1. Not Getting Mortgage Pre-Approval First
Many first-time buyers start browsing Daft.ie and attending viewings before they have mortgage approval in principle (AIP). This is a mistake — without AIP, estate agents may not take your offer seriously, and you risk falling in love with a home you can't afford.
Tip: Get AIP from at least one lender before you start house-hunting seriously.
2. Overlooking the Help to Buy Scheme
If you're buying a new-build home, the Help to Buy scheme can give you up to €30,000 towards your deposit. Some buyers don't check their eligibility until too late, or don't realise they need to claim through Revenue's online system.
Tip: Check your HTB eligibility before you start negotiating with developers. Read our HTB guide →
3. Ignoring the First Home Scheme
The First Home Scheme (shared equity) can provide up to 30% of the purchase price, making a €400,000 home affordable on a much lower mortgage. Many first-time buyers don't realise this exists alongside HTB.
Tip: If you're stretching to afford a new-build, check FHS eligibility. Read our FHS guide →
4. Underestimating Total Costs
Many buyers focus on the deposit and forget about stamp duty, solicitor fees, surveys, valuation fees, and moving costs. These can add €5,000–€10,000+ on top of your deposit.
Tip: Budget at least €7,000 in additional costs beyond your deposit. Read our deposit guide →
5. Not Shopping Around for a Mortgage
Many first-time buyers go with the bank they already have an account with. This can cost thousands of euros in higher interest rates over the life of the loan.
Tip: Compare rates from at least 3–4 lenders and consider using a mortgage broker. Read our mortgage guide →
6. Overbidding Out of Emotion
Ireland's bidding process can be emotional. Many buyers get caught up and bid far above their original budget, especially in competitive Dublin and Cork markets.
Tip: Set a hard limit before you start bidding, and stick to it. Remember that extra €10,000 on the price means extra €10,000 on the mortgage plus extra stamp duty.
7. Not Getting a Structural Survey
Some buyers skip a full structural survey to save €400–€800. This can be a costly mistake if hidden issues — damp, subsidence, wiring problems — emerge after you move in.
Tip: Always pay for a full structural survey (not just a valuation) on a second-hand home. New-builds may need a snag list inspection instead.
8. Forgetting to Check the BER Rating
The Building Energy Rating (BER) affects your heating bills and overall running costs. A home with an F or G rating could cost €2,000–€3,000 more per year to heat than an A-rated home.
Tip: Check the BER before making an offer. For older homes, factor in the cost of retrofitting (loft insulation, windows, heat pump).
9. Not Understanding the Buying Process Timeline
From offer acceptance to closing can take 12–20 weeks (or longer). Some first-time buyers make plans based on a 4-week timeline, leading to stress when things drag on.
Tip: Plan for a 4-month process minimum. Don't give notice on your rental until contracts are signed. Read our buying process guide →
10. Ignoring Local Authority Supports
Many first-time buyers don't realise they may qualify for Local Authority Home Loans, affordable purchase schemes, or cost rental. These are not just for social housing tenants — they're for moderate-income workers too.
Tip: Check your local authority's website for affordable housing options. Read our affordable housing guide →
Final Advice
Buying your first home in Ireland is a big step, but it doesn't have to be overwhelming. Take advantage of the government schemes available (HTB, FHS, local authority supports), budget realistically, and get professional advice from a solicitor and mortgage broker.
Good luck with your first home purchase!