Advertise on podcast: Tea & Mortgage w/ John Coleman

Is the 4× income rule really enough to tell you how much mortgage you can borrow in Ireland? The short answer: No. While first-time buyers in Ireland can generally borrow up to four times their gross annual income under Central Bank mortgage lending rules, the amount a bank will actually approve depends on much more than your salary. Bonuses, overtime, commission, existing loans, age, family commitments and individual lender criteria can all influence your mortgage borrowing capacity. In Episode 46 of Tea & Mortgage, John Coleman of JC Mortgages explains how Irish banks assess mortgage applications, why two lenders might offer very different amounts, and how to understand your true borrowing potential before searching for a home. How Do Banks Calculate How Much Mortgage You Can Borrow in Ireland? The Central Bank's standard loan-to-income limit for first-time buyers is four times gross annual income, although limited exceptions may be available. However, John explains that your maximum mortgage under the lending rules and what a bank is willing to approve are not necessarily the same amount. Lenders also consider the reliability of your income, your existing financial commitments and whether you can comfortably afford the mortgage repayments. That means two buyers earning the same amount can have very different mortgage options. Does Overtime, Commission or Bonus Income Count Towards a Mortgage? It can, but different Irish mortgage lenders assess variable income differently. John provides an example of someone earning €100,000 annually: • €50,000 basic salary • €30,000 overtime • €20,000 annual bonus The buyer might assume that their total earnings qualify them for a mortgage of €400,000 or more. But the bank may assess the guaranteed €50,000 basic salary differently from the €50,000 in variable income. Some lenders may require several years of employment or income history before fully considering bonuses, overtime or commission. As John explains, a buyer expecting to borrow €475,000 might discover that their realistic borrowing capacity is closer to €350,000, depending on the lender and their circumstances. The takeaway: Don't assume every euro on your payslip will receive the same treatment when applying for a mortgage. What Else Affects Mortgage Affordability in Ireland? Even if your salary appears to support a mortgage under the four-times-income rule, several factors may reduce the amount a bank is prepared to lend. Existing Loans and Monthly Repayments Car loans, personal loans and other financial commitments can affect the amount available for your mortgage repayments. Age and Mortgage Term Your age can influence the repayment term available to you. A shorter mortgage term generally means higher monthly repayments, which can reduce borrowing capacity. Children and Household Expenses Lenders consider household commitments and living costs. Buyers supporting children or larger families may face different affordability calculations from applicants with fewer financial responsibilities. Variable or Irregular Income Overtime, bonuses, commission and shift allowances may require additional documentation and income history. Different lenders apply different assessment criteria. Should You Choose the Bank That Lends the Most or Offers the Lowest Interest Rate? This is one of the most important decisions discussed in the episode. John explains that the lender willing to offer you the largest mortgage may not necessarily provide the lowest interest rate. A lender with more flexible criteria for variable income may be prepared to approve a higher amount, but that flexibility may come with higher mortgage repayments. This creates an important decision for homebuyers: • Borrow more to access a wider range of properties. • Borrow less with a potentially more competitive interest rate. • Consider whether waiting and improving your financial position could create better options. There is no single answer that works for everyone. The right decision depends on your homeownership goals, budget and financial circumstances. Is It Better to Apply Directly to a Bank or Use a Mortgage Broker? John explains that a mortgage broker can help borrowers understand how different lenders assess their circumstances. If you approach only your existing bank, you will generally receive an assessment based on that lender's specific rules. A broker can help compare available lending criteria *** As always, please contact us if you have any questions about the new Flex Mortgage or need anything at all! - John Coleman JC Mortgages  ☎️ 01-8102032 📲 086 3970039  📩 [email protected]  💻 www.jcmortgages.ie

In Episode 45 of the Tea & Mortgage Podcast, John Coleman of JC Mortgages explains what self-employed buyers in Ireland need to know when applying for a mortgage.  Getting a mortgage when you’re self-employed can involve more paperwork and planning than it does for a PAYE employee, but with the right preparation, it can absolutely be done.  In this episode, we cover:  How mortgage lenders assess self-employed income How many years of accounts you may need The difference between sole traders, limited company directors and umbrella companies How salary, net profit and retained profits may be assessed Why tax efficiency and mortgage efficiency are not always the same thing Why your mortgage broker and accountant should work together How lenders assess your ability to repay Why keeping business and personal finances separate is so important Common mistakes self-employed mortgage applicants make Why you should start planning before you find your dream home John also explains why understanding your numbers early can make a major difference. If you know how much you want to borrow, you can work backwards and understand what your finances and accounts may need to look like before applying.  So, whether you’re a sole trader, contractor, freelancer, company director or business owner, this episode offers practical advice on preparing for a mortgage in Ireland.  If you’re considering buying a home in the next 6, 12 or 18 months, speaking to a mortgage adviser early can help you understand your options and build a clear roadmap towards mortgage approval.  John Coleman JC Mortgages ☎️ 01-8102032 📲 086 3970039 📩 [email protected] 💻 www.jcmortgages.ie

