Guides · 100
Buying, selling and switching, chapter by chapter
Each guide is written in plain English for the person doing it, names the official page or Act it comes from, and carries the date it was last checked. The figures in them are the figures the tools use.
Chapter 1
Before you start
What you can borrow, the deposit, approval in principle, the documents, your credit record, and who counts as a first-time buyer.
- GuideA gift letter for your mortgage: what to write and the tax rulesUsing a gift from family towards your deposit: what lenders need, a gift letter template, CAT gift tax thresholds and what to avoid.Read →
- GuideA mortgage when you are self-employed: what lenders needGetting a mortgage when self-employed or a contractor in Ireland: two to three years' accounts, tax returns, the accountant's cert and lenders.Read →
- GuideCheck your credit record before you apply for a mortgageHow to get your free Central Credit Register report, what lenders look for, missed payments, Buy Now Pay Later and fixing errors.Read →
- GuideHow much deposit do you need for a house in Ireland?The 10% minimum deposit explained, with worked examples by price, what counts towards it, Help to Buy, gifts, and the savings record lenders want.Read →
- GuideMortgage approval in principle: what it means and how to get itWhat approval in principle means, how long it takes and lasts, what documents you need, and the difference between AIP and full approval.Read →
- GuideMortgage broker or bank direct: which way to apply?What a mortgage broker does, how they're paid, when they help most (exemptions, self-employed, complex cases) and how to check registration.Read →
- GuideMortgage documents checklist: what a lender asks forEvery document an Irish lender asks for: payslips, salary certificate, bank statements, ID, proof of deposit, gift letter and tax records.Read →
- GuideMortgage exemptions: borrowing above 4 times your incomeHow mortgage exemptions work in Ireland: the 15% allowances, who lenders give them to, when to ask, and why an exemption is never certain.Read →
- GuideThe Central Bank mortgage rules: how much you can borrowThe Irish mortgage rules explained: 4x income for first-time buyers, 3.5x for movers, 90% loan-to-value, exemptions and the 2026 bridging change.Read →
- GuideWho counts as a first-time buyer in Ireland?The definitions differ: Central Bank rules, Help to Buy, the First Home Scheme and Fresh Start. Check which one applies to you and why it matters.Read →
Chapter 2
Schemes and grants
Help to Buy, the First Home Scheme, the Local Authority Home Loan, affordable homes, the vacant home grant, SEAI and the tax credits.
- GuideAffordable purchase homes: buying from the council or the Land Development AgencyCouncil and Land Development Agency affordable homes: how the equity share works, income rules, where homes are offered and how to register.Read →
- GuideEvery grant and scheme for first-time buyers in Ireland, on one pageEvery grant and scheme for first-time buyers on one page: Help to Buy, First Home Scheme, council loans, affordable homes, SEAI and tax credits.Read →
- GuideFirst Home Scheme price ceilings by countyThe First Home Scheme maximum price for every local authority, from €375,000 to €500,000, for houses and apartments, checked and dated.Read →
- GuideHelp to Buy clawback: selling, moving out or letting within five yearsWhen Revenue claws back Help to Buy: moving out or selling within five years, renting the home, and how the repayment is calculated.Read →
- GuideHow to apply for Help to Buy: the application and the claimApplying for Help to Buy on Revenue's online services: the application stage, access code, claim stage, developer verification and timing.Read →
- GuideSEAI grants for home buyers and new ownersSEAI grants you can claim after buying: insulation, heat pumps, solar, windows and the one-stop shop, with first-time buyer bonuses.Read →
