MORTGAGES

Self Build Mortgage

Building your own home is a major milestone, and the right mortgage guidance can make the process far smoother. At MortgageLine, we specialise in self build mortgages and work with leading lenders to secure staged drawdown funding that follows your build from foundation to finish. Our expert brokers offer clear, practical support at every step, helping you understand your options and manage costs with confidence throughout your project.

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Did You Know? Self Build Mortgages Work Differently

Funding that Follows You

Self build mortgages release funds in stages as your home takes shape, from groundwork to final finishes. This means you only pay interest on the amount drawn down at each step, giving you more control over cash flow and helping you manage your budget throughout the project.

More Flexibility for Your Vision

Because lenders assess the completed value of your home, you may be able to borrow based on your plans rather than the current site value. This can offer greater flexibility, especially if you’re building on family land or designing a home that will significantly increase in value once completed.

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Getting Your Build Mortgage Ready

Preparing for a self build mortgage involves gathering several key documents to show your lender that your project is fully planned, costed, and ready to begin. At MortgageLine, we guide you through each requirement, ensuring everything is organised correctly from the start so your application runs smoothly.

  • Planning Permission: Full, final approval for your proposed build.
  • Site Map: Clear outline of your plot and boundaries.
  • Architect/Engineer Pack: Professional indemnity insurance and an initial structural report.
  • Plans & Costings: Detailed construction drawings and a full breakdown of build costs.

Initial Valuation: Assessment of the site and projected value once completed.

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Did You Know?

When you’re planning a self build, having the right mortgage support can make the entire process smoother and more cost-effective. At MortgageLine, you benefit from expert guidance, access to a wide range of lenders, and personalised advice designed around your project. We simplify every step, from planning to drawdowns, so you can focus on building the home you’ve always envisioned.

Self Build Mortgage Calculators

Planning your own home build? Our self build mortgage calculators make it easier to understand your potential costs and borrowing power. Simply enter your details to receive a clear breakdown of estimated repayments, loan amounts, and budget requirements based on typical self build mortgage rates.

Whether you’re assessing affordability or preparing to apply, these tools give you a realistic view of what your project might cost, so you can plan your build with confidence.

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Why Choose MortgageLine for your Self Build Mortgage?

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Expert Self Build Guidance

• Work with brokers who understand the unique challenges of self build projects.

• Get advice tailored to your plans, budget, and long-term goals.

Mortgage Solutions Personal to You

• Every project is different. We help structure your mortgage around your build timeline.

• Clear, customised strategies from start to finish.

Access to More Lenders

• We search major banks, credit unions, and specialist lenders on your behalf.

• Secure competitive rates and flexible staged-drawdown options.

Stress Free Support

• We handle paperwork, lender communication, and approvals.

• You focus on your build, we manage the mortgage process.

How We Help With Self Build Mortgages

Knowing where to begin can be the hardest part of a self build mortgage. Your dedicated MortgageLine Adviser will walk you through each step, explaining your options clearly and ensuring you always know what comes next, from your first enquiry to the final drawdown.

Because MortgageLine is not tied to any single lender, we compare a wide range of mortgage options to find the right fit for your build. Our advice is always unbiased, focused solely on securing the strongest terms and structure for your specific plans.

By understanding your personal circumstances and long-term goals, your MortgageLine Adviser helps you secure competitive rates and manageable repayments. Choosing the right mortgage structure can save you thousands over the lifetime of your loan, keeping more of your money where it belongs.

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A Guide to Self Build Mortgage Criteria

Mortgage Affordability

Borrowing & Deposit

Self build mortgages typically allow you to borrow up to 90% of the site value and construction costs, so you’ll need at least a 10% deposit from savings or a family gift. It’s also important to budget for additional build-related expenses.

Key points:

  • Borrow up to 90% loan-to-cost
  • Minimum 10% deposit required
  • Architect, solicitor, and planning fees apply
  • Stamp duty and moving costs should be planned for
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Income & Affordability

To approve your application, lenders need to see clear evidence you can meet future repayments. This usually includes a record of savings or rent payments, plus proof of steady income through employment or self-employment documents.

