4.5 times income as an illustration.
Who counts as a first-time buyer?
Someone who has never bought or built a home, alone or with someone else. A person who is separated or divorced and no longer has an interest in a previous home can also be treated as a first-time buyer.
What income do lenders count?
Gross basic salary for each applicant. Lenders decide how much overtime, bonus, commission or rental income to include, and self-employed income is usually based on recent accounts.
Do the limits apply to buy-to-let?
The deposit limit does: at least 30% of the price. There is no income multiple for buy-to-let; lenders look at the expected rent instead, usually wanting it to cover the repayment with a margin.
Does Help to Buy count towards the deposit?
Yes. A Help to Buy refund and a gift from family can make up part of the deposit for a first-time buyer, subject to the lender's own conditions.
Will a lender approve the full amount?
Not necessarily. The Central Bank limits are a ceiling. Lenders also test whether you can afford the repayments if rates rise, and look at your existing loans, childcare costs and savings record.

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