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Is it worth switching my mortgage?

Buying your first home, trading up or simply looking to get a better rate on your existing mortgage – whatever your future plans, we have a financial plan for you. Whatever stage you are at in life, investing in a property is one of the largest investments many people will make in their lives.

 

How much can you borrow, and which lender should you actually go to?

First-time buyers can borrow up to four times gross income. Second and subsequent buyers can borrow up to three and a half times. Both need a deposit of at least 10%.

That is the starting point, not the answer. The answer depends on which lender will say yes to your circumstances, on what terms and how quickly, and those three things vary far more than the headline rate does.

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What are the actual lending limits?

The Central Bank sets the framework and every lender works within it.

  • First-time buyers: Up to four times gross income, with a minimum deposit of 10%.
  • Second and subsequent buyers: Up to three and a half times gross income, with a minimum deposit of 10%.
  • Buy to let: Up to 70% of the property value, so a minimum deposit of 30%. No income multiple applies.
  • Exceptions: Lenders may issue a limited proportion of their lending above these limits, 15% for both first-time buyers and second and subsequent buyers. These are finite, competitive and worth applying for at the right moment rather than on spec.

There is one further change that has been in place since April 2026. Bridging loans on a principal home, up to an 18 month term, are now outside the income multiple limit. That matters if you are trying to buy before you sell.

What are we actually doing for you?

  1. First-time buyers: What you can realistically borrow, how Help to Buy works in practice, whether an exception is worth applying for and what lenders will want to see from you before they commit.
  2. Switching: Whether moving lender is worth it once cashback offers, legal fees and any break cost are all counted, rather than comparing the rate alone. If your mortgage is more than three years old it is usually worth checking.
  3. Moving home: Managing a sale and a purchase at the same time, including how to bridge the gap and what your existing lender will carry over.

We also advise on top-ups and equity release, where the equity in your home funds home improvements, education costs or consolidating more expensive debt. Whether that is available depends on the lender’s terms, the value of your home and your ability to make the repayments.

What help is available to buyers?

  • Help to Buy: A refund of income tax and DIRT paid over the previous four years, worth up to €30,000 or 10% of the purchase price, whichever is lower. New builds and self-builds only, on properties up to €500,000, with a mortgage of at least 70% of the value. You must live in the property as your main home for five years. The scheme currently runs to the end of 2029.
  • First Home Scheme: A shared equity scheme for first-time buyers and fresh start applicants, funding up to 30% of the price of a new home, or up to 20% where Help to Buy is also used. Price ceilings apply and vary by area. No service charge applies for the first five years.

Equity Release - Top Ups

Need extra funds for home improvements, education, or a family gift? For those who already own their homes, you may be able to increase or top-up your mortgage to make home improvements, cover educational expenses or give a parental gift. Some mortgage lenders may allow you to use a mortgage top up to consolidate short-term debt, spreading the cost of repayments out over a long term to reduce the monthly amount.

Whether you can top-up your mortgage will depend on a lender’s terms and conditions, the value of your home and your ability to make repayments.

Let us help you explore your options. We can guide you through the process, assess your eligibility, and find the best mortgage top-up solution for your needs.

How does the process work?

A Call

Usually video, and available in the evenings and at weekends, because most people cannot take a working morning off to talk about a mortgage.

Paperwork

We send a checklist of what each lender will want, and explain why they want it.

Application

We compare the lenders, prepare the submission, manage it through to approval and stay involved after drawdown.

What does it cost?

Nothing at all, in most cases. We are paid by commission from the lender rather than by you.

That is worth saying plainly, and it is worth saying what sits behind it. Commission rates do not vary enough between lenders to make one worth recommending over another, we will tell you what we are paid before you commit, and where a fee applies instead we will say so upfront. If an advisor will not answer that question directly, ask a different advisor.

Why use a broker at all?

We know which lender fits

Criteria differ, and the lender with the best advertised rate is frequently not the one that will approve you.

We handle the application

Including the parts that go wrong, which is most of the value.

We cover protection too

Mortgage protection is required in most cases, and we arrange it alongside rather than leaving it to the week before drawdown.

Peace of Mind

Your peace of mind is our priority. Our clients benefit from our support, guidance, and assistance throughout their mortgage journey and beyond. Rates change, fixed terms end and circumstances move. We review rather than file.

Not Sure Where To Start?

A 15 minute call, at no charge. No jargon, no pressure, just a straight answer on whether we can help.