How much deposit do I need for a €400,000 house in Ireland?
A €400,000 purchase normally needs a 10% deposit under the standard 90% LTV limit, plus separate buying costs.
Page checked: 21 October 2026
Standard 10% deposit example
The income and affordability tests can still reduce the mortgage available even if the deposit is sufficient.
Buying costs are extra
At €400,000, standard residential stamp duty at 1% is €4,000. Legal fees and other purchase costs are separate and should be allowed for in your cash planning.
Cash needed before other buying costs
| Item | Illustrative amount |
|---|---|
| 10% deposit | €40,000 |
| Residential stamp duty (1%) | €4,000 |
| Deposit plus stamp duty | €44,000 |
This subtotal does not include solicitor/conveyancing fees, valuation or survey costs, moving expenses, insurance, repairs or an emergency cash buffer. Legal costs vary by provider and transaction, so obtain a written quote rather than treating an online estimate as a fixed price.
Stamp duty is calculated on the property consideration, separately from the mortgage deposit. Confirm the applicable rate with Revenue’s current residential stamp-duty guidance.
Use the affordability calculator to see how buying costs change the cash left for the deposit.
Sources & assumptions
Central Bank mortgage-measure limits and Revenue stamp-duty rules can change. Check the official sources before relying on an estimate.
Central Bank mortgage measures · Central Bank retail interest rates
How much cash should you plan for?
The €40,000 figure is the standard 10% deposit illustration, not the full amount of cash needed to buy a €400,000 home. Stamp duty adds €4,000 at the standard 1% residential rate for this price band, before solicitor fees and other costs.
| Budget item | Illustration | How to use it |
|---|---|---|
| Deposit | €40,000 | Assumes a 90% mortgage and no exemption or special arrangement. |
| Stamp duty | €4,000 | Based on 1% of a €400,000 residential purchase; verify Revenue's current rules. |
| Legal and transaction costs | Get a quote | Solicitor fees, outlays, valuation, survey and moving costs vary. |
For planning, keep the deposit and buying costs as separate budget lines. If all available savings are treated as the deposit, you may leave too little cash to complete the purchase or handle unexpected costs. The affordability calculator can help estimate how much of your savings remains after the costs you enter.
Does a 10% deposit guarantee approval?
No. A deposit that meets the standard loan-to-value limit is only one part of the assessment. The lender must also assess income, existing debts, spending, credit history, employment and repayment capacity. The Central Bank rules are limits on lending, not a promise that a bank will lend the maximum.
Compare this example with the general deposit guide and the mortgage affordability guide before relying on a headline figure.