If your home has a BER of B3 or better, you qualify for a cheaper mortgage from almost every Irish lender. This guide compares the 2026 green mortgage products from AIB, Bank of Ireland, PTSB, EBS, Haven and Avant Money, what rating you need, the discount on offer, and how much you'd actually save. We also cover how to lift a C-rated home to B3 if you're close to the line.
- B3 is the threshold. Every major Irish lender except Bank of Ireland uses BER B3 as the minimum for their green rate.
- Bank of Ireland is different. Their EcoSaver discount applies at every BER grade, the better your rating, the larger the discount.
- The discount is real but modest. Typical savings: 0.10–0.30% off the standard rate, which is roughly €30–€45 a month on a €300,000 mortgage.
- Over 30 years that's €10,000–€16,000. Enough to easily pay for a BER assessment and upgrade works.
- Don't assume green is cheapest. Avant Money's standard high-value fixed rates sometimes beat green rates at other lenders. Compare APRC, not headline rates.
- What is a green mortgage in Ireland?
- 2026 lender comparison: BER requirements & rates
- How much you'll actually save
- How to qualify with a lower-rated home
- Typical upgrade paths to reach B3
- Switching an existing mortgage to a green rate
- Getting your BER for the mortgage application
- Common pitfalls and things to watch out for
- Frequently asked questions
What is a green mortgage in Ireland?
A green mortgage is a home loan product that offers a reduced interest rate when the property meets a minimum energy efficiency standard, measured by its Building Energy Rating (BER). The idea is straightforward: an energy-efficient home costs less to run, which means the borrower has more disposable income to cover repayments. Lenders view this as lower credit risk, and pass some of that benefit back as a rate discount.
Ireland got its first green mortgage from Bank of Ireland in 2019. Since then, every major domestic lender has launched a green product, partly because the Central Bank and the EU are pushing banks to fund energy-efficient housing as part of Ireland's Climate Action Plan. Over €1 billion has been drawn down in green mortgages to date.
The discount typically sits between 0.10% and 0.30% off the lender's standard fixed rate. That sounds small, but over a 25- or 30-year term it compounds into meaningful money, and for most buyers it's the simplest available rate discount, no strings, no monthly behaviour tests, just a BER certificate.
2026 lender comparison: BER requirements & rates
The table below summarises each Irish lender's green mortgage criteria as of April 2026. Headline rates move frequently, we update this page monthly. Always confirm the current rate with the lender or a broker before making a decision.
AIB
Green rates from ~3.00%AIB runs two green tiers: a standard green rate for B3 or better, and a sharper "GreenA" 3-year fixed for A1 to A3 homes only. Both new and existing customers can switch to a green rate if they can show a qualifying BER. Self-builders need Building Certs confirming nZEB compliance rather than a BER cert. AIB green mortgage page.
Bank of Ireland (EcoSaver)
Discount on every BER gradeThe only Irish product that applies a green discount across the whole BER scale. The discount size grows as your BER improves, and existing customers can get a better rate during their fixed term by upgrading their home (the BER must improve by at least one letter grade, e.g. C3 to B1). BOI also offers a separate standard "Green" rate with a 0.20–0.30% discount for B3+. BOI EcoSaver page.
PTSB (Permanent TSB)
Green rates from ~3.35%PTSB cut green rates by 0.20% in January 2026. Rates vary by LTV tier and loan size, the sharpest pricing is on loans over €250,000 at lower LTVs. New customers also get 2% cashback at drawdown plus 2% on monthly repayments to 2030 if paying from an Explore Current Account. Self-builders can use an Engineer's Certificate of Inspection in place of a BER cert during construction. PTSB green mortgage page.
EBS
Green 4 Year Fixed ~3.20%EBS is part of AIB Group. Their Green 4 Year Fixed uses one flat rate across all LTV bands, which means it's very competitive if your LTV is 80–90% but can be beaten on lower LTVs by other lenders. Switchers who draw down on this rate get a €3,000 cashback. BER cert must be dated within the last 10 years. EBS green mortgage page.
Haven (broker only)
Green 4 Year Fixed from ~3.00%Also AIB-owned, Haven is broker-only and often one of the sharpest offers on the market for qualifying properties. Rates don't vary by LTV, making Haven particularly strong at 80–90% LTV. Haven doesn't provisionally offer green rates for self-builds, you need a final BER cert post-build to qualify, which can be slower paperwork than the competition.
