Anyone who’s been scrolling through Daft.ie or MyHome in the past few months has probably done the same mental calculation: if the house costs €300,000, what’s the deposit, and how realistic is it to save that amount? The answer is more straightforward than you might expect — at least 10% of the purchase price for first-time buyers, as set by the Central Bank of Ireland (the country’s financial regulator). But the real picture involves lending rules, government schemes like Help to Buy, and a few costs that don’t show up on the listing price.

4 related posts

Minimum deposit in Ireland: 10% of purchase price ·
Deposit for a €300,000 house: €30,000 ·
First-time buyer minimum: 10% ·
Second-time buyer minimum: 20-30% ·
Maximum mortgage term age: 70-75 years

Quick snapshot

1Confirmed facts
2What’s unclear
  • Exact deposit requirements for second homes vary by lender (Central Bank of Ireland)
  • Future Central Bank policy changes could alter minimum deposit rules (Central Bank of Ireland)
  • Whether a 5% deposit option will return for first-time buyers (Central Bank of Ireland)
3Timeline signal
  • Help to Buy scheme extended to 31 December 2029 (askpaul)
  • Enhanced Help to Buy was due to run until end of 2025 (Mortgage123)
  • Central Bank mortgage rules under periodic review (askpaul)
4What’s next

Six key deposit figures, one pattern: the deposit you need rises sharply with the number of properties you already own and the price of the home you’re buying.

Category Minimum deposit Source
First-time buyer (primary residence) 10% Central Bank of Ireland
Second-time buyer (primary residence) 20% Switcher.ie
Buy-to-let investor 30% Central Bank of Ireland
Maximum mortgage term To age 70 Citizens Information
Help to Buy grant (max) Up to 10% of purchase price Revenue
Average solicitor fees €1,500 – €3,000 Citizens Information
Booking deposit (typical) €5,000 – €10,000 The Irish Times
First-time buyer income multiple 4× gross annual income Citizens Information
Non-first-time buyer income multiple 3.5× gross annual income Citizens Information
Help to Buy max property price €500,000 Irish Property Data
Bottom line: The implication: the rules are uniform across lenders, but the true barrier for most buyers is whether their income can support the loan, not just the deposit figure.

What is the minimum deposit for buying a house?

The Central Bank of Ireland (the regulator that sets national lending rules) requires all buyers of owner-occupied homes to put down at least 10% of the purchase price. That applies whether you’re a first-time buyer or you’ve owned property before. For buy-to-let properties, the minimum jumps to 30%.

Minimum deposit for first-time buyers

  • First-time buyers need a minimum 10% deposit on a primary residence (Central Bank of Ireland)
  • They can borrow up to 4 times gross annual income (Citizens Information)
  • LTV is capped at 90%, meaning you need that 10% yourself or via Help to Buy (Citizens Information)

The 10% rule is the floor, not the target. A February 2025 analysis from The Irish Times (leading Irish news publication) noted that when you combine the deposit rule with income limits, a first-time buyer could need roughly €32,000 in cash — not just the headline 10% figure.

Minimum deposit for second-time buyers

  • Second-time buyers need at least 20% deposit, sometimes 30% depending on the lender (Switcher.ie)
  • They can borrow up to 3.5 times gross annual income (Citizens Information)
  • If moving to a higher-value home, the deposit requirement can feel steeper because the 20% applies to the full price

Minimum deposit for investment properties

  • Buy-to-let investors need a minimum 30% deposit (Central Bank of Ireland)
  • Lenders may also apply stress tests at higher interest rates for investment properties
  • Some lenders require 35-40% for certain investment property types
The catch

The 10% minimum is the same for first-time and second-time buyers of primary homes, but second-time buyers face a stricter income multiple (3.5× vs 4×) and often higher effective deposits because they’re moving to more expensive properties.

Bottom line: The pattern: if you’re a first-time buyer, the 10% rule is achievable, but your income — not your deposit — is likely the binding constraint. For second-time buyers, the deposit itself becomes the bigger hurdle.

How much deposit is needed for a 300k house?

A €300,000 home is close to the average price in many parts of Ireland, so it’s a useful benchmark. The math is straightforward for first-time buyers.

Deposit calculation for a €300,000 home

  • A 10% deposit on a €300,000 house is €30,000 (MortgageLine)
  • That €30,000 can come from your own savings, gifts, or the Help to Buy scheme if it’s a new build
  • Second-time buyers would need €60,000 (20%) or more

10% deposit example for first-time buyers

  • House price: €300,000
  • Minimum deposit: €30,000
  • Maximum mortgage: €270,000 (90% LTV)
  • Income needed: at least €67,500 gross annual income (4× rule) (Citizens Information)

What if you only have 5% deposit?

  • Standard Central Bank rules do not allow a 5% deposit for owner-occupied homes
  • Some lenders reportedly offered 90% LTV exceptions in the past, but these are rare
  • The Help to Buy scheme can effectively reduce your cash outlay, but the mortgage still requires 90% LTV (Irish Property Data)
Why this matters

A first-time buyer on a €50,000 salary can borrow €200,000 (4× income). To buy a €300,000 house, they’d need €100,000 in cash — far more than the €30,000 deposit minimum — because the income multiple, not the deposit rule, is the limiting factor.

