Buying a home in Ireland can be one of the most exciting and daunting parts of an expat move.

In this episode, I chat with Rob Priestman, Business Development Manager at EBS, who’s been helping people secure mortgages for over 20 years. Rob’s also an ultra-marathon runner, which might explain his stamina for navigating the twists and turns of Ireland’s mortgage market!

We talk through what’s really happening in the market right now and what expats and returning Irish need to know before applying. Rob explains how Central Bank lending rules work in practice, how lenders assess affordability, and what to expect if you’re earning in a foreign currency (including why only 80% of that income is typically taken into account). We also cover practical essentials like getting “mortgage ready,” working with a solicitor or buyer’s agent, and why opening a euro bank account early on can save you trouble later.

The key thing to note here is that every case is different, but Rob’s advice will help you plan ahead and approach the process with confidence. His calm, practical insight is a real reassurance in what can be a complex journey.

Topics Discussed in this Episode:

1. Changes in the Irish Mortgage Market: Rob outlines how lending practices have evolved since the Celtic Tiger years, with Central Bank rules now enforcing stricter loan-to-income and affordability criteria to ensure borrowers can manage repayments.
2. Getting Mortgage-Ready from Abroad: We discuss the practical steps expats should take before applying—understanding costs, securing mortgage approval in advance, and assembling the right professional support team including a solicitor and buyer’s agent.
3. Foreign Income and Currency Considerations: Rob explains how lenders assess non-euro income (typically taking 80% of its value to allow for currency fluctuations) and why having a euro bank account is essential for repayments.
4. Understanding Affordability and Repayment Capacity: We look at how repayment capacity is tested, including why existing overseas rent or mortgage payments must still be included until you return to Ireland—often reducing how much you can initially borrow.
5. Buying vs. Building in Ireland: Rob shares how the process for self-builds mirrors that of a purchase, with extra focus on documentation and costings, and stresses the importance of starting conversations early to make the process smoother.

Get in touch with Rob (and mention the podcast when you do!):

Email: [email protected]

Phone: +353 879 037 867

LinkedIn: https://www.linkedin.com/in/rob-priestman-3767277/

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Chapters:

• (00:00) Welcome and Introduction
• (00:30) Meet Rob Priestman – EBS and 20 Years in Mortgages
• (02:47) How the Irish Mortgage Market Has Changed Since the Celtic Tiger
• (04:15) Understanding Central Bank Rules and Affordability Tests
• (06:42) Who’s Buying from Abroad – Expats, Returnees, and First-Time Buyers
• (08:29) Three Steps to Getting Mortgage-Ready from Overseas
• (10:42) Foreign Employment and Currency: What Lenders Look For
• (13:06) Why You Need a Euro Bank Account for Irish Mortgage Repayments
• (14:38) How Mortgage Applications Are Assessed and Common Pitfalls
• (17:30) The Mortgage Journey: From First Chat to Approval
• (20:30) Customer Service, Support, and Staying Informed Throughout
• (24:12) Self-Builds, Case-by-Case Decisions, and Final Advice

Mentioned in this episode:

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