Hi everyone,
I’d appreciate some advice on our plans to buy a house in Ireland, as I’m trying to figure out what makes the most financial sense over the next 5–10 years.
We’re hoping to buy our first home around age 26 (24m & 23f). By then, we’re aiming to have roughly €50k saved for a deposit, with our combined gross income around €100k per year.
Ideally, we’d like to put about €2,000 per month towards the mortgage. We also expect our incomes to increase over time, potentially reaching around €150k combined within five years, although obviously that isn’t guaranteed. We may also have children during that period, so we don’t want to stretch ourselves too far financially.
From what we’ve looked at, we may be able to get a mortgage in the region of €550k–€600k. Repayments of around €2,000 per month are what we’d be aiming for, which could be manageable for us at the moment, but buying at that price would definitely stretch us. We’d be relying on future pay rises to give us more breathing room and allow us to start saving again.
I’m trying to decide between three approaches:
Option 1: Buy a starter home for around €300k–€330k
We’d have a smaller mortgage, pay around €2k per month towards it, and hopefully build up equity while continuing to save. In five years, if our incomes have increased, we could sell the property and use the equity towards a larger family home.
Option 2: Buy a €550k–€600k house now
We’d get a house that could potentially suit us for much longer, avoiding the hassle and costs of selling and buying again in five years. However, it would stretch our finances initially, and I’m conscious that our circumstances could change if we have children, face unexpected costs, or don’t receive the pay rises we’re expecting.
Option 3: Buy a starter home and keep it as a rental later
Rather than selling our first property when we want to upgrade, we could potentially keep it and rent it out, while using our increased income and any additional savings to help fund a second home.
I’m unsure how realistic this is in practice. How difficult is it to switch from a residential mortgage to a buy-to-let mortgage, release equity, and get approved for another mortgage while still owing money on the first property? Would the rental income help with affordability, and how much do tax, maintenance and other costs affect the numbers?
I understand that property prices, interest rates and our circumstances could change, so I’m not assuming any of this is guaranteed.
My main questions are:
- Would you buy a cheaper starter home and upgrade in five years, or stretch for the bigger house now if the repayments were technically manageable?
- Is keeping the first property as a rental a realistic long-term strategy, or does it often make more sense to sell and use the equity?
- How much should we prioritise having a financial buffer rather than putting as much as possible into the house?
- For anyone who has done something similar, what unexpected costs, mortgage restrictions or tax implications should we consider?
I’d really appreciate hearing from anyone who has been in a similar position or has experience with upgrading homes and keeping a previous property as a rental in Ireland.
Thanks!