MORTGAGES
Self Employed
Mortgages Ireland
Are you self-employed and looking for expert support to secure the right mortgage? At MortgageLine, we specialise in helping business owners, freelancers, and contractors access the best mortgage options in Ireland. Our experienced mortgage brokers understand the challenges of self-employed income and are with you every step of the way, offering tailored advice and trusted guidance.
Lenders Are Becoming More Flexible
Being self-employed doesn’t mean you can’t get a mortgage. Many lenders now offer flexible options for business owners, freelancers, and contractors. At MortgageLine, we help present your income clearly, even if it’s irregular or tax-efficient. With the right documents and guidance, we make sure your application gets the attention it deserves, so you can get approved with confidence.
You Don’t Need Perfect Financials
Worried your income isn’t ideal? Don’t be. Even if you’ve had a slow year, have less than two years of accounts, or take a low salary for tax purposes, some lenders will still consider your self employed application. At MortgageLine, we know how to explain your situation properly and match you with a lender who understands self-employed finances.
Self-Employed and Need a Mortgage?
Getting a mortgage when you’re self-employed can feel harder, but it doesn’t have to be. At MortgageLine, we make the process easy by helping you present your income clearly and access lenders who understand self-employed finances.
Free Mortgage Review:
See if your business income qualifies.
Specialist Support:
Advice tailored to sole traders, directors, and contractors.
Wider Choice:
Access lenders that look beyond the high street.
Did you know?
If you’re self-employed, you can still get mortgage approval, even with less than 2 years of trading or a non-traditional income structure. Some lenders accept retained profits, contracts, or a mix of salary and dividends. With expert help, your business can help secure your mortgage.
Self-Employed Mortgage Calculator
Running your own business and planning to buy a home in Ireland? Our self-employed mortgage calculator helps estimate your monthly repayments based on your income, deposit, and the typical criteria used for self-employed applicants.
Whether you’re a sole trader, company director, or contractor, this tool gives you a clear idea of what your mortgage repayments could look like, so you can plan with confidence.
How Do Self-Employed Mortgages Work? A Timeline
- Get Mortgage Ready
- Keep accounts up to date and certified by an accountant.
- Maintain clean, consistent business and personal banking.
- Keep your Revenue Notices of Assessment and tax clearance ready.
2. Apply Online & Speak with a Broker
- Use our secure portal to start your self-employed mortgage application.
- We’ll assess your trading history, income, and deposit to calculate your borrowing potential.
3. Get Approved & Start House Hunting
- Receive Approval in Principle (AIP) to know your budget.
- Begin your property search with confidence and clarity.
Secure Your Loan & Complete the Purchase
- Once your offer is accepted, we secure your formal loan approval.
- We guide you through the legal steps to complete the purchase.
Income Documents for Your Mortgage Application
Company Accounts
−Certified accounts show how your income is structured, including salary, dividends, and retained profits. They also provide a snapshot of your business’s financial performance and long-term viability. Most lenders will require at least two to three years of accounts, ideally prepared by a qualified accountant.
Bank Statements
+Lenders will request your personal and business bank statements, usually for the past six months. These help them assess your cash flow, monthly expenses, and whether you can comfortably afford the mortgage repayments. Clean, consistent banking behaviour can strongly support your mortgage application.
Salary, Payslips & EDS
+If you take a regular salary from your business, payslips and your Employment Detail Summary (EDS, formerly P60) help confirm this income. Sole traders may not have these, which is fine, alternative income documents can be used instead. Regular income strengthens your affordability assessment.
Revenue Notice of Assessment
+This document (also know as a Chapter 4 Self Assessment), outlines your personal income, before tax, and gives lenders a clear indication of your annual earnings. You can download your Notice of Assessment directly from Revenue.ie or request it from your accountant. Most lenders ask for two years (some three years), of this document.
Accountants Letter
+Lenders often request a letter from your accountant confirming your income, tax compliance, and business status. This letter adds credibility to your financial documents and reassures the lender that your accounts are accurate and up to date. It’s a simple but important part of your application.
In some cases you may file your own tax returns as a Sole Trader and you may not have an Accountant. Thats ok too. A mortgage lender will ask you for a Revenue Tax Clearance Cert instead of an Accountants Letter.
How Business Structure Affects Your Mortgage Application
1. Sole Traders and Partnerships
Self-employed individuals often face extra scrutiny from lenders, especially if income is irregular or shows recent dips. As a sole trader or partner, your income may vary, and that can affect how lenders assess affordability. However, retained profits and a strong future outlook can work in your favour.
Key considerations:
- Irregular or low income may raise concerns.
- Retained profits and overall financial position are important.
- Lenders may still be flexible if income is stable going forward.
🔍 Tip: Make sure your accountant prepares clear, up-to-date accounts.
2. Limited Company Directors
Directors are usually assessed as employees, but lenders often look beyond payslips. Low salary? Lenders may consider dividends and retained profits, but only if the business accounts support it. Accurate presentation of income is key to approval.
Key benefits:
Lenders require payslips, bank statements, and full company accounts.
- Retained profits can boost your application.
- A broker can help calculate your real assessable income.
💡 Even with complex income, a mortgage is possible. Expert help makes all the difference!
