Working out your monthly mortgage repayment before you speak to a lender is one of the most useful things you can do as a buyer. It tells you what you can realistically afford, helps you stress-test different purchase prices, and makes lender conversations far more productive. This page gives you everything you need: a free repayment calculator, worked examples, and a breakdown of how repayments differ across Irish lenders.
How to Use the Mortgage Calculator
Enter three numbers:
- Mortgage amount — the amount you want to borrow (not the purchase price)
- Interest rate — use the lender rate you’re considering, or try a few to compare
- Term — most Irish mortgages run 25–35 years
The calculator outputs your estimated monthly repayment and total interest paid over the full term.
Use the calculator at the top of this page or on our homepage.
Quick Reference: Monthly Repayments at Current Irish Rates
Based on rates available in September 2026. All figures assume a 30-year term.
Avant Money (from 3.10% at ≤60% LTV)
| Mortgage Amount | Rate 3.10% | Rate 3.25% | Rate 3.35% |
|---|---|---|---|
| €200,000 | €854/mo | €870/mo | €880/mo |
| €250,000 | €1,068/mo | €1,088/mo | €1,101/mo |
| €300,000 | €1,281/mo | €1,305/mo | €1,321/mo |
| €350,000 | €1,495/mo | €1,523/mo | €1,541/mo |
| €400,000 | €1,709/mo | €1,740/mo | €1,761/mo |
AIB (from 3.25%)
| Mortgage Amount | Rate 3.25% | Rate 3.45% |
|---|---|---|
| €200,000 | €870/mo | €893/mo |
| €250,000 | €1,088/mo | €1,116/mo |
| €300,000 | €1,305/mo | €1,339/mo |
| €350,000 | €1,523/mo | €1,563/mo |
| €400,000 | €1,740/mo | €1,786/mo |
Bank of Ireland (from 3.40%)
| Mortgage Amount | Rate 3.40% | Rate 3.60% |
|---|---|---|
| €200,000 | €885/mo | €909/mo |
| €250,000 | €1,107/mo | €1,137/mo |
| €300,000 | €1,328/mo | €1,364/mo |
| €350,000 | €1,550/mo | €1,591/mo |
| €400,000 | €1,771/mo | €1,818/mo |
EBS / Haven (from 3.30% / 3.15%)
| Mortgage Amount | EBS 3.30% | Haven 3.15% |
|---|---|---|
| €200,000 | €877/mo | €859/mo |
| €250,000 | €1,097/mo | €1,074/mo |
| €300,000 | €1,316/mo | €1,289/mo |
| €350,000 | €1,535/mo | €1,504/mo |
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How Much Can You Borrow? (Central Bank Rules 2026)
The calculator works out repayments — but before you use it, you need to know how much you’re allowed to borrow. The Central Bank of Ireland sets hard limits:
First-time buyers:
- Borrow up to 4× gross annual income
- Minimum deposit: 10% of the purchase price
Second-time buyers:
- Borrow up to 3.5× gross annual income
- Minimum deposit: 20% of the purchase price
Quick borrowing calculator:
| Combined gross income | FTB max borrowing (4×) | STB max borrowing (3.5×) |
|---|---|---|
| €50,000 | €200,000 | €175,000 |
| €70,000 | €280,000 | €245,000 |
| €90,000 | €360,000 | €315,000 |
| €110,000 | €440,000 | €385,000 |
| €130,000 | €520,000 | €455,000 |
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Worked Examples
Example 1 — First-Time Buyer Couple, Combined €90,000
Sinéad and Ciarán have a combined income of €90,000. They’re buying a new build for €380,000 and plan to use Help to Buy (€30,000 refund).
– HTB contribution: €30,000
Remaining deposit needed: €38,000 − €30,000 = €8,000 from savings Mortgage: €380,000 − €38,000 = €342,000 Monthly repayment at 3.25% over 30 years: approx €1,489/mo Central Bank check: €342,000 ÷ €90,000 = 3.8× ✅ (under 4×)
Example 2 — Single First-Time Buyer, Income €60,000
Lorcan earns €60,000. He’s buying a second-hand apartment for €270,000.
– Max borrowing (4×): €240,000
Deposit required (10%): €27,000 — he’s saved €35,000 ✅ Mortgage: €270,000 − €35,000 = €235,000 Monthly repayment at 3.15% (Haven) over 30 years: approx €1,007/mo Note: Second-hand property = no Help to Buy
Example 3 — Second-Time Buyer, Income €80,000
Maeve previously owned a home and is buying again. She earns €80,000 and has €100,000 equity from her previous sale.
