Ireland Mortgage Calculator
Ireland’s mortgage market is shaped by Central Bank rules that cap what you can borrow — knowing your LTI ratio, LTV, and stamp duty cost before you bid puts you in control. Enter your property value, deposit, and rate to see your full repayment breakdown, compare two mortgages side by side, and find out how much overpaying could save you over the full term.
Enter Loan Details
Enter your property value and deposit to see your mortgage amount, LTV ratio against Central Bank limits, and estimated stamp duty. Add your income to check your LTI ratio against the 4× FTB cap.
Set Your Rate & Mortgage Term
Enter your interest rate and term to see your monthly repayment and total interest. Toggle green mortgage for BER A/B properties or buy-to-let to reflect the 70% LTV Central Bank limit.
Review the Breakdown
View your total interest, full amortisation schedule, overpayment savings, rate benchmark against Irish market rates, and a side-by-side comparison of two mortgage deals.
IE Mortgage Calculator
CBI & ECB benchmarks · 2025–26
Loan Summary
PER MONTHLoan summary
A plain-English read of how the loan works at the inputs above — using the standard amortisation formula and current CBI benchmarks.
Principal vs Interest split
Repayment schedule
Annual amortisation showing how each year's repayments split between principal and interest. In the first years of a 30-year mortgage, around 50–60% of each repayment is interest at IE's current rate environment.
Variable rate mortgages allow unlimited overpayments. Fixed-rate loans typically cap overpayments at 10% of the outstanding balance per year — check your loan offer for break costs. Per CCPC.
| Year | Opening Balance | Annual Repayments | Principal Paid | Interest Paid | Closing Balance |
|---|
Interest vs principal over time
How each year's repayment splits between interest and principal. Early in a 30-year mortgage, the majority of every repayment is interest — this gradually shifts as the balance falls.
Annual interest paid
Rate benchmark
How your rate compares to the ECB Deposit Rate and current Irish mortgage rate averages. Always compare across multiple lenders — even a 0.25% difference matters significantly. Per CCPC.
Rate comparison
Compare two mortgages
Loan A mirrors the calculator above. Adjust Loan B's rate and term to see the difference. On a 30-year loan, even a 0.25% rate gap can mean tens of thousands of euros over the life of the loan.
Both loans use the same loan amount and frequency. Always compare rates across multiple lenders before refixing — and check break costs on existing fixed loans. Per CCPC.
Ireland Mortgage Rates & Schemes
ECB benchmark rates, current variable and fixed rate averages, CBI macroprudential rules (LTI / LTV), stamp duty thresholds, and First Home Buyer schemes — sourced from official government data and verified May 2026.
Variable vs Fixed
Variable rates move with the ECB / Euribor. Most IE borrowers fix for 3–5 years before refixing.
CBI LTV Caps
Loan-to-Value Ratio limits set by the Central Bank of Ireland macroprudential rules.
First Home Buyer Schemes
Government schemes available to eligible IE first home buyers in 2026.
Home Loan Types in Ireland
The right structure depends on circumstances, risk tolerance, and how long the property will be held. Per CCPC.
| Type | Rate Behaviour | Key Feature | Best For |
|---|---|---|---|
| Fixed Rate (Annuity)Typically 1–10 years | Locked | Rate fixed for term; principal reduces each period; certainty of repayment amount | Most IE borrowers — repayment certainty during the fixed term |
| Standard Variable Rate (SVR)Bank-set, can change anytime | Bank discretion | Rate set by the lender; can rise or fall at the bank's discretion (subject to advance notice rules) | Borrowers wanting flexibility without ECB-linked exposure |
| Avant Flex VariableEuribor-linked | Tracks Euribor | 12-month Euribor + margin; rate resets annually; transparent ECB-linked movement | Borrowers wanting wholesale-rate transparency and ECB exposure |
| Green MortgageBER A3 or better | Fixed (discounted) | 0.10–0.30% discount on fixed rates for properties with BER A3 or better energy rating | Buyers of new-builds or energy-upgraded properties |
| Interest-Only (IO)Generally BTL only | Higher | Only interest paid; principal unchanged; higher total interest overall | BTL investors managing rental cash flow — rarely available for owner-occ in IE |
| Tracker MortgagePre-2008 legacy product | ECB MRO + margin | Tracks ECB Main Refinancing Rate + small margin; no longer offered to new borrowers | Existing tracker holders — generally keep their tracker; don't lose it |
Annuity (P&I)
- ✓Each repayment reduces the outstanding balance
- ✓Builds equity with every repayment
- ✓Lower total interest over the full loan term
- ✓Lower interest rate than IO loans
- −Higher repayments than IO during early years
Interest Only (IO)
- ✓Lower repayments during the IO period
- ✓Useful for BTL investor cash flow
- −Loan balance does not reduce during IO period
- −Significantly more total interest paid overall
- −Repayments jump sharply when IO period ends
CBI Macroprudential Rules · LTV & LTI
Loan-to-Value Ratio (LTV) caps how much can be borrowed relative to the property value. Loan-to-Income Ratio (LTI) caps how much can be borrowed relative to gross income. Both apply to all CBI-regulated lenders. From April 2026, the CBI also exempts bridging loans from LTI restrictions. Per CBI Mortgage Measures.
