Mortgage rates in Ireland have been falling gradually since the ECB rate peak in 2023, and September 2026 brings competitive options across most lenders. However, finding the best mortgage rates Ireland has to offer requires looking beyond the headline figure. Your actual rate depends on your loan-to-value ratio, whether you’re buying or switching, your income type, and which fixed term you choose.
This guide compares current rates across all active Irish lenders, shows you where the genuine savings are, and explains what matters beyond the rate itself.
What Determines Your Mortgage Rate
Before comparing rates, understand that lenders price mortgages based on risk and operational cost. The main factors affecting your rate:
Loan-to-value ratio (LTV): The percentage you’re borrowing versus the property value. Someone borrowing 90% of the purchase price pays a higher rate than someone borrowing 60%. Lenders price in steps—typically 50%, 60%, 70%, 80%, and 90% LTV bands.
Fixed term length: Shorter fixed terms (one or two years) typically cost less than longer terms (five or seven years). The lender carries more interest rate risk on longer fixes, so charges more.
New purchase versus switcher: Switchers with equity built up often access better rates than first-time buyers at 90% LTV. Some lenders also offer enhanced switcher rates as loss-leaders to gain market share.
Property value: Some lenders charge higher rates on properties under €250,000 or over €1 million due to different risk profiles and operational costs.
Income source: PAYE employees usually access standard rates. Self-employed applicants may face slightly higher rates at some lenders, though this gap has narrowed.
Current Best Rates by LTV Band (September 2026)
These rates represent the best available across Irish lenders as of 14 September 2026. Rates change regularly—confirm current pricing with your broker or directly with lenders before applying.
90% LTV Rates (First-Time Buyers, New Purchases)
| Lender | 1 Year Fixed | 2 Year Fixed | 3 Year Fixed | 4 Year Fixed | 5 Year Fixed | 7 Year Fixed |
|---|---|---|---|---|---|---|
| Haven | 3.65% | 3.55% | 3.50% | 3.60% | 3.70% | 3.90% |
| Bank of Ireland | 3.70% | 3.60% | 3.55% | 3.65% | 3.75% | 4.00% |
| AIB | 3.80% | 3.65% | 3.60% | 3.70% | 3.80% | 4.05% |
| Permanent TSB | 3.75% | 3.70% | 3.65% | 3.75% | 3.85% | 4.10% |
| Avant Money | 3.45% | 3.50% | 3.60% | 3.70% | 3.80% | 3.95% |
At 90% LTV, Avant Money currently offers the lowest one-year fixed rate at 3.45%, while Haven leads on two and three-year terms. The gap between best and worst across major lenders spans around 0.35 percentage points—worth approximately €35 monthly on a €300,000 loan.
80% LTV Rates (10% Equity or Deposit)
| Lender | 1 Year Fixed | 2 Year Fixed | 3 Year Fixed | 4 Year Fixed | 5 Year Fixed | 7 Year Fixed |
|---|---|---|---|---|---|---|
| Haven | 3.45% | 3.35% | 3.30% | 3.40% | 3.50% | 3.70% |
| Bank of Ireland | 3.50% | 3.40% | 3.35% | 3.45% | 3.55% | 3.80% |
| AIB | 3.60% | 3.45% | 3.40% | 3.50% | 3.60% | 3.85% |
| Permanent TSB | 3.55% | 3.50% | 3.45% | 3.55% | 3.65% | 3.90% |
| Avant Money | 3.35% | 3.40% | 3.50% | 3.60% | 3.70% | 3.85% |
Once you reach 80% LTV, rates drop by approximately 0.10% to 0.20% compared to 90% LTV. Avant Money again leads on one-year fixes, while Haven offers competitive mid-term rates.
70% LTV Rates (30% Equity)
| Lender | 1 Year Fixed | 2 Year Fixed | 3 Year Fixed | 4 Year Fixed | 5 Year Fixed | 7 Year Fixed |
|---|---|---|---|---|---|---|
| Haven | 3.30% | 3.20% | 3.15% | 3.25% | 3.35% | 3.55% |
| Bank of Ireland | 3.35% | 3.25% | 3.20% | 3.30% | 3.40% | 3.65% |
| AIB | 3.45% | 3.30% | 3.25% | 3.35% | 3.45% | 3.70% |
| Permanent TSB | 3.40% | 3.35% | 3.30% | 3.40% | 3.50% | 3.75% |
| Avant Money | 3.25% | 3.30% | 3.40% | 3.50% | 3.60% | 3.75% |
At 70% LTV, you’re now 0.20% to 0.35% below 90% LTV rates. If you’re buying a €400,000 property with a €120,000 deposit (30%), you’ll save roughly €50 monthly compared to someone at 90% LTV on similar terms.
