Chapter 6 of 10 · Buying in a particular situation · 5 of 14
Buying a house on your own in Ireland
Checked 21 Oct 2026the Central Bank's mortgage measures, Revenue's rules and the scheme operators' published terms.
Single-income buyers: what 4x one salary buys in each county, the schemes that help most, the Local Authority Home Loan and sharing options.
Written in plain English for the person buying, selling or switching. This guide covers the Republic of Ireland only.
Buying on your own is the same process as buying with someone else. The rules do not change. What changes is the maths: one income has to carry the whole loan. This guide shows what one income buys, which schemes close the gap, and the council loan that exists for exactly this case.
The one number that decides most of it
The Central Bank sets a limit on how much a lender can give you. For a first-time buyer, the limit is 4 times your gross income. Gross income is your pay before tax. If you have owned a home before, the limit is 3.5 times.
There is a second limit. A lender can give you at most 90% of the price. You pay the other 10% yourself. That 10% is the deposit.
These two limits are the whole of the Central Bank rules. A lender may lend above the income limit to a small share of its customers in a year. That is called an exemption. It is the lender's choice, never a right. Read the Central Bank rules and the exemption guide for the detail.
A worked example on one income
Sara earns €48,000 a year and has never owned a home.
- 4 times €48,000 is €192,000. That is the most a lender can give her under the rules.
- If €192,000 is 90% of the price, the price is €213,333.
- Her deposit is 10% of that: €21,333.
- On top of the deposit she needs stamp duty at 1% (€2,133), a solicitor, a survey and a valuation. Read the cost of buying a house for the full list.
So Sara's ceiling is about €213,000 before any scheme. The how much can I borrow tool does this sum for your own income.
What 4 times one income buys
This table uses the first-time buyer limit of 4 times income and a 90% loan. The price is the loan divided by 0.9.
| Gross income | Most you can borrow | Price at a 90% loan | Deposit (10%) |
|---|---|---|---|
| €35,000 | €140,000 | €155,555 | €15,556 |
| €45,000 | €180,000 | €200,000 | €20,000 |
| €55,000 | €220,000 | €244,444 | €24,444 |
| €65,000 | €260,000 | €288,889 | €28,889 |
| €80,000 | €320,000 | €355,556 | €35,556 |
| €99,000 | €396,000 | €440,000 | €44,000 |
Now compare that with prices. The CSO's median price was €396,000 in the twelve months to June 2026. A median is the middle price: half of homes sold for less, half for more.
| Area | Median price (12 months to June 2026) | 90% loan | Income needed at 4 times |
|---|---|---|---|
| Ireland | €396,000 | €356,400 | €89,100 |
| Dún Laoghaire-Rathdown (highest) | €682,334 | €614,101 | €153,525 |
| Longford (lowest) | €198,000 | €178,200 | €44,550 |
The other county medians are not yet entered on this site. The counties page shows each county's figures as they are added. The house prices guide explains how to read the CSO figures.
The gap between one income and the median price is why the schemes below matter so much to a single buyer.
The deposit on one income
The deposit is 10% of the price. It can come from savings, a gift from family, or Help to Buy on a new build. Lenders want to see a record of regular saving, usually six months or more. A gift needs a letter saying it is not a loan. Read how much deposit you need and the gift letter guide.
Renting while you save? The rent tax credit is €1,000 for 2024 to 2026 for a single person. Budget 2027 announced €1,150 for 2027, waiting on the Finance Act 2026 (see changes). The deposit savings calculator counts it.
The schemes that help most on one income
Three schemes do most of the work for a single first-time buyer. Each has its own guide.
Help to Buy. A refund of the income tax and DIRT you paid over the last four years, up to €30,000 and 10% of the price. Budget 2027 announced a rise to €35,000, waiting on the Finance Act 2026. It is for a new build only, priced up to €500,000, with a mortgage of at least 70% of the price. On one income it can be your whole deposit. Read the Help to Buy guide.
The First Home Scheme. The State and the lender take a share of up to 30% of a new build's price (20% if you also use Help to Buy). You own the home. They own a share of its value until you buy them out. Your mortgage must be the most the lender gives you under the rules first, then the scheme fills the gap. The price must be within your county's ceiling, €375,000 to €500,000 (see counties). Read the First Home Scheme guide.