| Borrower Type | LTV Cap | LTI Cap | Exception Allowance |
|---|---|---|---|
| First Time Buyer (FTB) | 90% | 4× gross income | 15% of new FTB lending can exceed caps |
| Second & Subsequent Buyer (SSB) | 80% | 3.5× gross income | 15% of new SSB lending can exceed caps |
| Buy-to-Let (BTL) Investor | 70% | Not applicable | 10% of new BTL lending can exceed 70% LTV cap |
| Bridging Loans (April 2026) | N/A | EXEMPT | Excluded from LTI from April 2026 |
How the exception allowance works
Lenders may originate up to 15% of new FTB/SSB lending and 10% of new BTL lending outside the standard LTV/LTI caps. The multiple applied above the cap is at the lender's discretion — not codified by CBI. Banks vary in how generously they grant exceptions. Common practice in 2026 is up to ~4.5× income for FTB exceptions and ~4× for SSB exceptions.
First Home Buyer Schemes & Concessions
Ireland's main first home buyer supports for 2026: Help to Buy (income tax refund) extended to December 2029, First Home Scheme (government equity stake), and Mortgage Interest Credit (final year, max €625). Per Revenue and First Home Scheme.
| Scheme | Benefit | Key Eligibility | Authority |
|---|---|---|---|
| Help to Buy (HTB)Extended to 31 Dec 2029 | Income tax refund — lesser of 10% × purchase price or €30,000 | FTB only; new build only; max property price €500,000; min mortgage LTV 70%; must live in property | Revenue |
| First Home Scheme (FHS) | Government equity stake of up to 30% of property value (20% if HTB also used) | FTB or fresh start; new build or self-build; max property price varies by area (Dublin ~€500k, regions lower); no service charge for first 5 years | First Home Scheme |
| Mortgage Interest CreditFinal year 2026 | Max €625 tax credit (single) — reduced from €1,250 in 2025 | Mortgage balance €80k–€500k; primary residence only; relief on increased interest paid vs 2022 baseline | Revenue |
| Local Authority Home Loan | Discounted fixed-rate mortgage from local authorities — up to €360k | FTB or fresh start; can't get sufficient bank funding; income caps (single ~€70k / couple ~€85k); house price caps | LA Home Loan |
| Stamp Duty (Residential) | 1% up to €1M · 2% €1M–€1.5M · 6% over €1.5M (raised from 2% in Oct 2024) | All purchases (no FTB relief in IE except first-time main residence under reduced rates indirectly) | Revenue |
Mortgage Repayment Formulas
How annuity, interest-only, overpayment, and affordability calculations are performed — these are the same formulas used by all Irish lenders.
Annuity Periodic Repayment (PMT)
Standard annuity formula — fixed periodic repayment that fully repays the loan over the term.
P = loan amount · r = periodic rate · n = total periods
Interest-Only Repayment
During IO period (BTL only in IE), only interest is paid. Principal unchanged.
After IO ends, annuity repayments restart on original principal over the remaining term
Overpayment Effect
Overpayments directly reduce the outstanding principal, compounding savings over the loan term.
€200/month overpayment on a €360k loan @ 3.10% over 30 years saves ~€25,000 in interest and ~3.5 years
Maximum Loan (Affordability)
Reverse PMT — solves for the largest loan you can service at a given budget, rate, and term.
Add your deposit to PV to get total property budget. CBI LTI separately limits this.