- GuideThe First Home Scheme and Help to Buy: using both togetherUsing Help to Buy and the First Home Scheme together: the 20% cap, worked examples, which to apply for first and how they change your mortgage.Read →
- GuideThe First Home Scheme explained: the State takes a share of up to 30%How the First Home Scheme shared-equity stake works: up to 30% (20% with Help to Buy), eligible homes, the service charge and buying it out.Read →
- GuideThe Help to Buy scheme in Ireland: up to €35,000 towards a new homeHelp to Buy after Budget 2027: up to €35,000 for first-time buyers of new builds and self-builds. Eligibility, the 70% rule and how it's paid.Read →
- GuideThe Local Authority Home Loan: the council mortgage explainedThe council mortgage for buyers refused by two lenders: €80,000 income limit, county price ceilings from 1 April 2026, rates and how to apply.Read →
- GuideThe mortgage interest tax credit: 2026 is the final yearThe temporary mortgage interest credit: who qualifies, up to €625 for 2026, how to claim on myAccount, and why Budget 2027 did not extend it.Read →
- GuideThe rent tax credit: how much it is and how to claim itClaim the rent tax credit while you save: €1,000 single or €2,000 couple for 2026, rising to €1,150 and €2,300 from 2027, and back-claims.Read →
- GuideThe tenant purchase scheme: buying your council houseBuying your local authority home: eligibility, the discount, income rules, how the price is set and the charge the council keeps.Read →
- GuideThe Vacant Property Refurbishment Grant: up to €70,000 for an empty homeCroí Cónaithe grant for vacant homes: up to €50,000, plus €20,000 if derelict. Eligibility, proof of vacancy, quotes, inspection and payment.Read →
Chapter 3
Rates, lenders and switching
Fixed or variable, green rates, trackers, cashback, the ECB, switching step by step, a fixed rate ending, and overpaying.
- GuideA mortgage top-up in Ireland: borrowing for an extension or a retrofitTopping up your mortgage for an extension or retrofit: lender rules, green top-ups, valuations and how it compares with a personal loan.Read →
- GuideECB rate changes: what they mean for your mortgageHow ECB decisions reach Irish mortgages: trackers move at once, variables follow lenders, fixed rates price ahead. With the 2026 rises.Read →
- GuideFixed or variable mortgage: how to decideFixed versus variable in Ireland in 2026: what each costs, breakage fees, overpayment limits, and the questions that decide it for you.Read →
- GuideGreen mortgages in Ireland: the BER rules and the ratesWhich homes qualify for a green mortgage (usually BER A1 to B3), the discount each lender gives, and green top-ups for retrofits.Read →
- GuideMortgage cashback in Ireland: is it worth it?Cashback offers from Irish lenders compared with a lower rate: how it's paid, clawback if you switch, and the maths over five years.Read →
- GuideMortgage rates in Ireland in 2026: what is moving themIrish average mortgage rates in 2026 from Central Bank data, how they compare with the euro area, and what drives the next move. No guesses.Read →
- GuideSwitching your mortgage in Ireland, step by stepHow to switch your mortgage: the savings check, new lender approval, valuation, solicitor, redemption and the new switching rules from 2026.Read →
- GuideThe cost of switching your mortgage: fees and legal costsEvery cost of switching: solicitor, valuation, breakage fee and Land Registry, against the legal contributions and cashback lenders offer.Read →
- GuideTracker mortgages in Ireland: should you ever switch?How tracker mortgages work, why most holders should keep them, the rare cases where switching pays, and what to check first.Read →
- GuideYour fixed rate is ending: the three options before you roll to variableYour fixed rate is ending: refix with your lender, switch, or go variable. Dates to watch, letters to expect and how to compare in time.Read →
Chapter 4
The cost of buying
Stamp duty, the solicitor, the Land Registry, the valuation, the hidden costs, and what a home costs each year after.
