Chapter 1 of 10 · Before you start · 4 of 10
How much deposit do you need for a house in Ireland?
Checked 21 Oct 2026the Central Bank's mortgage measures, Revenue's rules and the scheme operators' published terms.
The 10% minimum deposit explained, with worked examples by price, what counts towards it, Help to Buy, gifts, and the savings record lenders want.
Written in plain English for the person buying, selling or switching. This guide covers the Republic of Ireland only.
The short answer is 10% of the price. That is the Central Bank's rule for a home you live in. The longer answer is that the costs of buying come on top, and that Help to Buy, a gift or a scheme can supply part of the 10%. This guide gives the figures by price and explains what a lender counts.
The 10% rule
The Central Bank limits a mortgage on your own home to 90% of the price. So the deposit is at least 10%. That applies to first-time buyers and to movers. A buy-to-let, which is a home you rent out, is limited to 70%, so its deposit is 30%. The Central Bank rules explain both limits.
The income limit can push the deposit higher. If 4 times your income is less than 90% of the price, the gap is yours to fill.
The deposit by price
| Price | 10% deposit | Stamp duty at 1% | Other costs, typical | Cash to have |
|---|---|---|---|---|
| €250,000 | €25,000 | €2,500 | about €6,000 | about €33,500 |
| €300,000 | €30,000 | €3,000 | about €6,000 | about €39,000 |
| €350,000 | €35,000 | €3,500 | about €6,000 | about €44,500 |
| €396,000 (the national median) | €39,600 | €3,960 | about €6,000 | about €49,560 |
| €450,000 | €45,000 | €4,500 | about €6,000 | about €55,500 |
| €500,000 | €50,000 | €5,000 | about €6,000 | about €61,000 |
The "other costs" column is a typical sum for the solicitor, outlays, survey, valuation, protection, insurance and a local move. The cost of buying guide itemises it. The median price of €396,000 is the CSO's figure for the twelve months to June 2026.
A worked example
Eoin and Grace want a second-hand home at €350,000. They need:
- A deposit of €35,000, which is 10%.
- Stamp duty of €3,500, which is 1%.
- About €6,000 for the solicitor, survey, valuation, insurance and the move.
That is about €44,500 in cash. Their joint income is €85,000, so the income limit is €340,000. The 90% limit is €315,000. The lower figure wins, so the loan is €315,000 and the 10% deposit is enough.
What counts towards the deposit
Lenders accept:
- Your own savings, built up over time.
- A gift from family, with a signed gift letter. The gift letter guide has a template.
- Help to Buy on a new build, paid by Revenue to the builder.
- The equity from selling your current home. Equity is what is left after the old mortgage is paid off.
- A First Home Scheme equity share on a new build. The scheme takes a share of the home instead of you paying that part.
Lenders do not accept a loan as a deposit. A personal loan or a credit card advance in the months before you apply usually ends the application. The lender sees it on your statements and on the Central Credit Register.
Help to Buy on a new build
Help to Buy refunds income tax you paid over the last four years. It is for first-time buyers on a new build or self-build, with a price up to €500,000 and a mortgage of at least 70% of the price. The refund is the lowest of three figures: the tax you paid, 10% of the price, and the cap. The cap is €30,000, rising to €35,000 as announced in Budget 2027 and shown on Revenue's page from 7 October 2026. See the changes page for when it is enacted.
On a €350,000 new build, 10% of the price is €35,000. If you paid that much tax over four years, the refund covers the whole deposit. Most people get less, because they paid less tax. The Help to Buy calculator shows your figure. Revenue pays it to the builder, so you never hold it. The lender still wants to see your own savings for the costs.
The savings record lenders want
A lender wants six months, often twelve, of statements showing money going into savings every month. The pattern matters more than the balance. It shows you can pay a set sum each month, which is what a mortgage is.
Three things help:
- Set up a standing order on pay day into a separate savings account.
- Pay your rent by bank transfer, so it shows on the statement.
- Keep the savings account untouched. Dipping in and out weakens the record.
A lump sum that lands from nowhere is fine if you can explain it: a bonus, a car sold, a gift. Keep the paperwork. Check your credit record at the same time.
Rent paid counts as proof
If you pay €1,500 a month in rent on time, that is proof you can pay €1,500 a month on a mortgage. Lenders add rent to savings when they judge your record. If you pay in cash, switch to a bank transfer now so it shows.
Renters can also claim the rent tax credit: €1,000 for a single person and €2,000 for a couple for 2024 to 2026. Budget 2027 announced a rise to €1,150 and €2,300 for 2027. A claim for a past year lands as a refund and goes straight into the deposit.
Schemes that lower what you need
- The First Home Scheme takes an equity share of up to 30% in a new build, or 20% with Help to Buy. Your mortgage must first be the most the lender allows. The First Home Scheme calculator shows the share.
- The Local Authority Home Loan is a council mortgage at 90% of the price for people two lenders have refused or offered less. The deposit is still 10%.
Neither scheme removes the deposit. They close the gap between your loan and the price.
What the costs look like on top
Do not plan on the deposit alone. Stamp duty, the solicitor, the survey, the valuation, mortgage protection, home insurance and the move add up. On a €350,000 home they come to about €9,500 together with stamp duty. The hidden costs guide lists the ones people forget.
Where this leaves you
Put the price and what you can save each month into the deposit savings calculator. It shows the deposit, the costs on top, Help to Buy on a new build, and the months until you are there. The first-time buyer journey takes you through the rest.
Questions people ask
How much deposit do I need for a house in Ireland?
At least 10% of the price for a home you live in. On a €350,000 home that is €35,000. You also need money for stamp duty, the solicitor and the other costs, which are on top of the deposit.
Can I get a mortgage with a 5% deposit in Ireland?
Only with an exemption from the 90% limit, which lenders rarely give. For most buyers the answer is no. Help to Buy on a new build can supply most or all of the 10%, so your own savings can be less.
Does Help to Buy count as a deposit?
Yes. On a new build, Revenue pays the refund to the builder as part of your deposit. It is up to €30,000, or €35,000 as announced in Budget 2027, and no more than 10% of the price.
Can my parents give me my deposit?
Yes. The lender wants a signed gift letter saying it is a gift, not a loan. Gifts from a parent are tax-free up to the group A threshold of €400,000 over your lifetime. Check Revenue's page for the current figure.
How long does it take to save a deposit in Ireland?
It depends on the price and what you can save each month. Saving €1,000 a month towards a €35,000 deposit takes about three years. The deposit savings calculator works it out for your figures.