British citizens can freely buy property in Ireland, but post-Brexit mortgage rules and lending criteria mean preparation is key. While much of the process mirrors the UK, non-resident applicants often need larger deposits and additional documentation. Getting early advice from a broker familiar with both jurisdictions can save time, money and frustration.
Buying a home in Ireland can feel reassuringly familiar for people from the UK. Both countries share legal traditions, English-language paperwork and a similar conveyancing process. Yet there are subtle but important differences when it comes to mortgages, tax and eligibility rules, especially for British nationals after Brexit.
This guide explains how the process works if you are a UK citizen planning to buy a property in Ireland to live in. It highlights what is similar to buying in the UK, what differs, and how to prepare if you intend to finance the purchase through an Irish mortgage.
The information in this article is for general guidance only and does not constitute financial or legal advice. Mortgage rules, visa rights and taxation can change without notice. You should always seek independent advice from a qualified mortgage broker, solicitor or tax adviser before making any financial commitment.
Yes. There are no restrictions on foreign nationals, including UK citizens, buying residential property in Ireland. You can purchase a house or apartment in your own name, whether or not you live there full-time.
However, ownership does not automatically grant residency.
Since Brexit, British citizens are considered non-EU nationals for immigration purposes, so if you plan to live in Ireland long term you will need to ensure you have the right to reside under the Common Travel Area (CTA).
The CTA allows British and Irish citizens to live, work and access healthcare and education in each other’s countries without a visa. It does not apply to third-country family members or non-British spouses, who may need separate permissions.
Although the systems are distinct, many steps in buying a home will feel familiar to someone who has bought in the UK:
Irish lenders are typically more cautious when dealing with non-resident applicants or foreign income.
Ireland’s Central Bank lending rules restrict the amount that banks can lend relative to income and property value. These apply to all borrowers, including foreign nationals.
Unlike the UK, where some specialist expat lenders exist, Ireland’s mortgage market is relatively concentrated.
One of the most significant practical differences when buying property in Ireland is the currency. Irish property purchases, deposits and legal fees are all paid in euros, which means UK-based buyers must manage foreign exchange transfers throughout the process.
Property transactions can take several months and exchange rates can shift substantially in that time. Even a small change in the sterling–euro rate can affect the total purchase price, deposit value or ongoing affordability of a mortgage.
If you are earning in pounds but taking on an Irish mortgage in euros, your repayments will fluctuate in sterling terms whenever the exchange rate moves. Some lenders will take this volatility into account when assessing affordability, which may reduce the amount you can borrow.
It is advisable to:
A mortgage broker or financial adviser experienced in cross-border transactions can help you plan for these exchange rate movements however we can introduce you to a currency and forex specialist who will be able to provide advice to help with your property purchase. Request your introduction to a currency specialist >
While contracts and deposits work similarly to the UK, timing and terminology differ.
If you intend to live in the property rather than rent it out, lenders will typically require you to declare it as your primary residence.
This can affect the type of mortgage available and the deposit size. Irish lenders are cautious about non-residents applying for residential mortgages if they are not yet physically moving to Ireland.
If you plan to move after completing the purchase, speak to a broker early, ideally before you make an offer, to confirm which lenders are willing to support your specific timeline and income profile.
Generally no. Most Irish lenders will only consider foreign nationals who live and earn in Ireland or Irish passport holders living abroad under strict criteria.
No, you can buy a property as a non-resident. However, owning property does not automatically grant you residency. If you plan to live there, ensure you meet the requirements of the Common Travel Area.
Yes. Stamp duty in Ireland is generally 1% of the property value up to €1 million and 2% for the portion above that. It is similar in principle to UK Stamp Duty Land Tax.
On average, expect eight to twelve weeks from offer acceptance to completion, depending on how quickly mortgage approval, valuation and legal checks are processed.
Yes, but you must inform your lender. A residential mortgage usually requires you to occupy the property. Switching to a buy-to-let arrangement later may need lender consent and could affect your rate or terms.
If you are planning to buy a home in Ireland and need help understanding your mortgage options, Experts for Expats can introduce you to a trusted mortgage broker partner who specialises in helping British nationals secure Irish residential mortgages.
Your initial discovery call is free and without obligation, helping you take the next step confidently.
