How Much Can I Borrow?

Estimate your maximum mortgage using the Central Bank of Ireland's loan-to-income and deposit rules.

Gross annual income

€20k€300k

Combined income if applying jointly

Deposit available

€0€300k

Buyer type

First-time buyer (4x income) Second-time / subsequent buyer (3.5x income)

Please enter valid positive numbers for income and deposit.

Before you plan around these numbers: lenders may lend above the standard limits to a limited share of borrowers each year (LTI exceptions), and they also stress-test your repayment capacity, existing debts and job stability. This shows the standard Central Bank limits only.

How the Central Bank's mortgage rules work

Since 2015, the Central Bank of Ireland has applied macroprudential "mortgage measures" to residential lending, designed to keep household borrowing sustainable. Two limits matter most for how much you can borrow:

Loan-to-income (LTI): First-time buyers can generally borrow up to 4 times their gross annual income. Second-time and subsequent buyers are limited to 3.5 times gross annual income.
Loan-to-value (LTV) / minimum deposit: Most buyers need a minimum deposit of 10% of the property price (so the mortgage can cover up to 90% of the price). Buy-to-let purchases require a larger deposit (typically 30%), which this calculator does not cover.

Lenders are allowed a small number of exceptions to these limits each year (for example, lending above 4x income to a portion of first-time buyers), but these are at the lender's discretion, limited in number, and usually reserved for lower-risk applicants. This calculator applies the standard limits, not exception cases.

Rules as of 2023 and later — always verify current Central Bank of Ireland rules. The Central Bank periodically reviews these measures. Check the Central Bank of Ireland's website or ask a mortgage broker for the figures that apply at the time you're borrowing.

Worked example

A first-time buyer couple with a combined gross income of €90,000 and a deposit of €35,000 would have a maximum LTI-based loan of €360,000 (4 × €90,000). Because the deposit must cover at least 10% of the price, and the loan can fund at most 90%, their maximum affordable property price comes out to roughly €395,000 — constrained by whichever of the loan cap or deposit is more limiting.

Frequently asked questions

How much can I borrow for a mortgage in Ireland?

Under Central Bank of Ireland rules, first-time buyers can typically borrow up to 4 times their gross annual income, and second-time or subsequent buyers up to 3.5 times gross annual income, subject to a minimum 10% deposit. Lenders can grant a limited number of exceptions, so your actual offer may differ.

What is loan-to-income (LTI)?

Loan-to-income is the ratio between the size of your mortgage and your gross annual income. The Central Bank caps this to reduce the risk of unsustainable borrowing: 4x for first-time buyers, 3.5x for second-time and subsequent buyers.

Can I borrow more than 4 times my income?

Lenders are allowed a limited number of exceptions above the standard LTI limits each year, typically reserved for strong applicants. These are at the lender's discretion and not guaranteed — plan around the standard limits and speak to a broker about your specific situation.

This calculator applies simplified, standard Central Bank of Ireland lending rules for estimation purposes only. It does not account for lender-specific exception lending, existing debts, credit history, stress-testing of repayments, or other factors a lender will assess. It is not mortgage or financial advice — always confirm your actual borrowing capacity with a lender or mortgage broker.