Get Started with your Self-Employed Mortgage
Organise Your Financial Documents
- Gather at least 2 years of certified accounts and Revenue Notices of Assessment
- Include 6+ months of business and personal bank statements
- Confirm your tax affairs are up to date with a letter from your accountant or tax clearance
Check Your Eligibility with a Broker
- We’ll assess your income, credit history, and overall affordability
- Whether you’re a sole trader, director, or contractor, we’ll guide you
- Get matched with lenders who understand self-employed finances
Apply and Secure the Right Mortgage
- Submit your mortgage application with our expert help
- We’ll present your income clearly and professionally to the lender
- From approval to drawdown, we support you every step of the way
Important Information on Mortgage Regulations and Risks
Mortgage Regulations
If you’re self-employed and applying for a mortgage in Ireland, it’s important to understand how Central Bank lending rules apply, and what additional documentation lenders require to assess your income accurately. While the core regulations are the same for all borrowers, self-employed applicants must provide more detail to verify income stability.
Key Lending Limits for Self-Employed Home Buyers
The same Central Bank rules apply to self-employed borrowers as to PAYE applicants:
- Loan-to-Income (LTI) Limit: You can typically borrow up to 4 times your gross annual income, though some lenders may be more flexible depending on your circumstances.
- Loan-to-Value (LTV) Limit: You’ll need a minimum deposit of 10% for most purchases, meaning you can borrow up to 90% of the property’s value.
Unlike salaried employees, self-employed borrowers must prove their income using tax returns, company accounts, and bank statements. Lenders may average your income over the past 2–3 years or assess what the business can afford to pay you, especially if you’re a company director.
You may also be asked for:
- Revenue Notices of Assessment
- An accountant’s letter confirming your tax compliance
- Proof of retained profits, dividends, or contract income
At MortgageLine, we specialise in presenting this information clearly to help you meet lender requirements and improve your chances of approval.
Mortgage Warnings
Applying for a self-employed mortgage comes with unique responsibilities and risks. Before committing, it’s important to understand the potential implications:
- Failure to keep up with repayments may result in the loss of your home.
- Your income may be assessed differently by each lender, affecting how much you can borrow.
- Missed or late payments will damage your credit score and impact future lending.
- Early repayment charges may apply, especially on fixed-rate mortgages.
- Monthly repayments may rise if you’re on a variable rate loan.
- Long-term borrowing can increase the total cost of your mortgage over time.
- If your income fluctuates, make sure you can still meet repayments during slower business periods.
Always speak to a qualified mortgage adviser before applying, especially if your income is complex or variable. At MortgageLine, we’ll help you choose a mortgage that fits your financial situation, now and in the future.
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Frequently Asked Questions
Our clients frequently ask us various questions. Some of them are listed below:
What makes MortgageLine a preferred choice for self employed mortgage in Ireland?
Our advisers at MortgageLine are recognised for their deep understanding of the specific needs and challenges of self employed individuals applying for mortgages. We present all your financial details to mortgage lenders, increasing your chances of approval. With over two decades of experience and a proven track record of success, we have become one of the best mortgage brokers for self employed individuals in Ireland.
How can I prove my income as a self employed individual when applying for a mortgage?
Self employed applicants must provide various documents to prove their income, including company accounts, bank statements, salary payslips (if applicable), a Revenue Notice of Assessment, and an accountant’s letter confirming up-to-date tax affairs. These documents help our experts assess your financial stability, ensuring we can advocate effectively on your behalf with lenders.
What steps should I follow to prepare for a self employed mortgage application through MortgageLine?
To improve your chances of getting a mortgage, we suggest having a trading history of more than two years, maintaining healthy bank accounts and audited accounts, ensuring a healthy deposit, and keeping a clean credit record. We also recommend discussing your specific financial scenario with our adviser to understand the best strategies for your mortgage application.
How does MortgageLine assist with the actual mortgage application process for self employed individuals?
MortgageLine simplifies the mortgage application process by providing a straightforward online application platform. Our experienced and reliable self employed mortgage broker in Ireland guides applicants through necessary documentation and anticipates potential issues, ensuring a smoother approval process.
What unique challenges do self employed applicants face when applying for mortgages?
One of the main challenges for self employed applicants when applying for a mortgage is providing a stable income to lenders, which can often be more scrutinised than income from traditional employment. Our self employed mortgage advisor addresses these challenges by thoroughly understanding lender requirements and preparing applicants to meet these through detailed financial documentation and strategic financial planning. Contact Us Today!
What qualifies as self employed?
Mortgage lenders and brokers classify you as self-employed if you fall into any of these categories:
- Freelancer: Working independently without a long-term commitment to a single employer.
- Sole Trader: Running your own business as the sole owner.
- Company Director: Holding a director position in a limited company.
- Partnership Director: Being a director in a business partnership.
Unlike PAYE (Pay As You Earn) employees, who have a contract with a fixed income, the income of self-employed individuals depends directly on the performance of their business or freelance work.
Ready to Begin Your Journey?
Whether you’re a sole trader, limited company director, or contractor with non-traditional income, MortgageLine specialises in helping self-employed professionals secure the right mortgage. We’ll guide you through every step, from documents to approval, with expert advice and lender-matching tailored to your business.