What Do Banks Look for in Your Bank Statements When Applying for a Mortgage? Your income might determine how much you can potentially borrow, but your bank statements can play a major part in whether a lender is comfortable approving your mortgage. In this episode of the Tea & Mortgage Podcast, Norm Schriever talks with John Coleman of JC Mortgages about what mortgage lenders actually look for when reviewing your bank statements — and some of the transactions and habits that can create questions, delays or problems with an application. John explains why one of the most important things you can demonstrate is repayment capacity. Lenders want to see clear evidence that you can comfortably afford the proposed monthly mortgage repayment, typically through a combination of rent payments and regular savings. In this episode, we discuss: • What lenders look for on your bank statements  • Why consistent monthly savings matter  • How rent payments can help demonstrate repayment capacity  • Why the description on a rent transfer can matter  • How far back banks normally review your accounts  • Whether one missed direct debit can ruin a mortgage application  • How lenders view overdrafts  • Cash withdrawals and unexplained cash lodgements  • Gambling transactions and mortgage applications  • Why Revolut statements still need to be disclosed  • How banks may treat cryptocurrency transactions  • Bonuses, commission and lump-sum payments  • Sending money to family abroad  • What to do if your bank statements aren't currently mortgage-ready One of John's main pieces of advice is simple: make your bank statements as clear and easy to understand as possible. The aim isn't to have a completely unrealistic financial life. It's to present an application where a mortgage underwriter can clearly see your income, your commitments, your rent or savings, and your ability to afford the proposed mortgage repayment. And if your accounts aren't perfect today, that doesn't necessarily mean you have to abandon your plans. JC Mortgages can review your current bank statements, identify potential issues and help you understand what you may need to improve before submitting an application. If you're planning to apply for a mortgage in Ireland and would like help understanding where you currently stand, get in touch with JC Mortgages. Subscribe for more straightforward mortgage advice from John and the JC Mortgages team. *** 👉 Want to understand your options? Visit: https://www.jcmortgages.ie Or contact us if you have any questions or need anything at all! - 𝘑𝘰𝘩𝘯 𝘊𝘰𝘭𝘦𝘮𝘢𝘯 JC Mortgages ☎️ 01-8102032 📲 086 3970039 📩 [email protected]

Thinking about buying your first home in Ireland? 🏡 Wondering what government grants and schemes are available in 2026—and which ones you actually qualify for? In Episode 43 of the Tea & Mortgage Podcast, mortgage broker John Coleman breaks down the latest updates to Ireland's most important home-buying supports, including the Help to Buy Scheme, First Home Scheme, Local Authority Affordable Purchase Scheme, and refurbishment grants. John explains how these schemes really work, who they're designed for, common misunderstandings that could cost buyers thousands of euro, and how to avoid making expensive mistakes before applying for a mortgage. In this episode, you'll learn: ☕ The latest 2026 updates to the Help to Buy Scheme ☕ Changes to First Home Scheme property price limits ☕ How the Local Authority Affordable Purchase Scheme works ☕ Whether you can combine ("stack") different government schemes ☕ The truth about equity sharing and what you'll eventually have to repay ☕ Refurbishment and vacant property grants ☕ Common mistakes first-time buyers make—and how to avoid them Whether you're just starting your home-buying journey or you're ready to apply for a mortgage, this episode will help you better understand the options available and make more informed decisions. If you'd like personalised mortgage advice based on your own circumstances, get in touch with John Coleman and the team at JC Mortgages. 🌐 Website: https://jcmortgages.ie 📧 Contact: https://jcmortgages.ie/contact If you enjoyed this episode, don't forget to: 👍 Like the video  💬 Leave your questions in the comments  🔔 Subscribe for more mortgage tips, property advice, and practical guidance for buyers across Ireland. First Home Scheme: 2026 Regional Property Price Ceilings One of the biggest updates to the First Home Scheme for 2026 is the increase in regional property price ceilings, allowing more first-time buyers to qualify in higher-priced areas. The maximum purchase price depends on where you're buying and whether you're purchasing a house or an apartment.   Location / Local Authority | House Price Ceiling (2026) | Apartment Price Ceiling (2026) Dublin City & Dún Laoghaire-Rathdown | €500,000 | €500,000  Cork City, Galway City, Wicklow & Kildare | €475,000 | €450,000  Meath, Limerick City & County, Waterford | €425,000 | €400,000  All Other Counties (e.g. Donegal, Kerry, Mayo) | €350,000 | €350,000   - John Coleman JC Mortgages  ☎️ 01-8102032 📲 086 3970039  📩 [email protected]  💻 www.jcmortgages.ie