- GuideDo first-time buyers pay stamp duty in Ireland?Yes: there is no first-time buyer stamp duty exemption in Ireland. What you'll pay on a typical first home, and the one relief that may apply.Read →
- GuideLand Registry fees when you buy a home in IrelandTailte Éireann registration fees on a purchase and a mortgage, searches and outlays your solicitor charges, and how long registration takes.Read →
- GuideSolicitor fees for buying a house in IrelandWhat conveyancing costs in Ireland: typical fees, VAT, outlays like Land Registry and searches, fixed fee vs percentage, and quotes to compare.Read →
- GuideStamp duty on a home in Ireland: the rates, new builds and examplesStamp duty on Irish homes: 1% up to €1m, 2% to €1.5m, 6% above. How VAT on new builds is stripped out, who pays and when.Read →
- GuideThe cost of buying a house in Ireland: every fee on one pageEvery cost of buying a home in Ireland on top of the deposit: stamp duty, solicitor, Land Registry, survey, BER, valuation, insurance and moving.Read →
- GuideThe cost of owning a home in Ireland: the yearly billsWhat a home costs each year after you buy: mortgage, protection, home insurance, LPT, management fees, energy, maintenance and bin charges.Read →
- GuideThe hidden costs of buying a house in IrelandThe costs buyers forget: survey re-visits, bridging interest, insurance from signing, utility connections, furniture and the first LPT bill.Read →
- GuideThe mortgage valuation: the fee, the visit and a low valuationThe lender's valuation explained: who arranges it, the fee, how it differs from a survey, and what to do if it comes in below your offer.Read →
Chapter 5
From sale agreed to keys
Bidding, sale agreed, the booking deposit, gazumping, the survey, contracts, the loan offer, drawdown and closing day.
- GuideBuying a new build in Ireland: deposits, VAT, Help to Buy and the snag listNew-build purchases in Ireland: booking deposits, contract deposits, VAT in the price, Help to Buy, snagging and completion delays.Read →
- GuideClosing on a house: what happens on the day, step by stepClosing day step by step: funds transfer, keys, stamp duty filing, title registration, meter readings and what to check before you leave.Read →
- GuideForty questions to ask when buying a house, grouped by who answers themForty questions for the agent, the seller and your solicitor: why it's for sale, BER, planning, boundaries, management fees and more.Read →
- GuideGazumping in Ireland: is it legal, and how do you protect yourself?Gazumping is legal in Ireland until contracts are signed. Why it happens, what you can do to reduce the risk, and what you can recover.Read →
- GuideHow long does it take to buy a house in Ireland?Typical timelines from approval in principle to keys: 10 to 16 weeks from sale agreed for a second-hand home, with what causes delays.Read →
- GuideHow to bid on a house in Ireland: offers, bidding platforms and when to stopMaking an offer in Ireland: online bidding, proof of approval, best and final offers, conditions, and when to walk away.Read →
- GuideMortgage drawdown: how the money moves from the lender to the sellerHow lenders release mortgage funds to your solicitor: requests, timing, undertakings, stage drawdowns for new and self-builds.Read →
- GuideSale agreed: what it means and what happens nextSale agreed is not legally binding in Ireland. What happens next, how long until contracts, and how buyers and sellers can still pull out.Read →
- GuideSigning contracts on a house: the 10%, the closing date and what binds youWhat happens when you sign: the 10% deposit, the closing date, special conditions, mortgage-approval conditions and when it becomes binding.Read →
- GuideThe booking deposit: how much, who holds it, and getting it backThe booking deposit explained: typical amounts, who holds it, why it's refundable until contracts are signed, and how to get it back.Read →
- GuideWhat to look for when viewing a house: a checklistA viewing checklist: damp, roof, windows, heating, BER, boundaries, extensions without planning, pyrite and mica, noise and light.Read →
- GuideYour mortgage loan offer: the conditions, how long it lasts, and what comes before drawdownYour full loan offer explained: conditions, validity, protection and insurance requirements, acceptance and what happens before drawdown.Read →
Chapter 6
Buying in a particular situation
On your own, with a partner, over 50, self-employed, on welfare, from abroad, a second home, buy-to-let, at auction, with tenants, from family.