The Local Authority Home Loan. A mortgage from the council for people the banks turn down. It is covered in the next section.
Here is Sara again with the First Home Scheme. Her mortgage is €192,000. She has a €24,000 deposit. A scheme share of 30% on a €300,000 new build is €90,000. €192,000 plus €24,000 plus €90,000 is €306,000. So a €300,000 new build is within reach, where €213,000 was the limit on the mortgage alone. The First Home Scheme calculator runs this for your numbers.
The council loan in detail
The Local Authority Home Loan is a mortgage from your county or city council. It exists for first-time buyers who cannot get enough from a bank. Since 1 April 2026 the income limit is €80,000 gross for a single applicant (it was €70,000 before; see changes).
The main rules are these.
- You are a first-time buyer, or a Fresh Start applicant (separated, divorced or after insolvency, with no home now).
- Two regulated lenders have refused you, or offered less than you need. One letter from a broker (on the Central Bank's register) can cover both. Read about brokers.
- You are aged 18 to 70.
- The price is within your county's ceiling: €415,000 in Dublin, Kildare and Wicklow; €375,000 in Cork, Galway and Meath; €345,000 in Clare, Limerick, Louth, Waterford and Westmeath; €310,000 elsewhere. Some counties are still to be confirmed; check counties.
- The loan is up to 90% of the price.
The rate is fixed for the whole term: 4.00% for up to 25 years, or 4.05% for up to 30 years. The council also checks that you can afford the repayments. Read the Local Authority Home Loan guide and run the council loan calculator.
Sharing the cost with someone who is not a partner
Some single buyers buy with a sibling or a friend. Two incomes count together for the 4 times rule. Both names go on the mortgage, and both of you owe the whole loan, not half each.
You can own the home as tenants in common. That means each of you owns a set share, such as 60% and 40%, which can be left in a will. Agree the shares, who pays what, and how one of you can leave, in writing. A solicitor (check the Law Society's register) draws this up. Read buying with a partner, which covers the ownership choices in full.
What lenders add on top
The Central Bank limit is a ceiling. Each lender then applies its own tests.
- A stress test: can you still pay if the rate were about 2% higher?
- Net disposable income: what is left each month after the repayment and your bills.
- Age at the end of the term, usually 65 to 70.
- Your credit record. Check it free on the Central Credit Register before you apply. Read the credit check guide.
On one income, the monthly repayment takes a bigger share of what comes in. A longer term lowers the monthly figure but raises the total interest. The repayment calculator shows both.
Where this leaves you
Start with your income and the how much can I borrow tool: it gives your limit, the price that follows, and the deposit. Then check the three schemes against a new build in your county, and the council loan if the banks say no. The first-time buyer journey lists every step from here, and get quotes puts you in touch with a solicitor and a surveyor when you are sale agreed.
Questions people ask
Can I get a mortgage on my own in Ireland?
Yes. The rules are the same for one person as for two. A first-time buyer can borrow up to 4 times their gross income and up to 90% of the price. The hard part is that one income buys less, so the schemes matter more.
How much can a single person borrow for a mortgage in Ireland?
Up to 4 times gross income as a first-time buyer, or 3.5 times if you have owned before. On €45,000 that is €180,000 as a first-time buyer. Lenders add their own tests on top, so the rule is a ceiling, not an offer.
What salary do I need to buy a house on my own in Ireland?
It depends on the price. The national median price was €396,000 in the twelve months to June 2026. A 90% mortgage on that is €356,400, which needs an income of about €89,100 at 4 times. In Longford, with a median of €198,000, the income needed is about €44,550.
Is the Local Authority Home Loan good for single buyers?
It is open to a single first-time buyer with gross income up to €80,000 who has been refused, or offered less than needed, by two lenders. The loan is 90% of the price within your county's ceiling, at a fixed rate for the whole term.
Can I buy a house with a friend or sibling instead?
Yes. Two incomes count together, and you can own the home as tenants in common in whatever shares you agree. Put the shares and an exit plan in writing with a solicitor before you buy.