First-Time Buyer Checklist: 10 Steps to Buying Your First Home in Ireland

Buying your first home in Ireland is exciting but overwhelming. There are dozens of steps, multiple professionals to hire, and a lot of jargon to decode. This checklist walks you through the process from start to finish so you know exactly what to expect.

1. Check Your Finances

Before you do anything else, get a clear picture of what you can afford. First-time buyers in Ireland can borrow up to 4 times their gross annual income. You need a minimum deposit of 10 percent (reduced from 20 percent for non-first-time buyers). Use a mortgage calculator to estimate your monthly repayments at current rates.

2. Get Mortgage Approval in Principle

Apply to at least 2 or 3 lenders for approval in principle (AIP). This tells you how much you can borrow and shows estate agents you are a serious buyer. AIP typically lasts 6 months and can be renewed.

3. Engage a Solicitor Early

Do not wait until you find a property to choose a solicitor. Have one in place before you start viewing. When you find a property and go sale agreed, things move quickly and you do not want to be scrambling to find legal representation. Get conveyancing quotes from at least 3 solicitors.

4. Understand the Help to Buy Scheme

First-time buyers purchasing or self-building a new home can claim a tax refund of up to 30,000 euro under the Help to Buy scheme. The property must be a new build or self-build and must be your primary residence. Check revenue.ie for current eligibility criteria.

5. Start Viewing Properties

View properties with a critical eye. Look beyond the staging and focus on structural condition, orientation, BER rating, broadband availability, and proximity to amenities. Bring a checklist and take photos and notes at every viewing.

6. Make an Offer and Go Sale Agreed

When you find the right property, make an offer through the estate agent. Once your offer is accepted, you are sale agreed. This is not legally binding in Ireland until contracts are exchanged, but it signals intent.

7. Get a Structural Survey

Hire a qualified surveyor or engineer to inspect the property before you commit. A pre-purchase survey costs between 400 and 600 euro and can save you from buying a property with hidden structural issues. This is not optional; it is essential.

8. Finalise Your Mortgage

Move from AIP to full mortgage approval. Your lender will require a property valuation (typically 150 to 185 euro), life assurance, and home insurance. The drawdown process usually takes 4 to 6 weeks.

9. Exchange Contracts

Your solicitor reviews the contracts, raises any queries with the vendor's solicitor, and once everything is satisfactory, you sign and pay the booking deposit (typically 5 to 10 percent). At this point, the sale becomes legally binding.

10. Close and Get Your Keys

On closing day, your solicitor transfers the balance of funds, receives the title deeds, and registers you as the new owner. You collect the keys from the estate agent. Congratulations, you are a homeowner.

Additional Costs to Budget For

Beyond the purchase price and deposit, budget for solicitor fees (1,500 to 3,000 euro), surveyor fees (400 to 600 euro), stamp duty (1 percent for properties up to 1 million euro), moving costs, and any immediate repairs or upgrades needed.

Common First-Time Buyer Mistakes

Even with the best preparation, first-time buyers in Ireland regularly make avoidable mistakes. Here are the ones that cost the most money and cause the most stress:

Not budgeting for full closing costs. Stamp duty (1 percent on homes up to 1 million euro), solicitor fees (typically 1,500 to 3,000 euro plus VAT), surveyor fees (350 to 600 euro), and valuation fees (150 to 185 euro) can add up to 5,000 to 10,000 euro on top of your deposit. Many buyers are blindsided by these costs in the final weeks.

Skipping the structural survey. A pre-purchase survey costs 350 to 600 euro and can save you tens of thousands. It will pick up issues like rising damp, settlement cracks, roof defects, or non-compliant extensions that are not visible to an untrained eye. Never rely on photos or a quick walk-through. Always use a qualified chartered surveyor.

Choosing a solicitor on price alone. The cheapest conveyancing solicitor may not be the most responsive. In a fast-moving Irish property market, slow conveyancing can cost you the sale. Ask about turnaround times and how many active files the solicitor is handling.

Not checking the BER certificate. A low BER rating (D or below) means higher heating bills and potential upgrade costs of 10,000 to 50,000 euro to bring the home up to a comfortable standard. Factor this into your offer price. Visit IrishPropertyGuide.ie for detailed guidance on what BER ratings mean for buyers.

Falling in love with the first property. View at least 10 to 15 homes before making an offer. You need to calibrate your expectations against what is actually available in your budget and preferred area.