As Budget 2026 approaches, Mortgage Navigators is calling for urgent action to address the “hidden costs” of buying a first home, which it says are tipping many would-be buyers over the edge.

While much of the housing debate centres on deposits, house prices, and lending caps, additional mandatory costs, such as stamp duty, legal fees, surveys, mortgage protection insurance, and basic furnishings, are creating a significant and often unexpected burden for first-time buyers. Margaret Barrett, Managing Director of Mortgage Navigators, says the focus on deposits and income multiples overlooks the reality of these extras: “Clients come to us having saved diligently for years, and then discover that they need several thousand euros more for fees and insurance before they can complete a purchase.

“For many, it’s the hidden extras, not the house price, that ultimately delay or derail their plans.” A 1% Stamp duty, solicitor’s fees, valuations, and survey costs can add a further cost of € 9,000+ to a house costing €450k, on top of the 10% deposit that is often only possible with parental help.

Clients also require Mortgage Protection Insurance, which is required by law for most residential mortgages, along with Home Insurance, Property Tax, Management Fees, etc The strain can be unsustainable for already stretched buyers. Barrett warns that without targeted measures; the system will continue to exclude disciplined savers without family financial support.

First-time buyers are already competing in a market of limited supply and strict lending rules. “The Government-supported schemes, such as HTB & FHS, are now outpaced by property inflation and are only available for new builds.

“The vacant and derelict grants are cumbersome to draw down, leading customers away from these types of properties. If the Government is serious about homeownership, Budget 2026 must look beyond the obvious and cut or offset these hidden costs, along with a revamp of existing supports.”

Budget 2026 Recommendations - Mortgage Navigators is urging the Government to consider:

  • An enhancement of the price ceilings on the HTB & increasing it to a maximum of 50k, and available on all property types once the purchaser is a First Time Buyer
  • A temporary waiver of Stamp Duty or a reduction for first-time buyers.
  • A grant or tax credit for professional fees.
  • Allowing funds upfront for the Affordable and Derelict Grants