Official Ireland Sources
Ireland Mortgage Market Snapshot
ECB rates, average lending rates, and loan composition in Ireland
ECB · CBI · CSO · Updated April 2026Rate Analysis
ECB rate, IE lending rates, and rate type comparison
Mortgage Spread vs ECB
Owner-occ variable minus ECB Deposit Rate (last 8 months)
New Lending Mix
Share of new IE owner-occupier loans by rate type (2025–26)
Median Property Prices
Regional median sale prices (CSO RPPI March 2026)
| Loan Type | Avg Rate (p.a.) | vs ECB | Share of New Lending |
|---|---|---|---|
| Owner-Occ Variable (SVR) | ~3.90% | +1.90 pp | ~15% |
| Avant Flex Variable (Euribor+) | ~3.65% | +1.65 pp | ~5% |
| Owner-Occ 3-Yr Fixed | ~3.30% | +1.30 pp | ~25% |
| Owner-Occ 4-Yr Fixed | ~3.10% | +1.10 pp | ~30% |
| Owner-Occ Green Fixed (BER A3+) | ~3.05% | +1.05 pp | ~15% |
| BTL Variable | ~4.70% | +2.70 pp | ~8% |
| Legacy Tracker (ECB+margin) | ~2.95% | +0.95 pp | ~2% |
| ECB Deposit Rate (benchmark) | 2.00% | — | — |
Ireland Mortgage News & Updates
ECB rate decisions, CBI macroprudential changes, and government scheme updates affecting Irish mortgage borrowers — sourced from official channels.
CBI Exempts Bridging Loans from LTI Restrictions
From April 2026, the Central Bank of Ireland exempted bridging loans from Loan-to-Income restrictions. The change recognises bridging facilities are short-term and not comparable to standard mortgage lending. The 4× LTI cap for FTB and 3.5× LTI cap for SSB continue to apply to standard mortgages.
What Changed (effective April 2026)
- Bridging loans: now exempt from LTI restrictions
- Standard FTB: 4× LTI cap unchanged; 90% LTV cap unchanged
- Standard SSB: 3.5× LTI cap unchanged; 80% LTV cap unchanged
- BTL: 70% LTV cap unchanged; LTI not applicable
- Exception allowance: remains 15% FTB/SSB, 10% BTL
CSO CPI Rises to 3.7% — Limits Room for Further ECB Cuts
The CSO Consumer Price Index rose 3.7% over the year to April 2026 — above the ECB's 2% target. The print suggests the ECB will hold the Deposit Rate at 2.00% rather than cut further in the near term, keeping Irish mortgage rates stable.
Top Contributors
- Services: housing rents, hospitality
- Food & beverages: persistent above-target
- Energy: moderating but volatile
Implication for Rates
Markets now expect the ECB Deposit Rate to remain at 2.00% through most of 2026. A 0.50% rate change on a €360k loan over 30 years adds or saves ~€96/month and ~€33,000 in total interest.
ECB Holds Deposit Rate at 2.00% — Easing Cycle Concludes
The European Central Bank held the Deposit Facility Rate at 2.00% at its June 2025 meeting, signalling the end of an easing cycle that began in June 2024 and totalled 200 basis points of cuts. The MRO Rate held at 2.15% and the Marginal Lending Facility at 2.40%.
2024–25 Easing Cycle Summary
- June 2024: Deposit 4.00% → 3.75% (first cut)
- Sep 2024: 3.75% → 3.50%
- Oct/Dec 2024: 3.50% → 3.00% (50 bp total)
- Jan/Mar/Apr 2025: 3.00% → 2.25% (75 bp total)
- June 2025: 2.25% → 2.00% (final cut)
- Net easing: 200 basis points across 12 months
- Avg IE variable rate dropped from ~4.50% (Apr 2024) to ~3.90% (Apr 2026)
Mortgage Interest Credit Reduced for Final Year — Max €625
From January 2026, the Mortgage Interest Tax Credit was reduced to a maximum of €625 (down from €1,250 in 2025) and 2026 is its final year. The credit was introduced to provide relief on increased interest costs versus a 2022 baseline.
Phase-Down Timeline
- 2023 tax year (claimed 2024): Up to €1,250 (introduction)
- 2024 tax year (claimed 2025): Up to €1,250 (continued)
- 2025 tax year (claimed 2026): Up to €625 (50% reduction)
- 2026 tax year: Final year of relief
- Eligibility: primary residence only; mortgage balance €80k–€500k at 31 Dec 2022; tax credit applied to increased interest paid vs 2022 baseline
Help to Buy Extended to 31 December 2029
Budget 2026 extended the Help to Buy (HTB) scheme by four years — from end-2025 to 31 December 2029. The maximum benefit remains the lesser of 10% of purchase price or €30,000, with the €500,000 property price cap and 70% minimum LTV preserved.
HTB Key Rules (2026)
- Benefit: income tax refund of up to €30,000 or 10% of property price (whichever is lower)
- Eligibility: first-time buyers only; new build only; property price cap €500,000
- Mortgage LTV: minimum 70% (the buyer's mortgage must be at least 70% of the price)
- Property type: new builds or self-builds only — second-hand homes excluded
- Duration: must live in property as principal place of residence for ≥5 years
- Source of refund: income tax and DIRT paid in the 4 tax years before the application
Higher Stamp Duty on Properties Above €1.5M Introduced
Budget 2025 (effective from 2 October 2024) introduced a new top stamp duty band of 6% on residential property purchases above €1.5 million. The bulk-buying levy on 10+ houses (not apartments) was also raised from 10% to 15%.