The catch: for a €300,000 home, the deposit is the smaller barrier for first-time buyers. The income multiple is where the real squeeze happens.

How much deposit do I need for a 200k house?

A €200,000 property is more common in rural areas and smaller towns. The deposit math scales down, but the same rules apply.

Deposit for a €200,000 property

  • A 10% deposit on a €200,000 house is €20,000
  • Second-time buyers would need €40,000 (20%)
  • Investment buyers would need €60,000 (30%)

First-time buyer scenario: €20,000 deposit

  • House price: €200,000
  • Minimum deposit: €20,000
  • Maximum mortgage: €180,000 (90% LTV)
  • Income needed: at least €45,000 gross annual income (Citizens Information)

How to save for a 10% deposit

  • Set up a dedicated savings account and automate transfers on payday
  • Check if you qualify for the Help to Buy scheme — it can refund up to €30,000 of tax paid (Revenue)
  • Average solicitor fees and stamp duty add roughly €3,500–€5,500 to your upfront costs (Citizens Information)

The pattern: a €200,000 home is within reach for a single buyer earning €45,000+ with a €20,000 deposit saved. The challenge is finding a property at that price point in a desirable location.

How much deposit do I need for a €500,000 house?

A €500,000 property is at the upper end of the Help to Buy eligibility limit. The deposit figures climb quickly for second-time buyers and investors.

Deposit for a €500,000 house

  • A 10% deposit on a €500,000 house is €50,000
  • Second-time buyers need €100,000 to €150,000 (20-30%)
  • Investment buyers need €150,000 (30%)

Second-time buyer deposit requirements

  • At 20% deposit: €100,000 needed
  • At 30% deposit: €150,000 needed
  • Income needed at 3.5×: at least €128,571 gross annual income (Citizens Information)

Jumbo mortgages and deposit considerations

  • Properties over €500,000 are not eligible for Help to Buy (Irish Property Data)
  • High-value properties may require additional proof of income and lower LTV ratios
  • Some lenders cap mortgages at €1 million regardless of income

The implication: a €500,000 home means a €50,000 deposit for a first-time buyer, but the income requirement (€125,000+) puts it out of reach for most single earners. For second-time buyers, the deposit itself becomes the bigger barrier.

Can a 46 year old get a 25 year mortgage?

Age is a common worry for buyers who start later. The short answer is yes, but the term length depends on the lender’s maximum age at end of term.

Mortgage age limits in Ireland

  • Most Irish lenders set a maximum age of 70 at the end of the mortgage term (Citizens Information)
  • Some lenders allow up to age 75 at term end
  • At age 46, a 24-year term would end at age 70, which is within most lender limits

Typical maximum term and retirement age

  • A 46-year-old could get a 24-year term ending at 70
  • A 25-year term would end at 71, which some lenders accept
  • Lenders assess whether the borrower can sustain payments into retirement

Options for older borrowers

  • Shorter terms mean higher monthly payments but may be necessary to meet lender age limits
  • A larger deposit reduces the loan amount, making shorter terms more manageable
  • Self-employed borrowers over 45 may face additional income verification (JCMortgages)

What this means: a 46-year-old can typically get a 24-year mortgage, but the clock is tighter than for a 30-year-old. The key is to apply early and compare lender age limits — some are more flexible than others.

How much do you need for a mortgage deposit?

A mortgage deposit is the cash contribution you make from your own savings, with the bank lending the rest. The size of that deposit affects everything from interest rates to whether you’re approved at all.

What is a mortgage deposit?

  • A mortgage deposit is the portion of the purchase price you pay upfront from your own funds
  • The loan-to-value (LTV) ratio is the percentage the bank lends; a 90% LTV means you put down 10%
  • The Central Bank of Ireland caps LTV at 90% for primary residences (Central Bank of Ireland)

Deposit as percentage of property value

  • 10% deposit = 90% LTV mortgage (standard for first-time buyers)
  • 20% deposit = 80% LTV (typical for second-time buyers)
  • 30% deposit = 70% LTV (standard for investment properties)

How deposit amount affects mortgage interest rates

  • A larger deposit (lower LTV) often qualifies you for lower interest rates
  • At 80% LTV, some lenders offer rates 0.2–0.5% lower than at 90% LTV
  • Over a 25-year mortgage, a 0.3% rate difference on €250,000 saves roughly €15,000 in interest

The catch: saving a 20% deposit instead of 10% doesn’t just reduce your monthly payments — it can save you tens of thousands in interest over the life of the loan. For buyers who can stretch, the reward is real.

How to calculate your deposit step by step

Four steps to figure out exactly how much deposit you need for your target property.