Avant Money (broker only)
No dedicated green productAvant Money doesn't run a named green product, but its standard fixed rates, especially the High-Value 4 Year Fixed at around 3.20% for loans over €300,000 at low LTVs, often beat some banks' green rates. Worth comparing head-to-head if your BER is close to B3 but not quite over the line. Avant is also the only Irish lender offering fixed rates up to 30 years.
How much you'll actually save with a green mortgage
The arithmetic is the best way to understand what a 0.10–0.30% discount is worth over time. For a typical 2026 Dublin buyer with a €350,000 mortgage over 30 years, here's what each tier of discount looks like:
| Green discount | Monthly saving | 30-year saving |
|---|---|---|
| 0.10% | ~€18 | ~€6,300 |
| 0.20% | ~€36 | ~€12,700 |
| 0.30% | ~€53 | ~€19,000 |
Your green mortgage saving
Change any field to see how much you'd save over the life of the loan.
Estimate only, assumes the green rate is held for the full term. In reality you'll re-fix multiple times, so real-world savings depend on future rate availability.
Is the discount always worth it?
Not always. The Association of Irish Mortgage Advisors has pointed out that a "green" label doesn't automatically mean "cheapest". For example, a non-green fixed rate from Avant Money with a low LTV can beat a green rate from one of the main banks. The right decision depends on three things:
- The rate itself, including the APRC and the maturity rate after the fixed term
- Cashback offers, PTSB and EBS bundle cashback with their green products
- Flexibility, whether you can overpay, switch without a breakage fee, or port the mortgage if you move house
Run both green and non-green comparisons through a mortgage comparison calculator before committing, or talk to a broker who can see the full range from all lenders.
How to qualify if your home is rated below B3
Roughly 30% of Dublin homes currently rate B3 or better. The rest, including most homes built before 2000, sit between C2 and E1. The good news is that many of these can be pushed over the B3 line with targeted, grant-aided upgrades.
The single biggest mistake we see is homeowners guessing at what upgrades they need. The right starting point is a pre-works BER assessment. Your BER advisory report shows exactly which elements of your home are pulling the rating down and ranks the most cost-effective upgrades for your specific property. Without it you'll likely spend money on the wrong things.
Once you have a plan, SEAI grants typically cover 25–50% of the cost of the upgrades themselves. You'll need a before-works BER and an after-works BER for most grants, both covered by a single booking if you book the works and re-assessment together.
Typical upgrade paths to reach B3
These examples are based on real BER upgrades carried out in Dublin in 2025-26. They're typical patterns, not guarantees, every home is different.
1990s 3-bed semi, C3 → B3
Cavity wall insulation + attic top-up + heating controls.
Net cost after SEAI grants: ~€2,500–€4,000
2000s 4-bed detached, C1 → B2
Heat pump retrofit + heating controls (insulation already reasonable).
Net cost after SEAI grants: ~€5,000–€8,000
1970s bungalow, D2 → B3
External wall insulation + attic + new windows + heat pump. Full deep retrofit.
Net cost after One Stop Shop grants: ~€25,000–€35,000
1980s apartment, C2 → B3
Heat pump not always viable. Internal insulation + window upgrades + heating controls.
Net cost after SEAI grants: ~€6,000–€10,000
For help picking the right upgrades in the right order, see our complete guide to improving your BER rating and the SEAI grant calculator on HomeEnergyGuide.ie. If you're buying a property that doesn't yet meet B3, some lenders (notably AIB, PTSB and Bank of Ireland) will let you take the standard rate at drawdown and then switch to the green rate once works are complete and a new BER has been issued.
Switching an existing mortgage to a green rate
If you already have a mortgage and your home rates B3 or better (or you've upgraded to get there), you have two options:
- Switch within your current lender. If you're on a variable rate, this is almost always free. If you're on a fixed rate, you'll be charged a breakage fee, though often the savings outweigh the fee, especially if you're early in the term.
- Switch to a new lender. Some of the biggest green discounts (and cashback offers) are reserved for switchers. Switchers are exempt from the Central Bank's Loan-to-Income rules, which makes the process simpler than a first-time purchase.
For existing Bank of Ireland EcoSaver customers there's a third option: just show a one-letter-grade BER improvement and your rate improves automatically during the current fixed term, without paying a breakage fee or reapplying.
Always ask your current lender for a written breakage quote before committing, it's valid for 10 days and gives you a hard number to work with.
Getting your BER for the mortgage application
Every green mortgage application needs a valid BER certificate. Here's what the process looks like:
- Check if a valid BER already exists. Visit the SEAI National BER Register and search by MPRN (from the electricity bill) or BER number.
