Quick answer
- A standard first-time-buyer planning ceiling is 4 times gross income.
- A standard second or subsequent buyer planning ceiling is 3.5 times gross income.
- Joint applicants normally start with combined qualifying gross income.
- The multiplication is a regulatory ceiling, not a promise that a lender will approve that amount.
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Mortgage amount by salary: quick examples
The table applies the standard Central Bank loan-to-income limits to gross annual income. It shows a starting ceiling before lender affordability assessment. It does not include an allowance above the limits.
| Gross income | First-time buyer at 4× | Second/subsequent buyer at 3.5× |
|---|---|---|
| €40,000 | €160,000 | €140,000 |
| €50,000 | €200,000 | €175,000 |
| €60,000 | €240,000 | €210,000 |
| €75,000 | €300,000 | €262,500 |
| €100,000 combined | €400,000 | €350,000 |
Start with the Mortgage Affordability Calculator to check income, deposit and buyer type together. Then use the Mortgage Repayment Calculator to test the monthly cost for a chosen mortgage, interest rate and term. Both results are planning estimates rather than lender approvals.
From mortgage amount to property budget
The income multiple estimates the mortgage, not the property price. A simple property budget begins with the mortgage plus deposit. A first-time buyer on €60,000 might start with a €240,000 mortgage ceiling. With €30,000 available as deposit, the headline property budget is €270,000 before checking LTV and keeping money for buying costs.
Do not put legal fees, Stamp Duty, valuation, survey, insurance and moving costs inside the deposit total. Read the total buying-cost guide before setting a maximum bid.
Same €60,000 salary, different savings
Both buyers are first-time buyers with accepted gross income of €60,000, giving a standard €240,000 income ceiling. Assume a maximum 90% mortgage-to-value ratio, no allowance above the limits, no buyer-scheme funding and lender approval for the mortgage needed. Each reserves an illustrative €6,000 for buying costs and a cash buffer before allocating the deposit.
€30,000 − €6,000 reserved = €24,000 usable deposit.
At a 10% minimum deposit, €24,000 supports a €240,000 price. The mortgage needed is €216,000: 90% of that price and below the €240,000 income ceiling.
The deposit limits this example. Adding the full income ceiling to the deposit would suggest €264,000, but €24,000 is less than 10% of that price.
€40,000 − €6,000 reserved = €34,000 usable deposit.
The €240,000 mortgage ceiling plus €34,000 deposit supports a €274,000 price. The mortgage is about 87.6% of that price, within the assumed 90% limit.
The income ceiling limits this example. The deposit alone could meet a 10% requirement on a higher price, but the salary ceiling does not provide the mortgage needed.
Under these assumptions, take the lower of income ceiling + usable deposit and usable deposit ÷ 10%. Lender affordability can lower the mortgage further. The €6,000 reserve is an assumed example, not a typical fee quote or a guarantee that it covers your transaction: recalculate Stamp Duty, obtain quotes and choose a suitable buffer before bidding.
The Central Bank explains the income and deposit limits. Use the Mortgage Affordability Calculator for your own salary and deposit figures, and the buying-cost checklist to set aside cash first.
How joint salaries are treated
For a joint application, add the qualifying gross income accepted for both applicants before applying the relevant LTI limit. For example, €55,000 plus €35,000 gives €90,000 combined; a standard first-time-buyer ceiling is €360,000.
The lender still assesses both applicants, existing debts, dependants, employment stability and repayment capacity. If one income is variable, temporary or not fully accepted, the assessable combined income may be lower than the simple total.
Why approval can be below the salary multiple
- Personal loans, car finance and credit-card commitments reduce monthly capacity.
- Childcare, maintenance and dependants affect household affordability.
- Variable pay may be averaged or only partly accepted.
- A shorter available term can produce a higher required monthly repayment.
- Account conduct, savings evidence and credit history influence lender assessment.
- The property itself must meet valuation and lending requirements.
The Central Bank limit controls maximum lending at market level; it does not require a lender to offer the maximum to an individual.
Salary scenarios for different applicants
| Applicant | Salary calculation | Important second check |
|---|---|---|
| Single first-time buyer | Gross salary × 4 | Monthly repayment and deposit |
| Joint first-time buyers | Accepted combined income × 4 | Debts, childcare and income stability |
| Home mover | Accepted income × 3.5 | Net equity after sale and buying costs |
| Self-employed applicant | Lender-assessed sustainable income | Accounts, tax records and current trading |
Check the full borrowing and repayment picture
Use these salary examples to find a starting income-based ceiling. The Mortgage Income Multiple guide explains the regulatory rule and lender allowances. The broader How Much Can I Borrow guide combines income, deposit, LTV and affordability.
If a first-time-buyer new-home budget still has a gap, check Help to Buy and the First Home Scheme separately. Do not automatically add a scheme amount until its own eligibility and property rules have been tested.
Frequently asked questions
How much mortgage can I get on a €50,000 salary in Ireland?
A standard first-time-buyer starting ceiling is €200,000 at 4 times income; a second-buyer ceiling is €175,000 at 3.5 times, before lender assessment.
How much can a couple borrow on €100,000 combined income?
A standard first-time-buyer ceiling is €400,000 and a second-buyer ceiling is €350,000, subject to deposit, affordability and lender approval.
Is mortgage borrowing based on gross or net salary?
The Central Bank LTI calculation uses gross annual income, while lenders also examine net monthly affordability and commitments.
Does overtime count towards mortgage income?
A lender may consider regular, evidenced overtime or bonuses, often using an average or reduced portion. Policy differs by lender.
Does my deposit increase how much I can borrow?
A deposit can increase the property budget and satisfy LTV, but it does not automatically raise the income-based mortgage ceiling.
Can I get more than four times salary?
Some lending can take place above the standard limits within lender allowances, but it is discretionary and should not be assumed in a budget.
Sources & references
Related calculators
Use these tools for the numbers behind this guide.