First-Time Buyer Guide Ireland 2025
Everything you need to know about buying your first home in Ireland — mortgage rules, government schemes, costs, and the step-by-step process.
The Step-by-Step Process
Check what you can afford
Use the Central Bank's 3.5× income rule as your starting point. A €70,000 salary gives a maximum mortgage of €245,000. Add your savings as deposit. First-time buyers need at least 10%.
Check your scheme eligibility
Before you do anything else, check Help to Buy and First Home Scheme eligibility. These can add €30,000–€50,000+ to your buying power. Many buyers miss out simply because they didn't check.
Get mortgage approval in principle
Approach 2–3 lenders (AIB, BOI, Permanent TSB, EBS, Avant Money) for Approval in Principle (AIP). This is not a full mortgage — it's a letter confirming what they'd likely lend. Takes 1–2 weeks.
Engage a solicitor
You need a solicitor before you make an offer. They handle contracts, title checks, and the legal transfer. Expect €1,500–€2,500 in solicitor fees.
Find your home
Search Daft.ie and MyHome.ie. For new builds, visit show houses directly. Check our developments listing for HTB and FHS eligible new homes in your area.
Make an offer
Once you find a home, submit your offer through the estate agent. Having AIP makes your offer stronger. New builds typically have fixed prices — no negotiation.
Full mortgage application
Once your offer is accepted, submit a full mortgage application. You'll need: 6 months payslips, 6 months bank statements, P60, photo ID, and proof of deposit.
Surveys and snag list
For second-hand homes, commission a structural survey (€400–€600). For new builds, do a snag list inspection before signing off — a professional snagger costs €200–€300.
Exchange and close
Solicitors exchange contracts. You pay the balance of the deposit (typically 10% total). Closing takes 4–8 weeks. You get the keys on completion day.
Hidden Costs to Budget For
| Cost | Amount |
|---|---|
| Stamp Duty | 1% on first €1m |
| Solicitor fees | €1,500–€2,500 |
| Valuation fee | €150–€200 |
| Structural survey | €400–€600 |
| Snag list | €200–€300 |
| Life insurance | €30–€80/month |
| Home insurance | €300–€600/year |
| Moving costs | €500–€2,000 |
Budget an extra 3–5% of the purchase price for all closing costs combined.
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