Mortgage How Much Can I Borrow in Ireland? 2025 Guide

You’ve probably already crunched the numbers in your head: salary × something equals a mortgage. But in Ireland, that “something” depends on who you are — first-time buyer, mover, older applicant, or someone starting out alone.

Maximum salary multiple for first-time buyers: 4 times gross annual income ·
Maximum loan-to-value for first-time buyers: 90% ·
Central Bank LTI limit for non-first-time buyers: 3.5 times income ·
Typical mortgage term: 25 to 35 years ·
Minimum deposit required: 10% of property value ·
Average interest rate (2025): around 4.2%

Six key numbers define what you can borrow — here’s how they stack up across borrower types.

How many times my salary can I borrow for a mortgage in Ireland?

Salary multiples for first-time buyers and movers

• First-time buyers can borrow up to 4 times their gross annual income (Mortgages.ie (Irish mortgage comparison site)).
• Non-first-time buyers (movers) are limited to 3.5 times gross income (Mortgages.ie).
• Example: on an €80,000 salary, a first-time buyer can borrow up to €320,000 (Mortgages.ie).

Central Bank mortgage measures explained

• The Central Bank of Ireland (financial regulator) caps loan-to-income (LTI) at 3.5 times for most borrowers, with a 4x allowance for first-time buyers (Mortgages.ie citing Central Bank rules).
• Loan-to-value (LTV) limits: first-time buyers can borrow up to 90% (10% deposit), while switchers are capped at 80% (Mortgages.ie).
• Properties over €1 million face additional LTV restrictions under the Central Bank measures.

The pattern is deliberate: the regulator wants first-time buyers to have more room to get on the ladder while protecting repeat buyers from overleveraging.

How much is a 300k mortgage per month in Ireland?

Calculating monthly repayments based on interest rate and term

• Your monthly repayment depends on three variables: loan amount, interest rate, and term length.
• Longer terms (e.g., 35 years) lower monthly payments but increase total interest paid over the life of the loan.
• Shorter terms reduce maximum borrowable amount (EBS (Irish mortgage lender)).

Example: 300k at 4% over 30 years

• Using the average interest rate of 4.2% (2025), a €300,000 mortgage over 30 years produces monthly repayments of approximately €1,470.
• At the 3.40% long-term fixed rate advertised by Mortgages.ie (Irish mortgage comparison site), that same 30-year term drops the monthly payment to roughly €1,330.
• Permanent TSB (Irish retail bank) offers a 3-year fixed rate of 3.70% (APRC 4.52%) on loans up to €100,000 over 20 years, giving a monthly cost of about €592 (Permanent TSB).

What this means: the trade-off between monthly affordability and long-term cost is central to your decision.

Is 45 too old to get a mortgage?

Age limits for mortgage applications in Ireland

• There is no official age limit set by the Central Bank of Ireland – but individual lenders impose their own maximum age.
• Most lenders require the mortgage term to end before your expected retirement age, typically 65–70 (Bank of Ireland (one of Ireland’s largest lenders) offers terms up to 35 years for first-time buyers).
• Some lenders cap the age at drawdown (e.g., 70 or 75) meaning you must complete repayments by that age.

Retirement income and mortgage approval

• Older borrowers can use pension income and guaranteed retirement income to demonstrate affordability.
• If you are 45 and apply for a 30-year term, your loan would end at age 75 – which many lenders accept as long as you can prove post-retirement income.
• The Competition and Consumer Protection Commission (CCPC) (consumer watchdog) advises that borrowers over 50 should discuss age limits with each lender before applying.

The implication: age doesn’t disqualify you, but it forces a harder look at post-retirement income.

How much can I borrow from Bank of Ireland?

Bank of Ireland mortgage lending criteria

• Bank of Ireland (one of Ireland’s largest lenders) typically applies the Central Bank’s 3.5 times salary multiple for movers and 4 times for first-time buyers.
• Maximum mortgage term: 35 years for first-time buyers (Bank of Ireland).
• Their online calculator considers gross income, existing debts, and desired term to estimate borrowing capacity.

Credit union mortgages in Ireland

• Some credit unions now offer mortgages up to 4 times salary, but often at a lower loan-to-value (e.g., 80% LTV maximum) (Mortgages.ie quoting credit union rules).
• Credit unions may be more flexible with older borrowers and can consider savings history.

AIB mortgage borrowing limits

• AIB (another major Irish lender) follows the same Central Bank multiples: 4x for first-time, 3.5x for others.
• AIB’s mortgage affordability calculator (Mortgages.ie links to AIB) allows you to input income and outgoings to get a personalised estimate.

The pattern across lenders: the Central Bank sets the ceiling, but each lender’s underwriting rules can tighten that limit based on your specific financial profile.

How much can I borrow using a mortgage calculator in Ireland?

How to use a mortgage affordability calculator

1. Enter your gross annual income (e.g., €70,000).
2. Add any other income (bonuses, overtime, rental income – lenders may allow a portion).
3. List your existing loan repayments (car loan, credit card, student loan).
4. Input the desired mortgage term (20, 25, 30, or 35 years).
5. The calculator returns an estimated maximum loan based on the lender’s criteria (EBS (Irish mortgage lender) uses a 35-year term assumption).

Factors affecting borrowing capacity: income, expenses, deposit

• Income: Higher gross salary directly increases the maximum loan (4x vs 3.5x).
• Expenses: Lenders apply a stress test – your total monthly mortgage payments plus existing debts must not exceed roughly 30% of gross income.
• Deposit: A 10% deposit unlocks first-time buyer rates; a 20% deposit often gives access to lower interest rates and removes the need for mortgage insurance.

The catch: the calculator is only a starting point – your real offer depends on the lender’s stress test and your full financial picture.

For a first-time buyer earning €70,000, the maximum mortgage is €280,000 – enough for a two-bedroom apartment in much of the country. But age, existing debts, and the lender you choose can shave €50,000 or more off that ceiling. The implication is clear: borrow the maximum you’re offered only if your budget comfortably handles the monthly payment. For older borrowers, the choice narrows to shorter terms and lower amounts. For anyone in Ireland shopping for a mortgage, the smartest move is to run the calculator, talk to at least three lenders, and use the Help to Buy scheme if you’re buying new – or face a bigger deposit gap.