What lenders look for:

  • Six-month history of savings or rent payments
  • Three recent payslips (if employed)
  • Two years of tax returns (if self-employed)
  • Strong, consistent repayment capacity
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Apply Online

  • Click “Apply Now” to start your Self Build mortgage journey. You’ll be connected with a dedicated MortgageLine adviser who specialises in self-build and construction-stage lending.
  • Complete our secure online application form at your convenience: quick, simple, and stress-free.

Schedule Your Free Mortgage Review

  • After submitting your application, one of our advisers will contact you to arrange a free, no-obligation review.
  • We’ll discuss your building plans, assess your eligibility, and explain how much you can borrow based on your deposit, projected build costs, and financial situation.

Discuss Your Self Build Options

  • During your review, we’ll compare rates from Ireland’s leading lenders and recommend the most suitable Self Build mortgage for your project.
  • We’ll also explain stage payments, build requirements, and how to structure your mortgage so your project runs smoothly, whether you’re constructing your first home or completing a larger self-build project.
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Regulations and Tax Guidance for Self Builders

Understanding the tax implications of a self-build project is crucial for accurate budgeting and long-term planning. Several taxes may apply during and after your build, and knowing what you can claim back can significantly reduce your costs.

Help to Buy

First time home buyers will qualify for up to €30,000 as a tax rebate on tax paid over the last 4 years with the Help to Buy Scheme.

Stamp Duty

Stamp duty may apply when purchasing land or property. In some cases there may be exemptions when buying residential property. Always check current rates and eligibility before progressing with your site purchase.

VAT (Value Added Tax)

VAT applies to most construction materials and services. However, self-builders may reclaim VAT on certain qualifying expenses once the property is completed. Understanding the reclaim process can help maximise savings and keep your build on budget.

Capital Gains Tax (CGT)

If you sell your self-built home in the future, CGT may apply on any profit. Reliefs are available — especially if the property was your principal residence — so professional tax advice is recommended before making long-term decisions.

Local Property Tax (LPT)

All homeowners in Ireland must pay Local Property Tax annually. The tax is based on the market value of your completed home. Factoring this into your ongoing costs helps you plan your long-term budget effectively.

Self-build projects in Ireland must meet specific planning, construction, and energy standards. These regulations ensure your home is safe, compliant, and built to modern performance requirements.

Planning Permission

You must obtain planning permission from your local authority before starting your build. This involves submitting detailed designs and ensuring the project meets local development guidelines and zoning rules.

Building Regulations

Your build must comply with Irish building regulations covering structural integrity, fire safety, insulation, ventilation, accessibility, and overall quality. These standards ensure your home is safe, durable, and energy efficient.

Building Control Regulations

Self-builders must appoint a competent builder, architect, or engineer to act as an assigned certifier. They oversee construction, ensure compliance throughout the build, and issue certification once completed.

Energy Performance Requirements

New homes in Ireland must meet strict energy performance standards, including insulation levels, air-tightness, and renewable energy contributions. These requirements help reduce energy costs and support sustainable building practices.

5 Star Reviews from happy clients

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 Ben Moran 
 
 
 
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Excellent mortgage brokers and extremely knowledgeable helpful and professional. I would also like to thank Ben C for all his help in remortgaging and would highly recommend both Ben and MortageLine!
  
 
  
 
 
 
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 Natasa Alexeev 
 
 
 
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We were very satisfied; your team did a great job. Thanks 🙏😇🔥
  
 
  
 
 
 
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 Santiago Amozurrutia 
 
 
 
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The whole team was very supporting from the get go. I can’t explain how easy they made the process of applying for a mortgage feel. Thanks so much!!!
  
 
  
 
 
 
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 Aisling Hearty 
 
 
 
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I cannot recommend MortgageLine more. After dealing with a really stressful situation navigating securing a mortgage directly with a bank, we came to Mortgage Line with the need for a fast turn around. Kealan, Oisin and Ian were incredibly helpful, really communicative and helped guide us through the process. Definitely for anybody who is a first time buyer, having a team of people who are brilliant at their jobs, ready to help you is invaluable.
  
 
  
 
 
 
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 Barry Sweeney 
 
 
 
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I had a great experience with MortgageLine. Kevin Fitzharris in particular was of invaluable service to me on my mortgage journey. I was supported every step of the way, and any queries I had were responded to in an informative and promptly manner. I would wholly recommend them to anyone.
  
 
  
 
 
 
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 Clara G 
 
 
 
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MortgageLine made the entire process very straightforward and Nicholas was extremely helpful, proactive and responsive. Great experience, would definitely recommend.
  
