Self-build

Building your own home can be daunting, but with the right support it can lead to your dream home.

Why choose us for a mortgage?

Competitive rates

Our competitive interest options include variable rates and fixed rates up to 10 years. Use our calculator or view our rates table to help decide your rate.

Better BER, better fixed rate

Enjoy an EcoSaver fixed interest rate linked to your Building Energy Rating (BER). The better your BER, the better your fixed interest rate. Terms and conditions apply.1

Flexible repayments

Control your mortgage repayments to suit your lifestyle with our mortgage flexi-options. Terms and conditions apply.

Expert guidance

Our dedicated mortgage team are here to help make the process as seamless as possible.

Cashback offer

With Cashback Plus, you can get up to 3% of your mortgage drawdown back in cash (2% after you draw down and 1% after 5 years) on qualifying fixed rates. Terms and conditions apply.2

Interest-only option

Self-builders can choose to make interest-only repayments (if approved) for the first nine months. Repayments will be higher afterwards so the loan is repaid within the original term. You’ll need a life insurance policy for 103% of the loan. Terms and conditions apply.


Plan your budget with our mortgage calculator

Get an idea of how much you can afford to borrow and plan your budget with our mortgage calculator.

Try our mortgage calculator


Our mortgage guide for self-builders


  • Step 1: Estimate costs and set a budget

    Calculate your budget based on the cost of the site, construction and fit out, fees, financial must-haves, and unforeseen expenses.

     

    Site – cost will depend on location and size.
    Construction and fit out – cost will depend on site conditions, house size and design, construction materials, and labour costs.
    Fees – these include planning permission, architect, engineer, solicitor, valuation, stamp duty, local authority contributions, and water/electricity connections.
    Financial must-haves – you must have a mortgage protection policy and building insurance policy.
    Unforeseen expenses – be prepared for the unexpected when building your own home (like special planning conditions). It’s a good idea to have an extra 10% of the total cost as a contingency.

  • Step 2: Talk to our mortgage specialists

    They can help you understand your mortgage options. Visit your local branch, call us on 0818 365 345 (9am to 5pm, Monday to Friday), or request a callback.
  • Step 3: Save for your mortgage deposit

    Self-builders typically need to save around 10% of the cost of the build as a deposit. You will use these savings to fund the first stage of the build before your staged drawdowns are released.
  • Step 4: Start your application

    When you’ve saved your deposit, it’s time to fill in your mortgage application online, in a branch, or over the phone.
  • Step 5: Provide requested documents

    Alongside your mortgage application, you’ll need documents like:

    Proof of identification – your current passport or driver’s licence and a recent utility bill.
    Proof of income – payslips if you’re a PAYE employee or your most recent 2 years’ audited accounts if you’re self-employed.
    Records of your finances – your last 6 months’ current account statements and 6 months’ savings account statements demonstrating regular saving (if your accounts are not with Bank of Ireland).
    Cost detail – either a fixed contract quotation or detailed costings for each element of the build.
    Planning permission – full permission needs to be in place at the mortgage application stage.
    Initial valuation report – completed by a member of our valuers panel
    Architect’s/Engineer’s/Building Surveyor’s initial report – completed by your assigned qualified professional (we’ll give you this form).
    Provisional BER certificate – before your home is built you must indicate what it’s energy performance will be when complete. A registered BER assessor in your area can do this. The Sustainable Energy Authority of Ireland (SEAI) has a national register of BER assessors.
  • Step 6: Get approval in principle (AIP)

    If your application is successful, we’ll send you a formal ‘Approval in principle’ letter.

