Best Mortgage Brokers in Dublin for High-Value Mortgages

There is no fixed legal definition, but in the Irish market a high-value mortgage usually refers to a loan above €500,000, or any loan large enough to sit above the Central Bank of Ireland's standard loan-to-income cap of 4 times gross household income. In practice this covers most purchases in Dublin 4, Dublin 6, Dublin 14, Dublin 18 and Dún Laoghaire-Rathdown above roughly €750,000 purchase price, once standard deposit levels are allowed for.

Each Irish lender is permitted by the Central Bank to grant a limited volume of mortgages above the standard 4× LTI cap in any given year — commonly referred to as LTI exceptions. The exception is typically up to 4.5× or 5× LTI for first-time buyers and slightly lower for mover-purchasers. The allocation is finite, so lenders prioritise strong cases and frequently close the exception window later in the year. Timing your application matters.

The Central Bank sets standard LTV caps of 90 per cent for first-time buyers, 80 per cent for second-and-subsequent buyers and 70 per cent for buy-to-let. Some lenders will apply a lower LTV cap at higher loan sizes — for example 80 per cent LTV up to €1 million and 70 per cent above that — as part of their own credit policy. A broker will know each lender's internal tiering.

A handful of Irish lenders offer a private-banking service for higher loan sizes, typically requiring minimum loan amounts and deposit thresholds. A broker can benchmark the private-bank offer against mainstream high-value offerings from AIB, Bank of Ireland and others, many of which match or beat the private-banking rate at comparable LTVs. The broker's comparison ensures the applicant is not paying a premium purely for the private-bank label.

Often yes. Exception applications and larger loan sizes generally attract senior underwriter review, and lenders may request additional supporting documentation — auditor letters for self-employed directors, investment and pension statements, explanations of deposit source and anti-money-laundering checks on larger transfers. A broker experienced in high-value cases will pre-empt these requests at application stage to minimise delay.

Generally no. Central Bank LTI exceptions are intended to support the purchase or remortgage of a home, not to facilitate consumer-debt consolidation. Lenders typically require existing non-mortgage debt to be cleared before drawdown or excluded from the mortgage itself. A broker will advise how to structure the application so that existing lending does not jeopardise the exception allocation.

For most brokers on this shortlist, no. Commission is paid by the lender, typically at a standardised percentage of the loan amount. Some brokers charge an additional flat fee on particularly complex high-value cases involving exceptions, multiple jurisdictions of income, or international asset documentation; this fee must be disclosed in the Terms of Business before engagement, in line with Central Bank requirements.