SYS Private

We have the experience to be your trusted adviser

We have the experience to be your trusted adviser

Together we will secure your mortgage in Ireland

Ex-pat or non-resident mortgages

Getting a mortgage in Ireland if you are a non-resident is slightly more complex than if you’re living here but it is absolutely possible. The key is being prepared and having the right information in advance – that’s where we come in.

As mortgage brokers, we are not tied to any one institution. Our industry knowledge means we know which of the lenders we work with accept ex-pat mortgage applications and what their criteria are, saving you time and improving your chances of being successful.

One of the most valuable things about our service is that we support you in the application process and handle all the administration, leaving you to find your perfect home in Ireland, organise packing up your life wherever you are, shipping all your possessions to Ireland, finding schools for the kids, organising vias if necessary… and the hundred other things you need to do!

Talk to our mortgage specialists today about securing an ex-pat mortgage.

Mortgages for non-residents - What you need to know:

What You Need To Know

  • To secure a non-resident mortgage you must be a PAYE (pay as you earn) worker, in other words you must be employed.
  • You must buy a turn-key house (ie fully finished); as an ex-pat, you cannot secure a self-build mortgage nor can you buy a builder’s finish house.
  • Here at SYS Mortgages, we cannot apply for abuy-to-let mortgage if you are a non-resident or living abroad.

How much can I borrow?

Every lender must adhere to the Central Bank of Ireland lending criteria for non-resident/ex-pat buyers. They are currently as follows–

✓ Maximum borrowing is 4 times your gross earned basic income if you’re a first-time buyer or 3.5 times if you are not*. If there are two of you buying, then you can borrow up to 3.5 times your combined income.  

✓ Maximum borrowing is 70% of the house purchase price, depending on the lender.

*Bear in mind that if your income is non-euro, it is ‘stress tested’ for currency fluctuation at approximately 20%. This means that only 80% of your income will be taken into consideration.

Getting organised

What do I need for an ex-pat mortgage application?

You’ll need all the normal documentation required for any mortgage type:

Additionally, a non-resident will need:
If you are moving back to Ireland and continuing to work with your existing employer, we will need to factor commuting costs (if applicable) into your expenses and we’ll need confirmation from your employer that you can work from Ireland on an ongoing basis.


Haven provide ex-pats with mortgages in Ireland. You must meet a number of criteria when applying for an ex-pat mortgage. This includes:

  • Haven Mortgages accepts mortgage applications from non-residents and will lend up to 70% of the house value
  • The max term is 25 years and must be for personal use. They will lend
    to someone who will use this as a holiday home or if you plan on returning home from abroad and will live in this house in the future.
  • Applicants must have a connection to Ireland and to the location where they intend to reside
  • Those earning non-euro can only take 80% of your income into consideration

The cost of moving


Bear in mind you will incur some expenses in the process of relocating.

You will need a solicitor to conduct the conveyancing and to liaise on your behalf with the vendor’s solicitor.

This could be a flat fee or a percentage of the sale price of your current home, if applicable.

A percentage of the purchase price of the new property is payable to Revenue (1% of the property value up to €1 million and 2% for anything above that).

SYS charges a fee for owning the application process. This is payable when we submit your application to the chosen lender. The fee covers researching the market to find the most suitable lender for you, helping you prepare your application and looking after your application from the initial enquiry right through to submission. For more information on our fees, please review our Terms of Business. 

In order to calculate your new loan-to-value ratio, the new lender will need an up-to-date valuation of the home you are buying. Each lender has its own panel of valuers. Expect to pay between €150 and €180.

Not an obligation unless the house is over 100 years old, or the valuer notes any potential structural issues in the valuation report. However, it is advisable to have a qualified person verify that the house is structurally sound before you progress with the purchase. Expect to pay from €300 upwards.

It is our mission to provide you with the best financial advice on the market

Call our trusted & experienced advisers today

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Our consultants have written a variety of blogs, to help you to understand the nuances between different services. If you are still unsure about any service, please email us on or ring us on 067 57057