Mortgage Affordability Calculator Ireland

Wondering how much you can borrow for a mortgage in Ireland?

Our free Mortgage Affordability Calculator gives you an instant estimate of your maximum borrowing amount based on your income, deposit, and the Central Bank of Ireland’s lending rules.

Whether you’re a first-time buyer, a second-time mover, or a buy-to-let investor, use this tool to understand your borrowing power before you speak to a lender or make an offer on a property. Then talk to one of our expert mortgage brokers to get a personalised assessment and find the best rate available to you.

Your result is based on the Central Bank of Ireland’s mortgage lending rules, which cap how much any lender can offer you relative to your income and the value of the property. The actual amount you’re approved for may vary depending on your lender, your credit history, your employment type, and your existing financial commitments.

Our mortgage brokers compare every major lender in Ireland including AIB, Bank of Ireland, Haven, Avant Money, ICS, and EBS — to find the best deal for your specific situation.

How the Affordability Calculator Works

Use this five-step guide to get the most accurate estimate from the tool above.

Step 1: Enter your income Enter your gross annual salary (before tax). If you’re applying jointly, enter both incomes. The calculator uses your combined income to determine the maximum loan amount under Central Bank rules.

Step 2: Select your buyer type Choose whether you’re a first-time buyer, a second or subsequent buyer, or a buy-to-let investor. Each category has different income multiples and deposit requirements set by the Central Bank.

Step 3: Enter your deposit Your deposit determines your Loan-to-Value (LTV) ratio, which affects which lenders you can access and what interest rate you’ll be offered. A larger deposit typically means a lower rate.

Step 4: Review your maximum borrowing amount The calculator will display the maximum loan you could be offered based on your income, the applicable income multiple, and your deposit. This is your affordability ceiling not a guaranteed loan offer.

Step 5: Speak to a broker Use your result to shortlist properties in your range, then contact our team. A broker will carry out a full affordability assessment, check your credit position, and apply to the most suitable lender on your behalf.

Central Bank Mortgage Lending Rules in Ireland

The Central Bank of Ireland sets rules that all regulated lenders must follow. These rules are designed to prevent buyers from over-extending and to protect the stability of the housing market. Here’s what they mean for you:

Income Limits (Loan-to-Income Rules)

Example: First-Time Buyer: Combined gross income of €80,000 × 4 = maximum loan of €320,000

Example: Second/Subsequent Buyer: Gross income of €70,000 × 3.5 = maximum loan of €245,000

Note: Lenders may offer exceptions above these limits in certain cases. In any given year, a proportion of loans can be issued above the income cap. Your broker can advise whether you may qualify for an exception.

Deposit Requirements (Loan-to-Value Rules)

Example: First-Time Buyer, €350,000 property: Minimum deposit = 10% of €350,000 = €35,000

Example: Second-Time Buyer, €400,000 property: Minimum deposit = 20% of €400,000 = €80,000

What Lenders Also Look At

Beyond the Central Bank rules, individual lenders will carry out their own affordability assessment which takes into account:

• Your net disposable income after tax, existing loan repayments, and living costs
• Your credit history (checked via the Central Credit Register)
• Your employment type permanent, contract, self-employed, or on probation
• Your existing debts car loans, personal loans, credit cards
• Whether you have dependent children or other financial commitments
• A stress test, can you still afford repayments if rates rise by 2%?

A mortgage broker will review all of these factors before recommending a lender, which significantly improves your chances of approval.

Help to Buy & Other Government Schemes

If you’re a first-time buyer, you may be entitled to supports that increase your effective deposit or reduce the cost of your mortgage:

Help to Buy (HTB) Scheme Provides a tax refund of up to €30,000 (or 10% of the property price, whichever is lower) for first-time buyers purchasing a new-build home. This can be used towards your deposit. The scheme is available on properties up to €500,000.

First Home Scheme A shared equity scheme where the State and participating lenders co-buy a portion of your home, reducing the mortgage amount you need. Suitable for buyers whose mortgage approval falls short of the purchase price.

Local Authority Home Loan A Government-backed mortgage for first-time buyers and fresh-start applicants who have been refused a mortgage by two mainstream lenders. Offers competitive fixed rates over 25–30 years.

Our brokers can advise on your eligibility for all available schemes and factor them into your affordability assessment.