Builds & purchases · Ireland

Modular Home Mortgages

A different way to build. A clear route to finance.

Buying a completed modular home or building one on your own site? Start by understanding which lenders may accept your home, and how to fund each step.

For permanent residential builds and purchases. Approval depends on you, the property and the construction system.

4xFirst-time buyer income limit*

10%Typical minimum deposit*

€30,000Maximum Help to Buy refund*

Up to 30%First Home Scheme self-build funding*

BUILDS & PURCHASES

Where Are You Starting From?

Building on your own site? Review the build system and cash flow.

Buying a finished home? Check the construction and legal documents.

Considering a garden dwelling? Planning and separate mortgageability need review.

Every application is assessed individually. Approval depends on you, the property and the construction system.

START WITH THE RIGHT ROUTE

Can You Mortgage a Modular Home?

It may be possible. The word “modular” covers very different homes, and lenders assess the exact structure, its permanence and its suitability as mortgage security.

01 / Self-build

Build on Your Own Site

A self-build application needs an acceptable site, construction system, costings and drawdown plan. Offsite manufacturing can create a gap between when your supplier wants payment and when your lender releases funds.

02 / Purchase

Buy a Completed Home

A permanent finished home may be assessed as a purchase. The lender will still need to accept its construction, value, title, planning position and supporting certificates.

03 / Property review

Check Before You Commit

A cabin, mobile home, converted container or separate garden unit needs its own assessment. Do not assume it can be financed with a standard residential mortgage.

ASK ABOUT THE HOME BEFORE PAYING FOR IT

Share the manufacturer’s name, construction materials, technical specification, location and payment schedule with your mortgage adviser before signing a binding contract or paying a non-refundable deposit.

IRISH LENDER OPTIONS

The Lender Must Accept the Build, as Well as the Borrower

A self-build product is not blanket approval for every modular home. We start with your specific proposal and check suitable options available through MM Advisors’ lender relationships.

Provider / Route	What Is Published	What to Confirm
PTSB / BuildWright	PTSB announced a dedicated mortgage route for BuildWright's permanent concrete modular homes, including access to its Green Mortgage products.	The published modular offering is specific to BuildWright. Confirm current availability, your model, site, payment terms and application route.
AIB self-build	AIB publishes self-build lending with certified stage payments requested through the solicitor.	Whether the exact modular system is acceptable and whether its stage releases match offsite manufacturing payments.
Haven Mortgages self-build	Haven offers self-build mortgages through mortgage brokers, with funds available in up to six stages as the build progresses.	Acceptance of your exact modular construction system, site, technical certification and supplier payment schedule. Its self-build product does not automatically qualify every modular home.
Bank of Ireland self-build	Bank of Ireland publishes staged self-build lending and says a loan can include site purchase.	Acceptance of the proposed modular construction, valuation basis and each stage of funding.
Other banks and non-bank lenders	Options need individual review. A broader mortgage range does not establish modular or self-build eligibility.	Construction acceptance, whether stage lending is offered, fees, term and total cost. Providers such as ICS or Nua should not be assumed to accept the proposal without confirmation.

Provider references are for information and do not imply a partnership, endorsement or assured access through MM Advisors. No advertised lender rate is quoted here; rates and policies must be confirmed for your application.

THE PROPERTY ESSENTIALS

Permanent Home. Clear Title. Acceptable Construction.

Planning Position

Establish whether permission is needed and comply with any conditions. Where an exemption may apply, have its conditions checked and obtain appropriate confirmation.

Ownership & Access

Your solicitor should check site ownership, boundaries, road access, rights of way, services and restrictions before the lender takes security.

Technical Evidence

Provide the exact build specification and professional certification. The lender may require independent system certification, a structural warranty or other evidence.

Building Compliance

Modular construction must meet applicable Irish Building Regulations and building-control requirements. Ask your architect or engineer what is required for your project.

Valuation & Resale

The lender’s valuation needs to support the loan. Your total spend and the home’s eventual market value may differ.

Insurance & BER

Check suitable cover during construction, transport and installation, and after completion. Confirm BER evidence and mortgage-protection requirements.

A garden-home exemption does not create a separate mortgage. Current Irish exemptions include certain auxiliary dwellings to the rear of a principal house, subject to detailed conditions. Separate title, access, services and lender security still need assessment. A size threshold alone is not enough.

