Quick answer
- A 90% LTV mortgage means a 10% starting deposit for a principal home, subject to current rules and lender approval.
- Keep deposit funds separate from Stamp Duty, legal, valuation, survey and moving costs.
- Gifted funds and buyer supports require evidence and must meet their own eligibility rules.
- Keep a cash buffer instead of using every available euro as the deposit.
On this page
Deposit and LTV in plain English
LTV means loan-to-value. It compares the mortgage amount with the property value. A 90% LTV mortgage means the lender funds 90% of the property price and the buyer funds the remaining 10% through deposit or accepted buyer funds.
For a principal home, the Central Bank LTV guide is generally 90%. For buy-to-let property, the LTV guide is generally 70%, meaning a much larger deposit is normally needed. Lenders can apply their own stricter criteria.
Deposit examples by property price
| Property price | 10% deposit guide | Mortgage at 90% LTV | 30% deposit guide for BTL |
|---|---|---|---|
| €300,000 | €30,000 | €270,000 | €90,000 |
| €400,000 | €40,000 | €360,000 | €120,000 |
| €500,000 | €50,000 | €450,000 | €150,000 |
| €600,000 | €60,000 | €540,000 | €180,000 |
These are LTV examples only. The mortgage still has to pass income, repayment and lender checks.
Do not spend the full savings pot as deposit
Your deposit is only one cash need. Buyers also need to plan for Stamp Duty, legal fees, valuation, survey, mortgage protection, home insurance, moving costs, immediate repairs and a safety buffer after closing.
A buyer with €45,000 saved may not safely have a €45,000 deposit. If €8,000 to €12,000 is needed for costs and buffer, the usable deposit may be lower. Use the Stamp Duty Calculator early, not after you go sale agreed.
How Help to Buy and First Home Scheme interact with deposit planning
Help to Buy can help eligible first-time buyers with the deposit for a qualifying new house, apartment or self-build, subject to Revenue conditions and caps. The First Home Scheme can help bridge a funding gap for eligible buyers and qualifying properties, but it is shared equity, not a normal cash grant.
The First Home Scheme also has important mortgage-related rules: applicants generally need mortgage approval with a participating lender, must borrow the maximum available up to the relevant scheme rules, and property price ceilings apply. If Help to Buy is used, the maximum FHS equity percentage is lower than where Help to Buy is not used.
Use the Help to Buy Calculator and First Home Scheme Calculator as separate checks instead of adding support automatically.
Deposit readiness checklist
- Show a regular savings pattern rather than unexplained last-minute transfers.
- Keep evidence for gifts, inheritance, sale proceeds or scheme approval.
- Separate deposit money from Stamp Duty and professional costs.
- Avoid new loans or large credit commitments before applying.
- Keep a post-purchase buffer for repairs, furniture, utilities and unexpected costs.
When the deposit looks realistic, test the matching mortgage with the Mortgage Calculator.
Frequently asked questions
What deposit do first-time buyers need in Ireland?
For a principal home, a 10% deposit is the common planning guide because the general LTV limit is 90%, subject to lender assessment and rules.
Do second-time buyers need 20% deposit?
The current principal home LTV guide is generally 90%, but second/subsequent buyers have a different income multiple and lenders can apply stricter criteria.
What deposit is needed for buy-to-let?
The general buy-to-let LTV guide is 70%, so a 30% deposit is a common starting point before lender policy and property checks.
Can Help to Buy count as deposit?
It can help eligible first-time buyers of qualifying new homes or self-builds, but Revenue and lender conditions must be met.
Can a gift count as deposit?
It may be accepted by a lender, but lenders usually need a gift letter and evidence that the money does not have to be repaid.
Should I keep savings after buying?
Yes. Keeping a buffer is sensible because ownership costs often start immediately after closing.
Sources & references
- Central Bank of Ireland: mortgage measures
- CCPC: mortgage monthly repayment estimator
- CCPC: mortgage overpayment calculator
- CCPC: paying extra off your mortgage
- Central Bank of Ireland: mortgage switching
- CCPC: applying for a mortgage
- CCPC: first-time buyer guide
- Citizens Information: taking out a mortgage
- Revenue: Help to Buy Scheme
- Revenue: Help to Buy amount
- Revenue: residential Stamp Duty rates
- First Home Scheme: eligibility
- First Home Scheme: property price ceilings
- Bank of Ireland: mortgage documentation checklist
- AIB: mortgage approval in principle guidance
Related calculators
Use these tools for the numbers behind this guide.