– Max borrowing (3.5×): €280,000
Property she can afford: €280,000 + €100,000 (deposit) = €380,000 Monthly repayment at 3.40% over 25 years: approx €1,421/mo
AIB Mortgage Calculator: What You Need to Know
AIB offers a repayment calculator on their own website, but it only shows AIB rates. If you use the AIB calculator:
- AIB’s current lowest fixed rate: from 3.25% (2-year fixed)
- AIB green mortgage rate: from 3.05% for BER B3+ properties
- AIB income multiplier: up to 4× for FTBs, 3.5× for second-time buyers (same as Central Bank rules)
One thing AIB’s calculator doesn’t show: how it compares to Avant Money, Haven, or PTSB. Use a broker or a comparison tool to run the same figures across all lenders.
Bank of Ireland Mortgage Calculator
The BOI calculator is available on their website but, like AIB’s, only shows BOI rates.
- BOI’s current lowest fixed rate: from 3.40%
- BOI green mortgage: preferential rates for BER B3+
- BOI cashback: some BOI products include cashback of 2–3% — factor this into the true cost comparison
A 0.30% rate difference on a €300,000 mortgage over 30 years is approximately €17,000 in extra interest. Always compare across lenders before committing.
Overpayment Calculator: What Happens If You Pay More?
Making overpayments on your mortgage — even small ones — reduces your outstanding balance faster and cuts your total interest bill significantly.
Example: €300,000 mortgage at 3.25% over 30 years
| Monthly overpayment | Years saved | Interest saved |
|---|---|---|
| €0 (standard) | 0 | — |
| €100/mo extra | ~2.5 years | ~€18,000 |
| €250/mo extra | ~5.5 years | ~€38,000 |
| €500/mo extra | ~9 years | ~€60,000 |
Important: Fixed-rate mortgages in Ireland typically cap overpayments at 10% of the outstanding balance per year. Variable rates allow unlimited overpayment. Check your mortgage terms before overpaying.
Mortgage Calculator: Key Terms Explained
LTV (Loan-to-Value): The ratio of your mortgage to the property value. A €270,000 mortgage on a €300,000 property is 90% LTV. Lower LTV usually means better rates — Avant Money offers their best rates at ≤60% LTV.
Term: The number of years over which you repay the mortgage. Longer terms mean lower monthly repayments but higher total interest. A 35-year term costs significantly more in total than a 25-year term.
Fixed rate: Your repayment is locked for an agreed period (2, 3, 5, 7, or 10 years). Offers certainty.
Variable rate: Moves with the ECB rate. Your repayment can go up or down. Offers flexibility — you can usually overpay without penalty.
APRC (Annual Percentage Rate of Charge): The true annual cost of the mortgage including fees. More useful for comparison than the headline rate.
Frequently Asked Questions
How accurate is a mortgage repayment calculator? Very accurate for principal and interest calculations, assuming a fixed rate. Calculators don’t include mortgage protection insurance, home insurance, or lender fees — budget an additional €50–€150/mo for these.
Can I use the mortgage calculator before I’m mortgage-approved? Yes — and you should. Running the numbers before you speak to a lender helps you understand your budget ceiling and sets realistic expectations. It doesn’t affect your credit file.
What’s the difference between the AIB mortgage calculator and this one? The AIB calculator only shows AIB’s rates. This calculator lets you input any rate, so you can compare Avant Money, Haven, BOI and AIB side by side using the same figures.
How do I calculate how much I can borrow in Ireland? Multiply your gross annual income by 4 (if you’re a first-time buyer) or 3.5 (second-time buyer). For a couple earning €80,000 combined, the maximum FTB mortgage is €320,000. Then check you have the required deposit (10% FTB, 20% STB).
Does the mortgage calculator include Help to Buy? Help to Buy reduces the cash deposit you need to save — it doesn’t change the mortgage amount unless you reduce the purchase price. If you’re getting €30,000 from HTB, subtract that from your cash savings requirement, but your mortgage figure stays the same.
What mortgage term should I use in the calculator? Try 25, 30, and 35 years to see the difference. Most Irish buyers choose 25–30 years. A longer term lowers monthly repayments but significantly increases total interest paid.
Figures shown are for illustration only. Actual repayments may vary based on lender terms, fees, and rate changes. Always confirm rates directly with your lender or a mortgage broker.
This article is for information purposes only and does not constitute financial advice.
See also: How Much Can I Borrow? | Central Bank Mortgage Rules Ireland | Mortgage Deposit Requirements Ireland | Stamp Duty Ireland 2026 | Mortgage Rates Ireland 2026