    Remember: AIP is not a loan offer. AIP generally lasts for 6 months. If it expires, you’ll need to apply for AIP again.
  • Step 7: Complete your application

    Once all plans and permissions are finalised, submit a full mortgage application with the property and construction details. We will assess your application, including a review of the project costs and valuation checks. If everything is in order, we’ll send you a formal ‘Mortgage Loan Offer’.
  • Step 8: Appoint a solicitor

    If you do not already have a solicitor, now is the time to appoint one to help ensure everything is done legally and correctly during the mortgage process. Your solicitor will review contracts, manage the exchange of contracts to make the purchase legally binding, work with us to draw down funds, calculate and pay stamp duty, and register you as the new owner.
  • Step 9: Take out building insurance and mortgage protection

    Before you can draw down the funds to start building your new home, you must take out a building insurance policy and a mortgage protection policy.

     

    Remember: You can choose a building insurance policy and mortgage protection policy from any provider.

  • Step 10: Start building

    Time to agree a start date with your builder.
  • Step 11: Draw down your funds in stages

    Your funds will be released in four stages as construction progresses:

     

    1. Floor level – your first payment will be released when your foundations are complete and certified by your assigned qualified professional. The first drawdown must be within 6 months of the offer letter.
    2. Roof level – your second payment will be released when the shell or frame has been built and certified by your assigned qualified professional.
    3. Finished – your third payment will be released when the property is habitable – plasterwork finished, water and electricity connected.
    4. Post completion – your final payment will be released when:
    – a final valuation report is completed by the same valuer who completed the initial valuation report,
    – a Declaration of Identity from an Assigned Certifier to confirm all services within the site boundaries ,
    – a satisfactory Certificate of Compliance from the Assigned Certifier,
    – confirmation that financial contributions in line with planning have been paid,
    – and a final BER certificate is completed by a registered BER assessor.
    Your minimum final drawdown will be 10% of your total mortgage amount or €15,000, whichever is higher.

     

    The final draw down must be within 18 months of the first draw down (or a maximum of 24 months from date of offer letter).




Back to back wins!

Our first-time buyer mortgage has won the Bonkers.ie ‘Best mortgage for first-time buyers’ award two years in a row.

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What makes us different?

Manage your mortgage

We have two dedicated mortgage portals; one designed to help you view your mortgage details and the other to allow you make changes to your existing mortgage.

Manage my mortgage

Choose how you apply

You can talk to us about your mortgage journey online, in-branch, or over the phone.

Start application now

How much can you borrow?

If you’re a first-time buyer, self-builders can generally borrow up to 4 times your gross annual income (or combined income for joint applicants) and up to 90% of the property’s value. These limits can vary depending on your circumstances, so it’s best to talk to us about your options.

Property price€250,000
Mortgage amount 90% of €250,000€225,000
Deposit required 10% of €250,000€25,000


The lender is Bank of Ireland Mortgage Bank u.c. or bank of Ireland. Lending criteria and terms and conditions apply. A typical mortgage to buy your home of €100,000 over 20 years with 240 monthly instalments costs €613.16 per month at 4.15% variable (Annual Percentage Rate of Charge (APRC) 4.3%). APRC includes €150 valuation fee and mortgage charge of €175 paid to the Tailte Éireann. The total amount you pay is €147,482.50. We require property and life insurance. You mortgage your home to secure the loan. Maximum loan is generally 3.5 times gross annual income (4 times gross annual income for first-time buyers) and 90% of the property value. A 1% interest rate rise would increase monthly repayments by €53.89 per month. The cost of your monthly repayments may increase – if you do not keep up your repayments you may lose your home. Available to over 18s only. The mortgage will be subject to assessment of suitability and affordability. APRC calculations are based on the cost per month on a €100,000 mortgage over 20 years.

Mortgage-related products

Mortgage protection

Helps towards repaying your mortgage if you pass away or are diagnosed with a covered serious illness (if you choose this benefit). Giving peace of mind to you and your family.

Home insurance

Safeguard your home and personal belongings from fire, flood, or theft with comprehensive insurance. Home insurance gives you peace of mind that your property and belongings are fully protected.