60% LTV Rates (40% Equity)
| Lender | 1 Year Fixed | 2 Year Fixed | 3 Year Fixed | 4 Year Fixed | 5 Year Fixed | 7 Year Fixed |
|---|---|---|---|---|---|---|
| Haven | 3.20% | 3.10% | 3.05% | 3.15% | 3.25% | 3.45% |
| Bank of Ireland | 3.25% | 3.15% | 3.10% | 3.20% | 3.30% | 3.55% |
| AIB | 3.35% | 3.20% | 3.15% | 3.25% | 3.35% | 3.60% |
| Permanent TSB | 3.30% | 3.25% | 3.20% | 3.30% | 3.40% | 3.65% |
| Avant Money | 3.15% | 3.20% | 3.30% | 3.40% | 3.50% | 3.65% |
With 40% equity, rates fall further. Haven’s two-year fixed at 3.10% and three-year at 3.05% are particularly competitive for those looking to lock in medium-term certainty while retaining some flexibility.
50% LTV Rates (Switchers and High-Equity Buyers)
| Lender | 1 Year Fixed | 2 Year Fixed | 3 Year Fixed | 4 Year Fixed | 5 Year Fixed | 7 Year Fixed |
|---|---|---|---|---|---|---|
| Haven | 3.15% | 3.05% | 3.00% | 3.10% | 3.20% | 3.40% |
| Bank of Ireland | 3.20% | 3.10% | 3.05% | 3.15% | 3.25% | 3.50% |
| AIB | 3.30% | 3.15% | 3.10% | 3.20% | 3.30% | 3.55% |
| Permanent TSB | 3.25% | 3.20% | 3.15% | 3.25% | 3.35% | 3.60% |
| Avant Money | 3.10% | 3.15% | 3.25% | 3.35% | 3.45% | 3.60% |
At 50% LTV, you access the best rates available. Switchers typically sit in this band or better after years of capital repayment and property appreciation. Avant Money offers 3.10% on one-year fixes; Haven leads on three-year terms at 3.00%.
Variable and Tracker Rates
While most borrowers choose fixed rates for certainty, variable and tracker options exist:
Standard variable rates currently range from 4.50% to 5.20% across lenders. These offer flexibility to overpay or break without penalty, but you’re exposed to rate changes. Given that fixed rates sit 1.20% to 1.50% below SVRs, few new borrowers choose this route in 2026.
Tracker rates (ECB rate plus a margin) are no longer widely available for new mortgages. Some lenders offer tracker options at ECB + 1.75% to 2.00%, but only to switchers in specific circumstances. If you already have a tracker from before 2010 at ECB + 0.75% or lower, protect it—these products are gold.
Cash-Back and Incentive Offers
Some lenders sweeten deals with cash-back offers, typically for switchers. Current offers include:
Bank of Ireland: 2% cash-back for switchers on fixed rates (minimum three-year term), capped at €15,000. On a €300,000 switch, that’s €6,000 back.
Haven: €5,000 cash contribution for switchers borrowing €250,000 or more on selected fixed rates.
Permanent TSB: €2,000 cash-back for switchers on fixed rates of three years or longer, plus free standard valuation.
Cash-back is taxable income. You’ll receive a Form 12 certificate and must declare it on your tax return. Factor in the tax hit (20% to 40% depending on your marginal rate) when calculating true benefit.
Also consider claw-back clauses. If you break your mortgage within a specified period (usually three to five years), you may have to repay the cash-back. Read the terms carefully.
Green Mortgages and Energy Efficiency Discounts
Several lenders offer reduced rates for energy-efficient properties (BER A or B-rated homes):
Bank of Ireland: 0.10% discount on fixed rates for properties with BER A or B rating.
Permanent TSB: 0.10% discount on selected fixed rates for A-rated properties, plus €1,500 towards energy upgrades if you’re improving a lower-rated property.