- If one exists and shows B3 or better, and was issued within the last 10 years, you're done. Give the BER number to your lender or broker.
- If no valid BER exists, or it's below B3, book a new assessment. The assessor visits the property (30–60 minutes), runs the DEAP calculation, and registers the cert on the SEAI register within a few working days.
- Lender verification is automated. Your lender uses the BER number to look up the rating directly on the SEAI register. No physical paperwork required.
Need a BER for a green mortgage application? We're SEAI-registered and cover Dublin, Wicklow, Kildare, Meath and Louth. Fast turnaround so your mortgage application stays on track. Call 087 777 4155 or request a callback below.
Common pitfalls & things to watch out for
Assuming "green" means "cheapest"
It often is cheapest, but not always. The cheapest rate on the market changes regularly, in Q1 2026, for example, Avant Money's standard High-Value 4-Year Fixed was competitive with several green rates. Run both options through a calculator.
Relying on an old BER
A BER is valid for 10 years, but lenders won't accept one that's obviously out of date relative to the property's current condition. If you (or a previous owner) have done works affecting energy performance, new heating, insulation, windows, extension, the real rating is likely different. Get a fresh BER before applying.
Getting the BER too late
If you're buying, don't wait until your mortgage is approved "in principle" to commission a BER. If the rating comes back below B3 it can derail the whole application timeline. Get the BER in parallel with the application.
Ignoring the maturity rate
A green 2-year fixed that rolls onto a 4.5% variable at year 3 may cost more over 10 years than a standard 5-year fixed at a slightly higher opening rate. Compare APRC.
Not combining with other grants
If you're upgrading to reach B3, don't forget: SEAI grants cover most measures (attic insulation, wall insulation, heat pumps, solar, windows & doors from March 2026), One Stop Shop grants cover deep retrofits up to €25,000, and PTSB & AIB both offer discounted Home Energy Upgrade Loans from 2.99% under the government-backed SBCI scheme. Stack them.
Frequently asked questions
What BER rating do I need for a green mortgage?
B3 or better for most Irish lenders (AIB, PTSB, EBS, Haven, Avant). Bank of Ireland is different, its EcoSaver mortgage gives a discount at every BER grade, with the largest discount for A-rated homes.
How much does a green mortgage save you in Ireland?
Typically 0.10%–0.30% off the standard rate. On a €300,000, 30-year mortgage that's roughly €18–€53 per month, or €6,300–€19,000 over the full term.
Can I get a green mortgage on an older home?
Yes, if it's been upgraded to a BER of B3 or better. Most 1990s and 2000s Dublin homes can be upgraded to B3 through attic + cavity wall insulation and heating controls, usually for a few thousand euro after SEAI grants.
Which Irish bank has the best green mortgage in 2026?
It depends on your loan size, LTV and whether you're a switcher. At the time of writing, AIB and PTSB lead on headline rate for qualifying BER A-rated or low-LTV cases. Bank of Ireland EcoSaver is the most flexible because it applies a discount at every BER grade. Haven and EBS are competitive on 4-year fixed terms. Avant Money doesn't have a named green product but its rates are often lower than green rates elsewhere.
Can I switch to a green mortgage if I improve my BER?
Yes. Variable-rate switches are free. Fixed-rate switches usually carry a breakage fee, often outweighed by the savings. Bank of Ireland EcoSaver customers can improve their rate mid-term with a one-letter BER improvement, no breakage fee needed.
Do I need a new BER if I'm buying a second-hand home?
If the existing BER is valid (under 10 years old) and shows B3 or better, it's usually fine. If it's expired, or the seller has done works since the last assessment, you'll need a new one.
How long does it take to get a BER?
We can typically survey a property within a few days of booking. The certificate is registered on the SEAI database within 2–5 working days after the survey, depending on complexity. Fast turnaround matters for mortgage applications, that's one of the things we focus on at HomeRating.ie.
What's the cheapest way to upgrade from C to B3?
For a typical 1990s Irish home, attic top-up + cavity wall insulation + heating controls is usually the cheapest combined path. For later homes (2000s+) with good insulation already, a heat pump is often the single upgrade that pushes the rating. Get a pre-works BER first, the advisory report ranks the most cost-effective upgrades for your specific property.
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Rates, products and BER requirements shown are indicative and based on publicly available lender information as of April 2026. Rates change frequently and individual eligibility depends on LTV, loan size, term, income and credit profile. This page is informational and is not financial advice, always get a personalised quote from the lender or a Central Bank-regulated mortgage broker before making any decision.