A KEY ISSUE FOR OFFSITE BUILDS

Match the Mortgage Payments to the Supplier's Schedule

Factory construction can progress quickly. Your funding needs to keep pace without assuming the lender will pay for work before it is installed or certified.

1

Get the complete cost

Separate the home package from foundations, groundworks, transport, crane hire, utilities, professional fees and finishing.

2

Map every payment date

List the reservation deposit, factory instalments, delivery payment, installation and completion balances.

3

Confirm lender releases

Ask what evidence is required, whether offsite work qualifies and when each payment can reach your solicitor.

4

Identify cash gaps early

Agree how any timing gap will be funded. Do not assume Help to Buy or scheme funding arrives before your supplier deposit is due.

Illustrative timing gap

A Deposit Can Exceed Your Available Cash, Even With a Mortgage Offer

An invented example, not a BuildWright quote or lender payment policy. It assumes no mortgage funds are available at this stage. Have the actual contract and drawdown schedule reviewed before committing.

Supplier's home package	€250,000
Assumed upfront payment: 20%	€50,000
Cash available for that payment	€30,000
Potential early funding gap	€20,000

YOUR BUDGET & BORROWING

Budget for the Whole Project, Not Just the Home Package

How Much Could You Borrow?

Under the Central Bank's standard mortgage measures, first-time buyers can generally borrow up to 4 times gross income, and second or subsequent buyers up to 3.5 times gross income. Both generally need a minimum 10% deposit for a principal home.

These are regulatory limits, not an entitlement. Lender affordability checks, debts, dependants, term, property eligibility and valuation can reduce the amount. Limited lending above the standard limits is at the lender's discretion.

An owned or gifted site may contribute equity if accepted by the lender, but cash may still be needed for early payments and costs.

Checklist

Include These Costs

Site purchase or transfer costs, legal fees and any applicable taxes.
Site surveys, planning, design and professional certification.
Groundworks, foundations, drainage and wastewater treatment.
Water, electricity, road access and service connections.
Transport, crane access, installation and site-specific extras.
Insurance, valuation, fit-out and a realistic contingency.
Rent or existing repayments while the project is underway.

Ask what is included in the supplier’s price, whether VAT is included, and who is responsible for each excluded item.

POSSIBLE BUYER SUPPORTS

A New Modular Home May Qualify. The Scheme Rules Still Apply.

Tax refund

Help to Buy

For an eligible new purchase or self-build, the refund is the lowest of €30,000, 10% of the qualifying purchase value or approved self-build valuation, and eligible Income Tax and DIRT paid in the previous four tax years.

Key conditions include first-time purchaser status, a value of no more than €500,000, a qualifying mortgage of at least 70%, tax compliance and five years of main-home occupation. All joint applicants must qualify.

Modular construction alone does not establish eligibility. A second-hand purchase is not a qualifying new home.

Shared equity

First Home Scheme

The scheme has a self-build product for qualifying applicants building on their own site. It may fund up to 30% of qualifying build costs, or up to 20% when Help to Buy is used, subject to all scheme rules.

A participating lender, qualifying proposal and applicable price ceiling are required. It does not fund site purchase. Confirm that your modular project meets the rules.

The scheme takes an equity share. Redemption costs can change with value, and service charges apply from year six. Its release conditions may leave an early cash-flow gap.

PLAN YOUR REPAYMENTS

What Might Your Monthly Mortgage Cost?

Adjust the loan, interest rate and term to see an illustrative repayment for a fully drawn repayment mortgage. Ask for a separate cash-flow plan for your build.

Illustrative monthly repayment

€1,432

Total repayments: €515,609
Total interest: €215,609

Excludes fees, insurance and rate changes. Not a quote or approval. A lower monthly repayment over a longer term means more interest overall. This calculator does not assess eligibility or how much you can borrow.

GET APPLICATION-READY

Bring the Borrower and Build Information Together

Your Finances

Photo ID, address evidence and income documents.
Payslips and salary confirmation, or relevant business accounts and tax documents if self-employed.
Bank statements, savings history and evidence of repayment capacity.
Details of loans, credit commitments, dependants and existing property.
Deposit evidence, including any gift or site transfer.

Your Home Project

Site or property address, title details and planning position.
Manufacturer, exact system, specifications and relevant technical certification.
Detailed costings, contract, exclusions and supplier payment schedule.
Architect or engineer details, build programme and valuation information.
Insurance arrangements and warranty or completion documents where required.