- GuideBuy-to-let mortgages in Ireland: the 70% ruleBuy-to-let mortgages: 70% loan-to-value, no income multiple, rental cover tests, lenders, tax on rent and RTB obligations.Read →
- GuideBuying a house at auction in IrelandAuction purchases: unconditional contracts on the day, the 10% deposit, pre-auction surveys, mortgage approval and online auctions.Read →
- GuideBuying a house from a family member in IrelandBuying from parents or siblings: market value, gifts and CAT, stamp duty, the lender's view and why each side needs its own solicitor.Read →
- GuideBuying a house in Ireland from abroadBuying remotely: lenders for non-residents, currency and deposits, power of attorney, solicitors, surveys and moving back.Read →
- GuideBuying a house on your own in IrelandSingle-income buyers: what 4x one salary buys in each county, the schemes that help most, the Local Authority Home Loan and sharing options.Read →
- GuideBuying a house with a partner in Ireland, married or notJoint mortgages for couples, married or not: combined income, joint tenants or tenants in common, cohabitation agreements and what happens if you split.Read →
- GuideBuying a house with cash in Ireland: proof of fundsCash purchases: proof of funds, anti-money-laundering checks, survey and solicitor still needed, and how a cash buyer can close faster.Read →
- GuideBuying a house with tenants in IrelandBuying a home with a tenant in place: tenancy rights, notice rules, the RTB, mortgages for occupied homes and what to agree in the contract.Read →
- GuideBuying a second home in Ireland: the deposit and the taxHoliday homes and second properties: mortgage rules, deposits, stamp duty, LPT, CGT on a later sale and renting it out.Read →
- GuideCan foreigners buy property in Ireland?Yes, anyone can buy property in Ireland. The real limits are mortgages and residence. What non-Irish and non-EU buyers need to know.Read →
- GuideCan you get a mortgage on social welfare in Ireland?Which payments lenders count, the Local Authority Home Loan, tenant purchase and the mortgage interest supplement, explained honestly.Read →
- GuideGetting a mortgage in Ireland on Stamp 1 or Stamp 4Mortgages for non-EU residents in Ireland: what lenders ask of Stamp 1 and Stamp 4 holders, permit length, residence history and deposits.Read →
- GuideGetting a mortgage over 50 in IrelandLenders' maximum ages, shorter terms, pension income, downsizing and equity release: what changes when you buy or move after 50.Read →
- GuideNon-resident and expat mortgages in IrelandBuying in Ireland while living abroad: which lenders accept foreign income, deposits, currency, proof of address and returning-emigrant tips.Read →
Chapter 7
Selling
What your home is worth, the agent, the BER, selling privately, how long it takes, the mortgage, capital gains tax and what you walk away with.
- GuideCapital gains tax when selling a house in IrelandWhen CGT applies to a house sale, the new 31% rate from 7 October 2026, allowable costs, the €1,270 exemption and due dates.Read →
- GuideChoosing an estate agent in IrelandHow to pick an agent: PSRA licence, fee and VAT, sole agency, the letter of engagement, marketing plan and questions to ask.Read →
- GuideHow long does it take to sell a house in Ireland?Typical times from listing to sale agreed to closing, what slows sales (probate, title, mortgages) and how to prepare in advance.Read →
- GuideHow much is my house worth? Valuing a home in IrelandValue your home: use the Property Price Register properly, compare like with like, get agent appraisals, and know when to pay a valuer.Read →
- GuidePrincipal private residence relief: no CGT on your homePPR relief explained: full and partial relief, the last 12 months rule, periods abroad, renting out part of your home and the one-acre rule.Read →
- GuideSelling a house privately in Ireland, without an agentSelling your own home: what's legal, the BER and solicitor you still need, pricing, advertising, viewings and handling offers safely.Read →
- GuideSelling a house with a mortgage in IrelandHow your mortgage is paid off on sale: redemption figures, breakage fees on fixed rates, title deeds from the lender and negative equity.Read →
- GuideSelling a house with tenants in IrelandSelling a rented home: termination notice rules for sale, selling with the tenant in place, the RTB and what buyers and lenders need.Read →
- GuideSelling a rental property in Ireland: CGT and the stepsSelling a buy-to-let or former home: CGT at 31%, partial PPR relief, allowable costs, the mortgage and the tenancy.Read →
- GuideSelling an inherited house in Ireland: probate and taxSelling a home you inherited: grant of probate, the base value for CGT, CAT already paid, siblings selling together and timing.Read →
- GuideSelling the family home after separation in IrelandSeparation and the family home: consent rules, valuations, buying out a partner, the mortgage, tax reliefs and when a court decides.Read →
- GuideThe BER cert when selling a house: the legal requirementYou must have a BER before advertising a home for sale. Cost, exemptions, penalties and how a better rating can help the sale.Read →
- GuideThe CG50 clearance certificate when selling propertyWhy buyers withhold 15% of high-value sale prices unless you have a CG50, the threshold, how to apply to Revenue and how long it takes.Read →
- GuideThe cost of selling a house in IrelandEvery cost of selling: agent fee plus VAT, solicitor, BER, marketing, mortgage redemption and breakage, CGT and moving, with examples.Read →
Chapter 8
Moving home
Selling and buying at the same time, bridging, trading up, second-time buyers and timing both sales.