 
  
 
 
 
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 Niamh Magann profile picture 
 
 
 Niamh Magann 
 
 
 
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From the minute of my first call just for advice was answered I felt so confident and reassured that Michael Ivory was the man for the job. The communication was excellent from start to finish. I felt assured that my best interests were being catered for.
I had a hurdle near the end of the mortgage process which  i was really frustrated by ( not a mortgage line task) and Michael had it all sorted within a couple of hours. I really can't recommend enough. Thanks so much.
  
 
  
 
 
 
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 olga paisley 
 
 
 
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Working with Nicholas at morgage line was an absolute pleasure, he provided us with an excellent service from start to finish with our morgage. He was highly responsive, very professional and took the worry out of the application process. We are very grateful for his support and will be recommending him to family and friends.
  
 
  
 
 
 
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 C. Campos 
 
 
 
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I had a great experience with MortgageLine throughout my first home purchase in Ireland. Ben and Ian were both very helpful, professional, and supportive throughout the process. They kept me informed, answered my questions, and helped me navigate the mortgage application, even when unexpected delays came up.

Buying my first home was a big step, and I really appreciated their patience and commitment to helping me get everything sorted.

I would definitely recommend MortgageLine to anyone looking for a mortgage broker in Ireland. Thank you, Ben and Ian, for all your help!
  
 
  
 
 
 
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 Michael Mcgrath 
 
 
 
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Great company to deal with . Especially my broker Michael who has helped from start to finish. Will be using them again

Frequently Asked Questions

Our clients frequently ask us various questions. Some of them are listed below:

A general rule of thumb is that you can borrow up to 4 times your gross annual income within the Central bank rules. The max mortgage amount will also take into account the overall cost of construction and the completed property value. MortgageLine will help you get your head around what is possible.

When self building a home you do not need all the money up front. You can draw down the mortgage in stage payments as the work is done. This means you only borrow what you need when you need it and this keeps the monthly payments lower while the property is under construction.

When you build a new home, you will also need cash to fund additional costs such as the following:

Mortgage protection (life cover) and home insurance – we can arrange this for you and your mortgage adviser will be happy to help and provide advice on costs.

Valuation fee – The mortgage lender will require a local valuer to value your new home. The mortgage valuer will initially estimate the finished property value and then they will also visit the property when it is fully complete. Mortgage valuations fees are approx €150.

Solicitor Fees – your solicitor will register the property and manage the drawdown of funds from the mortgage lender. MortgageLine will be on hand to help too.

Architect / Engineer fees – you will no doubt need an Architect to draw up the plans and seek planning permission.

Stamp duty – Log on to revenue.ie for the latest stamp duty rates for self builds.

Moving in costs – you will need a budget for decorating and furnishing your new property

To qualify for a self-build mortgage in Ireland, applicants must meet the following criteria:

  • Applicants must be at least 18 years old to be eligible to apply for a self-build mortgage.
  • The maximum repayment term for a self-build mortgage is up to 35 years. The exact term offered will depend on the applicant’s age at the time of application and their financial circumstances.
  • The mortgage must be secured on the property being built. This means that your property will serve as collateral for the mortgage. The mortgage agreement will be secured either by a mortgage or a right related to residential immovable property.
  • Life insurance and home insurance are mandatory. Life insurance ensures that the mortgage can be repaid in case of the borrower’s death, while home insurance protects the property against damage or loss.

By meeting these criteria, applicants can pursue financing for their self-build projects, ensuring they have the necessary support to complete their new home construction in Ireland.

You begin making repayments as soon as you draw down funds, but only on the portion drawn. Because funds are released in stages, your repayments start low and increase as the build progresses until the full loan is drawn.

Yes. Lenders require an architect or engineer to provide drawings, costings, compliance certificates, and stage completion reports. They also need professional indemnity insurance to certify that each stage of the build meets regulatory standards.

If you’re planning to build your own home, MortgageLine is here to make the process smoother, clearer, and far less stressful. From comparing lenders to managing your staged drawdowns, our expert advisers guide you through every step, helping you secure the right self build mortgage and bring your new home to life with confidence.

Ready to Move Home?

Whether you’re wondering how get mortgage approved and move home or searching for the best mortgage deals, MortgageLine is here to help.

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