Residential Stamp Duty Bands (from 2 Oct 2024)
- Up to €1,000,000: 1%
- €1,000,000 – €1,500,000: 2% (on portion above €1M)
- Above €1,500,000: 6% (on portion above €1.5M) — new band
- Bulk purchase 10+ houses: 15% (raised from 10%; not apartments)
- Apartments: standard residential rates apply (bulk-buy exemption)
First Home Scheme Reaches 5,000 Approvals
Two years after launch in July 2022, the First Home Scheme passed 5,000 approvals in mid-2024 — providing government equity stakes of up to 30% of property value (20% if Help to Buy also used) to eligible first-time buyers and fresh-start applicants.
FHS Key Rules (2026)
- Equity stake: government takes up to 30% of property value (20% if HTB used)
- Service charge: 0% for the first 5 years, then phased in from year 6 (1.75% capped initially, rising over time)
- Eligibility: first-time buyers, fresh start applicants (divorced/separated), or borrowers in mortgage difficulty
- Property: new build or self-build only (some second-hand homes added recently in certain areas)
- Property price caps: vary by region — Dublin ~€500k, Cork/Galway ~€450k, other ~€300–375k
- Can be combined with HTB (FHS equity capped at 20% if so)
CBI Strengthens Mortgage Switching Rights
The Central Bank of Ireland updated its Consumer Protection Code in 2024 to strengthen mortgage switching rights. Lenders must now provide an indicative switching saving figure on annual statements, and switching turnaround times must be communicated to applicants.
Key Switching Rights for IE Borrowers
- Annual statements must show potential switching savings if a cheaper rate is available
- Lenders must respond to switching enquiries within strict timeframes
- Break funding costs (early redemption fees) on fixed-rate loans must be transparently calculated
- Borrowers on variable rate (SVR) can switch at any time without break costs
- Switching can save €10,000+ over the loan term on a typical €300k mortgage
- Always request a written break fee quote before switching from a fixed rate
Frequently Asked Questions
Common questions about Irish mortgages, repayments, CBI rules, Help to Buy and First Home Scheme, BTL investment, and stamp duty — verified against CCPC, CBI, Revenue and gov.ie.
Important Disclaimer
For educational and informational purposes only. This calculator produces estimates based on the inputs provided and the standard amortisation formula, assuming a fixed interest rate, on-time repayments, and no additional fees over the loan term. Actual repayments will differ based on lender, advertised rate, fee structure, and rate changes at refix. The ECB Deposit Facility Rate is 2.00% (held since June 2025) and the average owner-occupier variable rate is approximately 3.90% APR per CBI retail interest rate statistics — buy-to-let variable rates average ~4.70% APR and best 4-year fixed buys start from 3.00% (PTSB) and 3.10% (BoI Green for BER A3+).
The calculator does not include legal/solicitor fees, valuation costs, structural surveys, stamp duty, or break funding costs. Stamp duty is payable at 1% up to €1M, 2% on the portion €1M–€1.5M, and 6% on the portion above €1.5M (residential rates effective 2 October 2024). LTV is calculated on the property purchase price; CBI macroprudential rules cap First Time Buyer LTV at 90% (LTI 4×), Second & Subsequent Buyer at 80% (LTI 3.5×), and Buy-to-Let at 70% LTV — with a 15% / 10% exception allowance at lender discretion. From April 2026, bridging loans are exempt from LTI. Help to Buy (extended to 31 Dec 2029) provides eligible first-time buyers an income tax refund of up to €30,000 or 10% of price (whichever is lower) on new builds priced ≤€500,000. The First Home Scheme offers a government equity stake of up to 30% (20% if HTB used). The Mortgage Interest Credit max €625 in 2026 is the final year of the relief. For buy-to-let investments, mortgage interest is 100% deductible against rental income per Revenue; rental losses are ring-fenced to future rental income only; Capital Gains Tax at 33% applies on disposal (Ireland has no equivalent to the NZ bright-line test — CGT applies regardless of holding period). Mortgage protection insurance is legally required (Consumer Credit Act 1995). Warning: If you do not keep up your mortgage repayments you may lose your home. Results do not constitute financial, tax, or legal advice. Rates, thresholds, and policies are subject to change. Refer to the lender\u2019s Mortgage Information Document (MID) and seek independent professional advice for personal circumstances.
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