Compare home mover mortgages in Ireland
If you’re moving to a new property our mortgage comparison can help you find the best rates. Compare home mover mortgages from Ireland’s top lenders.
Latest House price data
Ireland’s average house price in the 12 months to May 2025 was €370,000.
The Residential Property Price Index (RPPI) shows house prices have increased by 7.9% over the last 12 months. House prices in Dublin increased by 6.9%; elsewhere in Ireland, prices rose by 8.7%.
The cheapest place to buy a house is Leitrim with a median price of €186,000, while the most expensive place is Dún Laoghaire-Rathdown at €670,000.
What are your mortgage options when moving?
Whether you’re upsizing for a growing family, downsizing once children have left home, relocating to a new area, or simply moving to a different street, you’ll likely need to consider your mortgage options at some point.
Although a home mover mortgage is not a specific type of mortgage product. It’s a term used to describe getting a mortgage when you’re selling your current home and buying a new one.
When you move home, you essentially have two choices for managing your mortgage. Here are your main options:
1. Port your existing mortgage
If your current mortgage is ‘portable’, you can transfer it from your old property to your new one. This process is known as ‘porting’.
Porting your mortgage is usually the easiest and most convenient option, although you could miss out on potentially cheaper mortgage rates by sticking with your existing deal.
However, a key advantage of porting is that it can help you avoid early repayment charges that might apply if you’re on a fixed-rate mortgage and have to end it early.
If you have a portable mortgage, the lender often allows you to adjust your borrowing needs. For example you can ‘top up’ your mortgage if you need to borrow more for your new home, or redeem part of it if you need to borrow less.
2. Take out a new mortgage
This involves applying for a new mortgage, which can be with your current lender or a different mortgage provider.
It’s suitable if:
- you’re purchasing a more expensive property and need to increase your borrowing significantly
- better interest rates or more favourable terms are available from other lenders or on new products
- your current mortgage is not portable
If you take out a new mortgage, you’ll need to complete a full mortgage application and may incur extra costs such as property valuation fees and solicitor fees, similar to when you first purchased your original home.
Key mortgage terms and rules for home movers
It helps to know several lending rules and terms before switching your mortgage and applying for a home mover mortgage.
- Loan to value (LTV) limit: Home movers and second-time buyers require a 10% deposit. The maximum LTV is 90% which is the percentage of the property’s value you can borrow, although lenders may go above this limit in some instances.
- Loan to income (LTI) limit: You can borrow up to 3.5 times your gross salary, but if you’re getting a joint mortgage, it’s 3.5 times your combined salary.
The Central Bank allows 15% of second-time buyer mortgages to be offered above the LTI limit of 3.5 times gross salary, so lenders may be able to increase this limit under certain circumstances. You’ll need to be a low-risk borrower to be considered, requiring a good credit rating and income level.
How much does it cost to move home?
This depends on the value of your current and new home, but in addition to product fees, there are several other fees to pay.
Factor in all these extra costs before committing to a new property and making your move
| Service | Estimated average costs | Additional info | |
| Solicitor fees | €1,500 - €3,000 (plus VAT and outlays) | This covers legal work for transferring property ownership. Conveyancing fees vary by property value, complexity and solicitor. “Outlays” are additional expenses the solicitor pays on your behalf (e.g. Land Registry fees and search fees). VAT is typically 23%. | |
| Valuation fee | €150 - €300 (plus VAT) | This is a mandatory report to confirm the property’s market value. The lender typically appoints the valuer, but you pay the fee. | |
| Survey fee | €600 - €1,000 (plus VAT) | A structural survey is strongly recommended to identify any defects or structural issues. Costs depend on the size and age of the property, and the type of survey (e.g basic vs full structural survey). Snagging lists for new builds are generally cheaper, around €300. | |
| Removal costs | €500 - €2,000+ | This depends on the size of your home, distance of the move, accessibility, and whether you need packing services or specialist handling. | |
| Stamp Duty | 1% of property value (up to €1M) | A government tax on property transfer. It’s 1% on properties up to €1 million, and more for properties over €1 million. | |
| Mortgage broker fees | Typically €0 - €750 | Many brokers in Ireland are paid a commission by the lender, meaning it’s free to you. Some may charge a flat fee for their services, especially for complex cases or if they provide additional financial advice. Always clarify fees upfront. | |
| Early Redemption Charge (ERC) | Variable | If you are on a fixed-rate mortgage and want to switch or repay your mortgage before your fixed term ends, your lender may charge an ERC. The charge depends on your loan terms and how much remains. Porting your mortgage can help avoid this. |
How much is stamp duty in Ireland?