MortgageSaver account

Helps first-time buyers save for a deposit and gives you €2,000 bonus interest (less DIRT) on your savings when you draw down your new mortgage with us.3


Homemade: A guide to building and renovating your home

This guide takes you through the self-build process, step by step, and tells you some of the key things you need to consider when building or renovating.

Download the Homemade guide


Frequently asked questions


  • What is a self-build mortgage?

    A self-build mortgage is a type of mortgage loan designed to finance the build of a new home or the renovation of an existing property.

    These types of mortgages are for customers who are building their own home or renovating. Self-build mortgage loans generally see the mortgage released in stages as the build/renovation progresses.
  • Can I get a mortgage to include the cost of the site?

    Yes, a self-build mortgage can include purchase of the site.

    In the case of a self-build, the property value is typically calculated as either the site purchase cost (if applicable) plus build costs, or the final valuation upon completion. Typically, the lower of these two figures applies.



Being mindful about borrowing

Your financial wellbeing is our priority. Discover more about the relationship between borrowing and debt to make informed decisions about your mortgage and future.

Learn more about borrowing and debt


Need a helping hand?

Get support and assistance from our mortgage specialists, 9am to 5pm, Monday to Friday. Choose your preferred way to talk to us.

You can call us

0818 365 345

We can call you

Request a callback

Meet a specialist

Book an appointment
Warning: If you do not keep up your repayments you may lose your home.
Warning: You may have to pay charges if you pay off a fixed-rate loan early.
Warning: If you do not meet the repayments on your loan, your account will go into arrears. This may affect your credit rating, which may limit your ability to access credit, a hire- purchase agreement, a consumer-hire agreement or a BNPL agreement in the future.
Warning: The cost of your monthly repayments may increase.
Warning: The entire amount that you have borrowed will still be outstanding at the end of the interest-only period.

Information and legal notices

Legal and regulatory information for mortgages.

View information and legal notices


1 The EcoSaver fixed interest rate provides customers with discounts based on their Building Energy Rating (BER). The better the BER, the better the discount. The EcoSaver fixed rate is available to all customers, if you're new to Bank of Ireland or already have a mortgage with us. You can get the EcoSaver fixed interest rate if you are borrowing to buy a home for yourself or your family, an investment property to let, or you're switching your mortgage loan to us from another lender. You must supply a valid BER certificate to take advantage of the EcoSaver fixed rate. Available with fixed rates only. Terms and conditions apply.
2 Up to 3% cashback is available to first-time buyers, movers and switchers who draw down a new mortgage. 2% cashback on draw down of the final stage payment. 1% bonus in 5 years subject to meeting the conditions of the mortgage. Additional 1% bonus not available for buy-to-let investment or equity release mortgages. Cashback is not available on High Value Mortgage fixed interest rates or standard variable rate. Terms and conditions apply.

HVM is the High Value Mortgage Fixed Interest Rate:
The High Value Mortgage Interest rates are a one, four, five or seven year fixed interest rate with no Cashback. The High Value Mortgage fixed interest rate is available to you if you are buying or building a property to live in as your home or are switching your mortgage loan to the Bank of Ireland Group from another mortgage lender outside our Group, AND you are borrowing €250,000 or more. View High Value Mortgage fixed interest rate for full details and terms and conditions.
3 Available for first-time buyers only who draw down a Bank of Ireland mortgage within 30 months of opening a MortgageSaver account. You must save a minimum of €200 for at least six consecutive months and save a minimum of €5,000 in total into your MortgageSaver account before drawing down your mortgage. MortgageSaver provided by Bank of Ireland. Bank of Ireland is regulated by the Central Bank of Ireland. Bonus interest is subject to Deposit Interest Retention Tax (DIRT) at the prevailing rate, paid after drawdown. Details at bankofireland.com/mortgagesaver. Terms and conditions apply.

Bank of Ireland Mortgage Bank u.c. trading as Bank of Ireland Mortgages is regulated by the Central Bank of Ireland.