Self-Build Mortgages in Ireland — How Stage Drawdowns Work, Who Lends, and What You Need to Show
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Stage drawdowns pay 15% at foundation, 15% at wall plate, 15% at weathertight, 25% at first/second fix, 10% at completion.
A self-build mortgage in Ireland pays in stages, not in a lump sum. Most lenders release drawdowns at seven milestones: foundation complete (15%), wall plate (15%), roof on (15%), weathertight (15%), first fix done (15%), second fix done (15%), completion (10%). The exact percentages vary by lender. You'll need planning permission, a BCAR Commencement Notice with an Assigned Certifier, a fixed-price building contract, and a structural warranty (HomeBond or Premier Guarantee) before the first drawdown releases. Most lenders require a valuation at each stage and won't release more than the value at that milestone. Self-build mortgages in 2026 typically cover 60–75% of the total project cost (land + build + fees + VAT). Help-to-Build gives €30,000 toward the deposit (April 2025 scheme, up to €300k site + build, subject to income and property price caps).
TL;DR
Self-build mortgages in Ireland pay in stage drawdowns tied to build milestones: foundation (15%), wall plate (15%), roof on (15%), weathertight (15%), first fix (15%), second fix (15%), completion (10%).
You need planning permission, a BCAR Commencement Notice, a fixed-price building contract, an Assigned Certifier, and a structural warranty (HomeBond, Premier Guarantee) before any lender releases the first drawdown.
Most lenders will not lend more than the value at each stage. Get a valuation at each milestone, and don't assume the full mortgage is available in month one.
When this matters most
You're still at the site/team stage, planning how to finance the build.
When this doesn't apply
You've already drawn down the full mortgage or are self-funding without borrowing.
Frequently asked questions
How do self-build mortgages work in Ireland?
Stage drawdowns at foundation, wall plate, roof on, weathertight, first fix, second fix, completion. Most lenders release 60–75% of the total project cost over the build, with 10% retention at completion until snag is closed.
What do I need before applying for a self-build mortgage?
Planning permission, BCAR Commencement Notice, Assigned Certifier, a fixed-price building contract, and a structural warranty. Most lenders also want a quantity surveyor's cost report.
How much can I borrow for a self-build in Ireland?
Typically 60–75% of the total project cost (land + build + fees + VAT). Most lenders will not lend more than 75% of the projected end value. Help-to-Build adds €30,000 toward the deposit since April 2025.
What is a stage payment in a self-build?
A drawdown released by the lender when a build milestone is reached and a valuation confirms the work done. The lender pays the contractor (or you, if you are the main contractor) at that stage.
Sources
Government of Ireland, Help-to-Build scheme (April 2025). https://www.gov.ie/help-to-buy/
HomeBond, Structural warranty policy details. https://www.homebond.ie/
Frequently asked questions
How do self-build mortgages work in Ireland?
Stage drawdowns at foundation, wall plate, roof on, weathertight, first fix, second fix, completion. Most lenders release 60–75% of the total project cost over the build, with 10% retention at completion until snag is closed.
What do I need before applying for a self-build mortgage?
Planning permission, BCAR Commencement Notice, Assigned Certifier, a fixed-price building contract, and a structural warranty. Most lenders also want a quantity surveyor's cost report.
How much can I borrow for a self-build in Ireland?
Typically 60–75% of the total project cost (land + build + fees + VAT). Most lenders will not lend more than 75% of the projected end value. Help-to-Build adds €30,000 toward the deposit since April 2025.
What is a stage payment in a self-build?
A drawdown released by the lender when a build milestone is reached and a valuation confirms the work done. The lender pays the contractor (or you, if you are the main contractor) at that stage.
When this matters most
You're still at the site/team stage, planning how to finance the build.
When this doesn't apply
You've already drawn down the full mortgage or are self-funding without borrowing.
Where to go next
Next decision
The next step in your build sequence.