  1. Pick a target price. Start with the actual price range of homes you’re viewing, not a round number. Use Daft.ie or MyHome to narrow it down.
  2. Check your buyer status. First-time buyer = 10% minimum. Second-time buyer = 20-30%. Investment = 30%. (Central Bank of Ireland)
  3. Multiply by your deposit percentage. For a €300,000 home as a first-time buyer: €300,000 × 10% = €30,000.
  4. Add hidden costs. Solicitor fees (€1,500–€3,000), stamp duty (1% of purchase price up to €1 million), valuation fees (€150–€250), and booking deposit (€5,000–€10,000). (Citizens Information)

The implication: total upfront cash needed for a €300,000 home as a first-time buyer: roughly €37,000–€44,000 when you include all costs, not just the deposit.

Confirmed facts vs. what’s unclear

Confirmed facts

  • First-time buyers in Ireland need at least 10% deposit (Central Bank of Ireland)
  • Second-time buyers generally require 20-30% (Switcher.ie)
  • Mortgage terms are usually limited to a maximum age of 70-75 (Citizens Information)
  • Help to Buy is available only for new builds priced at €500,000 or less (Irish Property Data)
  • First-time buyers can borrow up to 4× gross annual income (Citizens Information)

What’s unclear

  • Exact deposit requirements for second homes may vary by lender
  • Impact of future Central Bank policy changes on minimum deposit rules
  • Whether a 5% deposit option will become available for first-time buyers in the future
  • How long the enhanced Help to Buy scheme will remain at current levels (Mortgage123)
Bottom line: The 10% minimum deposit rule is the starting point, but most Irish buyers need more cash than they expect because income multiples and hidden costs add up. First-time buyers should focus on the Help to Buy scheme and saving at least 10% plus €5,000–€10,000 for fees. Second-time buyers must plan for 20-30% deposit and compare lender rates.

Expert perspectives on deposit requirements

The general rule is a deposit of at least 10% of the purchase price.

Citizens Information (Ireland’s official public information service)

To buy a €300,000 house, you would need a deposit of €30,000 or more.

JCMortgages (Irish mortgage advisory firm)

For first time buyers buying their own home, a minimum 10% deposit will be required.

Mortgage123 (Irish mortgage intermediary)

The verdict: for first-time buyers in Ireland, the decision is clear: save at least 10% of the purchase price, check if you qualify for Help to Buy, and budget an extra €5,000–€10,000 for fees. For second-time buyers, the deposit requirement doubles — and that means a longer savings runway or a lower-priced target.

Additional sources

mortgages.ie, propertydata.ie

For a comprehensive overview of the entire process, see this step-by-step guide to buying a house in Ireland.

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Frequently asked questions

Can I buy a house with a 5% deposit in Ireland?

Standard Central Bank of Ireland rules require a minimum 10% deposit for primary residences. A 5% deposit is not currently available under the standard lending framework. Some lenders may have offered exceptions historically, but they are not common practice.

How long does it take to save a 10% deposit?

On a €300,000 house, a €30,000 deposit at a savings rate of €1,000 per month takes 30 months (2.5 years). If you can save €500 per month, it takes 60 months (5 years). The Help to Buy scheme can accelerate this significantly for new-build buyers by refunding up to €30,000 of tax paid.

What is the Help to Buy scheme?

Help to Buy is a government incentive that refunds income tax and DIRT paid in Ireland over the previous four years, up to €30,000 or 10% of the purchase price — whichever is lower. It’s available only for first-time buyers purchasing a new-build property priced at €500,000 or less. (Revenue)

Do I need a deposit for a second home?

Yes. Second-time buyers in Ireland need a minimum 20% deposit for a primary residence, and some lenders require 30%. If the second home is an investment property, the minimum deposit is 30% under Central Bank rules. (Central Bank of Ireland)

Are there any deposit assistance programs?

The main program is Help to Buy for new builds. The Local Authority Home Loan is a government-backed mortgage for first-time buyers that requires a lower deposit than some commercial lenders. Some credit unions also offer mortgage products with competitive terms for first-time buyers.

How does my credit score affect deposit requirements?

A poor credit history does not change the minimum deposit percentage set by the Central Bank, but it can affect whether a lender approves your application. Lenders may require a larger deposit (lower LTV) if you have credit issues, as a way to reduce their risk. Check your credit report with the Central Credit Register before applying.

What happens if I can’t afford the deposit?

If you cannot afford the 10% deposit, you may need to save longer, buy a lower-priced property, or consider the Help to Buy scheme for new builds. Gifts from immediate family members (with a letter of declaration) are accepted by most lenders as part of the deposit. Some local authorities offer affordable housing schemes with reduced deposit requirements.

Is a deposit required for auction properties?

Yes, and the timing is tighter. When buying at auction, you typically need a booking deposit of 10% of the purchase price on the day of the auction, with the balance due within 4-6 weeks. This means you need the full deposit in cash before the auction, not just a mortgage approval in principle.

For Irish homebuyers, the deposit math is straightforward but the real cost is wider than most expect. First-time buyers need to save at least 10% of the purchase price, plus €5,000–€10,000 for fees, and check Help to Buy eligibility. Second-time buyers face a 20-30% deposit. The decision is clear: start saving early, know your income limits, and budget for the hidden costs — or risk being priced out of the market.