Stamp Duty is a tax you must pay when transferring ownership of a property and other assets in Ireland. It’s due when a Deed of Transfer or Deed of Conveyance is required to transfer ownership.
When you’re buying a new home, stamp duty rates depend on the value of the property. The current rates for residential homes in Ireland are:
- 1% of the purchase price up to €1m
- 2% of anything between €1m-€1.5m
- 6% of anything above €1.5m
If the house is a new build, the stamp duty is calculated on the cost of the property minus VAT (13.5%).
The home mover mortgage process
If you decide that a new mortgage is the best choice for your circumstances, there are several things to do before you start the process.
Get your finances in order
- Review income and outgoings: Your lender will need to assess affordability, so gather information about your household income, regular expenses, and any existing debt.
- Check your credit history: Access your credit report from the Central Credit Register. Ensure accuracy and address any issues; a good credit history is vital for mortgage approval.
- Get your home valued: Use the value and subtract any outstanding mortgage balance to calculate your available equity. This will be the basis of the deposit for your new home.
- Find out how much you can borrow Use a mortgage calculator to determine how much you can borrow and what your potential monthly repayments could be.
Explore your mortgage choices
- Compare mortgage deals: Search for the best deals using a mortgage comparison tool. This allows you to filter the right mortgage to suit your circumstances.
- Consult a mortgage broker: A mortgage broker can access a wide range of mortgage products from different lenders and explain all your options.
- Apply for an approval in principle (AIP): This non-binding document from a lender indicates the amount they will likely lend you. It demonstrates to estate agents that you’re a serious buyer.
Buy your new home
- Make an offer: Once your AIP is in place, your property is on the market, and you’ve found your new home - make an offer. Ensure the acceptance of your offer is confirmed in writing.
- Appoint a solicitor: They will handle all legal aspects of both your sale and your purchase. Your solicitor will carry out comprehensive legal checks and searches on the property.
- Submit your full mortgage application: Once your offer is accepted, submit a full mortgage application to your chosen lender. This involves a more rigorous assessment and a ‘hard’ credit check.
- Valuation and structural survey: Your mortgage lender will require a valuation of the new property to confirm its market value and its security for the loan. You will typically pay this fee. You should also arrange an independent structural survey of the new property.
- Review and sign the Letter of Offer: The lender will issue a formal Letter of Offer if your mortgage application is successful. This is a legally binding document outlining the terms and conditions of your mortgage.
How to choose the best home mover mortgage
Finding the ideal mortgage for your new home requires careful consideration. Before you commit, weigh these factors to ensure you find the right mortgage for your needs.
This information is for guidance only, so seek professional financial advice tailored to your circumstances if required.
Popular questions
Can I keep my tracker mortgage if I move home?
If you have a tracker mortgage and don’t want to give it up, you may be able to continue on that type of mortgage when you move home.
Although tracker mortgages are not widely available to new customers, some lenders offer follow-on tracker mortgages for existing tracker customers. This means staying with the same lender and the same or similar product terms as before.
Check with your lender whether they offer a tracker mortgage for home movers.
Can I move house if I have a fixed rate mortgage?
It is possible to move if you have a fixed rate mortgage, but you may have to pay an early redemption charge (ERC).
To avoid paying fees, you may be able to:
- Port your mortgage over to the new property
- Wait until the end of your fixed term, when you’re free to redeem your mortgage without penalty
Porting over your mortgage involves staying with the same lender and reapplying for a mortgage with them. This may mean missing out on a better interest rate with another lender.
If your circumstances have changed since you last applied or wish to borrow more, you may not be eligible to port your mortgage over.
You’ll need to weigh your options and the costs involved. For example, paying an ERC and switching your mortgage to a better rate or porting your mortgage over and paying a higher interest rate.
Can I move home with negative equity?
If you owe more on your mortgage than the property is worth, this may prevent you from moving.
However, some lenders may let you transfer the negative equity to your new mortgage if you meet other criteria, e.g. a good repayment record for the past two years. Speak to your lender, a mortgage broker (mortgage credit intermediary), or a financial advisor for advice.