Customers Melissa and Darren in conversation about their new house under-construction and standing under a blue umbrella.

Building your own home means you get exactly what you want.

We’ve helped so many people through the process. We can talk to you about:

✔ Using the site as a deposit
 Budgeting tools
 Staging the building costs

Whatever stage you’re at, everything you need to know is here. Read a guide, watch a video. Take your time. And when you’re ready to chat we’ll help however we can, wherever it suits you.

Book an appointment

Watch how it all works

Making sense of mortgages 2 mins

Making sense of mortgages 2 mins

Melissa's advice when building a home 2 mins

Melissa's advice when building a home 2 mins

Your application on your time 2 mins

Your application on your time 2 mins

Here's how it all works

Think of a mortgage as a home loan; a way to get your feet on the property ladder - the first step on the way to getting out of renting, or living with parents and getting a home of your own. Let’s look at a couple of basics.

Basically a mortgage is a loan used to buy a home.  And the home becomes the security for the mortgage loan. A bank agrees to lend you money to buy, build or renovate a home and you agree to repay it.

When you apply for a mortgage with us we’ll give you what’s called an Approval in Principle. This shows how much we’re able to lend you based on the information you’ve given us. Of course, this isn’t a loan yet, but you can go house hunting confident of what you can afford.

With our mortgage calculator it’s easy to find out how much you could borrow.


There’s also rates to consider. We’ve competitive fixed and variable rates, but what do these mean?

Fixed Rate or Variable Rate?

You can chose between a fixed interest rate, a variable one or a combination of both.

A fixed rate mortgage has a rate of interest which doesn’t change for a set period of time, so you know exactly how much you pay every month. A fixed rate makes it easier to budget for payments. 

But remember it’s fixed for a certain time like three, five or seven years and if you change it before the end, we may charge you a fee.

A variable rate mortgage has a rate of interest which can change. We will always tell you in advance if it is going to go up or down and how your monthly repayment amount will change as a result.

So you have approval in principle, what’s next?

You go house hunting, find a home, make an offer and hopefully it goes sale agreed. When that happens let us know and we’ll guide you through the next stage. That includes things like getting the home valued by one of our valuers, getting it insured, telling us who your solicitor is, getting a mortgage protection policy in place and so on. It sounds daunting but we’ll help you through it all.

When everything’s done we’ll send you a contract – what we call a letter of offer - to sign. Your solicitor will also get a copy and they’ll take you through it before you sign it and they send it back to us.  

Using the site as your deposit

If you own your site or are gifted one, it can serve as your deposit because it will be part of the overall value of the house when it’s built.

This means that the amount you normally set aside for a deposit can be used for site preparation, design fees or planning-related expenses.

Before we can give you a full loan offer, you will need to get a valuation report to confirm the market value of your site and an estimate of the value of your house when it’s completed.

You’ll need a second valuation at the end when the house is built. You may choose a valuer from our panel.

Be realistic with your budget

Know what you have to spend and make sure your architect knows this too. Maybe have a contingency amount for your project based on 10% of the build cost as set out by your architect in your costings template.

Try to avoid overruns as this could involve a top-up mortgage. In this case you would be treated as a second time buyer, meaning you would need to input 20% of the cost. So best to get the budget right first time. 

Can the Help to Buy scheme fund your deposit?

If you opt for a fixed price contract, you may be eligible for the government’s Help to Buy scheme, an incentive designed to assist first-time buyers to fund the deposit needed to buy or build a new house or apartment to live in. One of the criteria is to use a builder that is registered with Revenue as a qualifying contractor.  – check it out on where the criteria and process are explained.

Do government grants apply?

Check if any grants are available for the type of build you are planning. This could help save you money on your install costs and reduce energy reduce costs over time. A good source of information is the Sustainable Energy Association of Ireland, or SEAI.

Hire qualified and experienced professionals

Get certified professionals on board to design, build and supervise your project so that it satisfies building regulations. Pick an architect and a builder from recommendations. Check out their work, and look at other houses in the area. 

Get planning permission

You need both the full and final planning approval for the ‘grant of permission’ before starting the build and getting a formal loan offer. We will also need to see the letter you received before full planning that sets out a list of any conditions to the planning.

Pop into a branch, make an appointment on or ask us to call you back when you can speak with one of our Homes Mortgage Advisors.

You don’t need any documents or deposit saved to chat to an Advisor. We’ll make sure you’re on the right track from the start by helping you make a plan to get the deposit together. If you can’t make it to a branch, we can come to meet you, so this may also be an option for you. 

Get your paperwork together

Once you’ve saved your deposit you will need to show us that you can afford to keep repaying the mortgage.  Your Homes Advisor will tell you exactly what documents you need to provide, such as payslips, bank statements, credit card bills and proof of saving or gifts.

No Fees

Our personal mortgage customers don’t pay transaction or maintenance fees on their AIB current account they use to pay the mortgage on the home they live in.    

Apply for Approval in Principle

Once you have your deposit together you can apply for a mortgage and receive an Approval in Principle. This is when we agree, in principle, to give you a mortgage, based on the information you’ve given us. Then you’ll know how much you have to spend on your new home. There will be more conditions you’ll have to meet, but we’ll make these clear so you’ll know what else you have to do before we can lend you the money.

You can apply over the phone, or in a branch with one of our Homes Mortgage Advisors. If you’re unsure about anything, why not book an appointment online or pop into a branch to speak with one of us? 

Book an appointment

Make buying your home a little easier


Higher Value 4 Year Fixed Rate

The Higher Value 4 Year Fixed Interest Rate is available to new and existing AIB mortgage customers, including Switchers, Top-ups and Self Builds, with a mortgage loan of at least €250,000 and a term of 4 years or more. Switchers availing of the Higher Value rate can also benefit from the €2,000 Switcher cash offer. Existing AIB customers who have more than one mortgage loan on the same property can avail of the Higher Value 4 Year Fixed Interest Rate if the combined value of the mortgage loans is at least €250,000 and a term of 4 years or more remains on each mortgage loan. The balance of your mortgage(s) at the time of issuing your Letter of Offer is used to determine eligibility.

Find out more
Dave Rigney, a Mobile Mortgage Manager, in conversation with a Customer.
Dave Rigney, Mobile Mortgage Manager, Dublin West

Anthony and Warren smiling and laughing as they sit in the living of their new home.

  Anthony and Warren smiling and laughing as they sit in the living of their new home.
Got Approved?

Here's a rundown of the next steps you need to take...

Get more info
 A person holding some application forms with calculation tools and various stationery scattered on a table.
Useful Guides & Forms

All the guides and forms you will need in one place.

Show me
A customer, Aisling, smiles as she sits having a cup of tea and chatting with a mortgage advisor at home.
Frequently Asked Questions

The answer to your questions, in one place.

Read more
Help to BuyDid you know?

You may be eligible for help with your deposit from the government.

Saving for a deposit is hard work, but with the Government Help to Buy incentive for new developments, you may be entitled to get up to 5% of the purchase value back. If it works out for you, the Government’s Help To Buy incentive could give you an extra €20,000 towards buying your home. 

Search Help to Buy scheme on

 Get to grips with the mortgage lingoGet to grips with the mortgage lingo

Some of the language of mortgages can be difficult to understand. At the same time there are certain terms that have certain meanings. We do our best here to explain things in plain language.