First-Time Buyer Ireland 2026: Complete Step-by-Step Guide
Buying your first home in Ireland in 2026 involves 7 key stages: getting mortgage approval, finding a property, making an offer, hiring a solicitor, completing surveys, exchanging contracts, and closing. Most purchases take 4–6 months from mortgage approval to keys. This guide walks you through every step with costs and timelines.
Step 1: Get mortgage approval in principle
Before viewing properties, get an Approval in Principle (AIP) from a mortgage lender. This tells you the maximum you can borrow — and shows sellers and estate agents you are a serious buyer.
Ireland's Central Bank rules limit most first-time buyers to borrowing 4x gross annual income. You also need a minimum 10% deposit. AIPs typically take 5–10 working days and are valid for 6–12 months depending on the lender.
Step 2: Check government schemes before you search
Before settling on a budget, check which schemes you qualify for. Help to Buy can add up to €30,000 to your deposit on a new build. The First Home Scheme can bridge a further gap of up to 30% of the purchase price.
These schemes significantly change your purchasing power. A couple earning €80,000 combined with €30,000 saved might be able to afford a €420,000 new build they could not otherwise reach.
Step 3: Find a property and make an offer
In Ireland, properties are listed on Daft.ie and MyHome.ie. Bidding is done verbally through the estate agent — there is no binding contract at this stage. You can bid, be outbid, and walk away at any time before contracts are signed.
Once your offer is accepted, you pay a booking deposit (typically €5,000–€10,000) to take the property off the market. This deposit is refundable until contracts are exchanged.
Steps 4–7: Solicitor, survey, contracts, and closing
After your offer is accepted: (4) instruct a solicitor — they review title, raise enquiries, and handle contracts; (5) commission a structural survey (€400–€600) and lender's valuation (€150–€200); (6) sign and exchange contracts — at this point the booking deposit becomes non-refundable and you pay the balance of your 10% deposit; (7) closing day — your solicitor transfers funds, you get the keys.
From offer accepted to closing typically takes 8–12 weeks on a second-hand home and up to 6 months on a new build.
Frequently asked questions
How long does it take to buy a house in Ireland?+
From mortgage approval in principle to getting your keys typically takes 4–6 months. The property search varies hugely by market conditions. Once an offer is accepted, the legal process takes 8–12 weeks on an existing home, or longer on a new build.
How much deposit do I need as a first-time buyer in Ireland?+
A minimum 10% deposit is required under Central Bank rules. On a €350,000 property that is €35,000. You may need more if the property does not value at the purchase price. Government schemes (Help to Buy, First Home Scheme) can supplement your savings.
Can I buy a house in Ireland without a solicitor?+
Legally you are not required to have a solicitor, but in practice it is essential. No reputable seller will proceed without solicitor-to-solicitor conveyancing, and your mortgage lender requires it. Budget €1,500–€3,000 for legal fees.
What is a booking deposit in Ireland?+
A booking deposit (typically €5,000–€10,000) is paid to the estate agent when your offer is accepted. It takes the property off the market but is fully refundable until you exchange contracts. It does not create any legal obligation to complete the purchase.
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