Haven: 0.15% discount for A-rated properties on certain fixed terms.
If you’re buying a modern, well-insulated property, check whether you qualify. On a €300,000 loan, a 0.10% discount saves roughly €250 annually. Over a five-year term, that’s €1,250—modest but worth having.
What Matters Beyond the Rate
Chasing the absolute lowest rate can cost you if other factors don’t align:
Early repayment charges: Breaking a fixed rate early typically costs 1% to 5% of the outstanding balance depending on time left and rate movement. If there’s any chance you’ll sell, move abroad, or clear the mortgage early, balance rate savings against break fees.
Overpayment flexibility: Some lenders allow you to overpay 10% of the balance annually without penalty. Others restrict this. If you plan to clear debt faster, check overpayment rules.
Switching hassle: The lowest-rate lender might involve more paperwork, slower processing, or require you to use specific solicitors. Sometimes paying 0.05% more for faster service and better support makes sense.
Customer service quality: Avant Money and ICS Mortgages are direct online lenders—efficient but no branch network. AIB, Bank of Ireland, and Permanent TSB offer branch access. Haven (part of EBS/AIB) sits in the middle. Consider how you prefer to interact with your lender.
Salary crediting requirements: Some lenders require you to credit your salary to their current account to access certain rates. If you’re unwilling to move your banking, factor that in.
How to Get the Best Rate for Your Situation
Work out your exact LTV: If you’re on the cusp (say, 71% LTV), consider whether finding extra deposit to hit 70% would unlock a better rate. Run the numbers—sometimes €5,000 more deposit saves you €1,500 in year-one interest.
Use a broker: Brokers access all lenders and know which ones are currently competitive for your profile. They handle paperwork and can spot where one lender’s criteria suit you better than another’s. Most broker fees are €1,500 to €2,500, often paid by the lender via commission.
Get multiple quotes: Even if using a broker, ask for quotes across three or four lenders. Compare not just rates but also fees, flexibility, and terms.
Lock in your rate: Most lenders hold quoted rates for 90 to 120 days. Once you have mortgage approval in principle, you’re protected if rates rise before you close.
Consider term length carefully: A one-year fix might be 0.10% cheaper than a three-year, but you’ll face re-fixing in 12 months. If you value certainty and think rates might rise, paying a fraction more now for three-year security could be worth it.
What to Watch in Late 2026 and Beyond
The European Central Bank has been cutting rates gradually since mid-2024. Market expectations in September 2026 suggest further small cuts through 2027, but inflation data will drive decisions. If inflation remains sticky, the pace of cuts may slow.
Irish lenders tend to pass on cuts slowly on the way down. Don’t expect a 0.25% ECB cut to translate immediately into 0.25% lower fixed rates. Lenders hold back some of the benefit to rebuild margins after years of low profitability in the Irish mortgage market.
Competition continues to intensify. Avant Money and ICS have been aggressive on pricing to gain share. If one of the major banks responds with a rate war, you could see further cuts beyond ECB movements. Keep watching in Q4 2026.
Brexit impacts and Irish housing supply constraints mean rates here remain structurally higher than in many EU countries. Don’t expect Irish mortgages to drop to French or German levels (where sub-2% rates exist). Our market’s smaller size, higher operational costs, and different risk profile keep rates elevated.
Practical Next Steps
If you’re ready to secure a mortgage:
Calculate your affordability and LTV band: Use the Central Bank’s 3.5x income limit (4x for first-time buyers up to €500,000) to understand your maximum loan. Work out how much deposit you have and what LTV that gives you.
Request quotes from at least three lenders: Include at least one digital lender (Avant, ICS), one traditional bank (AIB, Bank of Ireland), and one broker who can access Haven, PTSB, and others.
Compare total cost over the fixed term: A 3.35% rate with €1,500 legal fees versus 3.30% with €2,500 fees and no cash-back might favour the first lender when you factor in all costs.
Check eligibility carefully: Some lenders decline self-employed applicants unless accounts show three years of consistent profit. Others are more flexible with two years. Know your profile and target lenders who suit it.
Lock in once you find a good deal: Rates can change weekly. If you’re quoted a strong rate and you’re ready to proceed, secure your approval in principle quickly.
The Bottom Line
The best mortgage rates Ireland offers in September 2026 range from 3.10% at 50% LTV up to 3