- GuideBridging loans in Ireland: the April 2026 rule change and what they costBridging finance for movers: the April 2026 exemption from the 3.5x income limit, typical terms, costs, risks and which lenders offer it.Read →
- GuideMortgages for second-time buyers: the 3.5 times rule and what lenders look atSecond and subsequent buyers: the 3.5x income limit, 90% loan-to-value, 15% exemption allowance, and what lenders look at.Read →
- GuideSelling and buying a house at the same timeCoordinating two transactions: sell first or buy first, linked closings, bridging finance, rent-back and moving in one day.Read →
- GuideTrading up: moving to a bigger home in IrelandMoving up the ladder: your equity, the 3.5x mover limit, porting your mortgage, bridging, and two sets of fees.Read →
Chapter 9
Self-build, extending and renovating
The self-build mortgage, planning permission, buying a site, extensions, renovating an older home, the vacant home grant and BER ratings.
- GuideBER ratings explained: what A to G means, what it costs to heat, and how it affects your mortgageThe BER scale from A1 to G, what each band costs to heat, how ratings affect mortgages and value, and how to read the advisory report.Read →
- GuideBuying a derelict house: the grant, the survey, the mortgage problem and a realistic budgetDerelict homes: the €70,000 grant, surveys, mortgageability, the derelict property tax, planning and realistic renovation budgets.Read →
- GuideBuying land to build a house: zoning, local need, the percolation test and the moneyBuying a site: zoning, local-need rules, percolation tests, access and services, site finance and getting planning before you buy.Read →
- GuideHouse extension costs: what a square metre costs, the 40 square metre rule, and how to pay for itTypical extension costs per square metre, the 40m² exemption, architect and engineer fees, finance and SEAI grants you can combine.Read →
- GuideHow to self-build a house in Ireland, step by stepSelf-building in Ireland: site, planning, design, tendering or direct labour, building control, the engineer, connections and BER.Read →
- GuidePlanning permission: when you need it, the exemptions, and how to applyWhen you need planning permission, the exemptions for extensions, how to apply, fees, timelines, objections and retention permission.Read →
- GuideRenovating an older home: survey first, cost the works, then the money and the grantsBuying a house that needs work: survey first, cost the works, top-up and renovation mortgages, SEAI and vacant-home grants.Read →
- GuideSelf-build mortgages: the deposit, the stages, the certificates and Help to BuyHow self-build mortgages work: the deposit, typical stage drawdowns, certificates for each stage, interest during the build and Help to Buy.Read →
Chapter 10
After you buy
Local Property Tax, overpaying, the price register, house prices, mortgage arrears help and the cost of owning.
- GuideHouse prices in Ireland in 2026, county by countyMedian house prices for every county from the CSO, annual change, price per square metre where available, and what the figures mean.Read →
- GuideLocal Property Tax when you buy a homeLPT after you buy: when your liability starts, valuing your home, paying by deduction or direct debit, and new-build exemptions.Read →
- GuideLPT bands 2026 to 2030: how much you payThe 19 LPT bands from €95 to €3,110, the 1 November 2025 valuation date and each council's local adjustment factor.Read →
- GuideMortgage arrears: where to get free help in IrelandBehind on your mortgage? Your rights under the Code of Conduct on Mortgage Arrears, MABS, Abhaile and the free routes before anything else.Read →
- GuideOverpaying your mortgage in Ireland: the rules and the savingsOverpayment limits on fixed rates, breakage fees, reducing term or payment, and the interest you save. Uses our overpayment calculator.Read →
- GuideThe Property Price Register: how to read sold pricesUse the Property Price Register properly: what it includes and leaves out, VAT on new builds, filing delays and how to compare homes.Read →