The final document list depends on the lender and project. For an initial enquiry, a brief summary is enough; sensitive documents should be supplied through the agreed secure process.

FREQUENTLY ASKED QUESTIONS (FAQs)

Can I get a mortgage for a modular home in Ireland?

Potentially, where the lender accepts the exact construction system, property and funding arrangement. PTSB has published a specific route for BuildWright homes. A modular label alone does not establish eligibility. Your income, deposit and credit position must also qualify.

Can I buy an already completed modular home?

A completed permanent home may be assessed as a purchase, subject to the lender accepting its construction, title, planning position, certification, valuation and insurance. Ask for a property assessment before making a binding commitment.

Are timber-frame and modular homes the same thing?

No. Timber frame describes a structural method; modular describes how sections of a building are manufactured and assembled. A lender may accept one system and decline another, so provide the manufacturer, materials and technical specification.

Can I finance a mobile home, container home or log cabin?

Do not assume a standard residential mortgage is available. Movability, expected lifespan, planning, security and resale value can affect eligibility. A converted container or cabin needs its own assessment; a permanent foundation alone does not make it mortgageable.

Can I build on a site gifted by my parents?

Possibly. Your solicitor must establish acceptable ownership, boundaries, access, services and any restrictions. The lender must be able to take suitable security. A family arrangement allowing you to use land is not the same as owning an acceptable mortgageable site.

Can the site count towards my deposit?

An owned or gifted site may contribute equity, depending on the lender’s valuation and policy. Site equity is not cash: you may still need money for supplier deposits, fees, site works and early stages before mortgage funds are released.

Can a self-build mortgage include buying the site?

Some can. Bank of Ireland publishes that its self-build mortgage can include site purchase. This remains subject to approval and the lender accepting the proposed modular build. Buying land first does not mean a later mortgage will be approved.

Does a garden modular home need planning permission?

It depends on the proposal. Current Irish exemptions include certain auxiliary dwellings to the rear of a principal house, subject to detailed conditions. They are not a blanket exemption for modular homes. Obtain advice from the planning authority or a qualified planning professional, and confirmation of exemption where appropriate. A planning exemption does not mean a separate mortgage will be available.

Will the bank pay a factory deposit?

Do not assume so. Confirm whether offsite work and supplier deposits can be funded, when each stage can be released, and what certification or safeguards are required. A supplier invoice is not automatically sufficient for drawdown.

Can I qualify for Help to Buy?

A qualifying new purchase or self-build may qualify if Revenue’s conditions are met. These include first-time purchaser status, a property value or approved valuation no greater than €500,000, a qualifying mortgage of at least 70%, tax compliance and five years of main-home occupation. A second-hand modular home does not qualify as a new build.

Can I use the First Home Scheme?

There is a self-build product for qualifying applicants building on their own site, through a participating lender. It funds qualifying build costs rather than site purchase and takes an equity share. Confirm that your modular proposal qualifies and that funding will arrive when needed.

Can I get a green mortgage?

Potentially, if the lender accepts the property and it meets the product’s BER and other requirements. A supplier’s predicted BER is not a substitute for the lender’s required evidence. Confirm the applicable rate and when it can take effect.

Can I extend the term beyond retirement?

This depends on the lender’s age limits and acceptance of sustainable retirement income. A longer term can reduce monthly repayments but increases total interest. It does not solve a construction or property eligibility issue.

Is approval in principle enough to order my home?

No. Approval in principle is conditional. You still need acceptance of the site, exact build system, valuation, contract, stage-payment plan and other loan conditions. Have the lender, solicitor and professional adviser review the position before paying a non-refundable deposit.

WHY MM ADVISORS?

Start With a Practical Review of Your Proposed Home

Check the Lending Route

Explore suitable options available through MM Advisors’ lender relationships, with your income, site and exact build system in mind.

Prepare the Application

Identify the borrower and property evidence required, and clarify the questions your supplier and professional advisers need to answer.

Plan Beyond Approval

Review the budget, funding schedule and insurance needs so the mortgage fits the wider financial plan.

Thinking of Building or Buying Modular?

Tell us where you want to live, whether you own a site, and which manufacturer or home you are considering. We’ll help you identify the next steps.

Have your approximate income, savings, site position and project cost available for the initial conversation.

MORE HELPFUL GUIDES & ADVICE

Guides for Modular Home Mortgages

CLIENT TESTIMONIALS