In this episode of the Tea & Mortgage podcast, John Coleman and Norm discuss how AI is rapidly evolving and how JC Mortgages is using it to improve client experience without replacing human advice.  They share an update on a newly introduced AI phone agent that transparently contacts new leads to send a link and speed up getting clients connected with an advisor, noting mixed reactions but emphasizing authenticity and reputation.  You’ll also hear the state of AI in everyday work described as a “caddy, not the golfer,” best used to eliminate drudge work (a 10-80-10 approach) so professionals can focus on nuanced, human-to-human guidance.  But they also warn against generic “AI slop” from other companies and professionals, talk about faster file review and operational efficiency, and explore broader impacts on jobs, demographics, and society, while expecting continued demand for authentic relationships and in-person connection. *** As always, please contact us if you have any questions about the new Flex Mortgage or need anything at all! - John Coleman JC Mortgages  ☎️ 01-8102032 📲 086 3970039  📩 [email protected]  💻 www.jcmortgages.ie 00:00 Cold Open Banter 00:35 Why This AI Update 01:25 AI Phone Agent Rollout 03:08 Authenticity Over Automation 06:49 AI Ick And Staying Human 08:48 Faster Mortgage Journey 11:43 Humans Still Matter 13:05 Growth With Tech 15:12 Jobs And Skills Shift 18:41 Early Adopter Lessons 22:25 Building Tools Cheaper 24:28 Society And Economic Impact 31:06 Where AI Replaces Work 33:02 Tech Is Good And Bad 34:28 Wrap Up And Contact

You’ve gone sale agreed—great news. But what actually happens next? In this episode, John Coleman of JC Mortgages walks you through the real step-by-step process after going sale agreed in Ireland, so you know exactly what to expect from that point right through to getting your keys. From legal work and mortgage drawdown to surveys, valuations, and timelines - this is the behind-the-scenes breakdown most buyers don’t fully understand (until they’re in it). ☕ In this episode, we cover: What “sale agreed” actually means (and what it doesn’t)The role of your solicitor after going sale agreedMortgage approval, valuation, and loan offerSurveys, snag lists, and potential delaysWhat can go wrong - and how to avoid itTimeline from sale agreed to closing dayIf you’re buying a home in Ireland, this is essential viewing. 📩 Need help with your mortgage?  Visit: https://jcmortgages.ie Or contact us if you have any questions or need anything at all! - John Coleman JC Mortgages ☎️ 01-8102032 📲 086 3970039 📩 [email protected]

In this episode of Tea & Mortgage, John Coleman from JC Mortgages breaks down one of the most common questions buyers are asking today: Does it actually make sense to buy a home right now? 🤔 With rising prices, changing market conditions, and constant headlines, it’s easy to feel unsure about what to do next. In this podcast, John gives a clear, honest perspective on how to think about buying a home in the current market — and whether it’s the right move for you. If you're a first-time buyer or planning your next move, this will help you cut through the noise and focus on what really matters. 👉 Want to understand your options? Visit: https://www.jcmortgages.ie Or contact us if you have any questions or need anything at all! - John Coleman JC Mortgages ☎️ 01-8102032 📲 086 3970039 📩 [email protected]

In this episode of the Tea & Mortgages podcast, John Coleman discusses the rapidly growing war between the United States (or just Donald Trump) and Iran and how global conflicts can ripple through the world economy. John shares his thoughts on what’s happening, what it could mean for international markets, and how major geopolitical events often influence interest rates, inflation, and economic confidence. More importantly, he explores how these global developments may ultimately affect Ireland’s economy, the Irish mortgage market, and the decisions facing home buyers and sellers in the months ahead. While no one can predict exactly how events will unfold, John offers practical insights and perspective to help Irish homeowners and buyers better understand the potential impact. Grab a cup of tea and join us for a timely conversation connecting global events to the Irish housing market. *** John also highly recommends you read this book 👉 Take Control of Your Business by Eamon O’Sullivan  *** As always, please contact us if you have any questions about the new Flex Mortgage or need anything at all! - John Coleman JC Mortgages  ☎️ 01-8102032 📲 086 3970039  📩 [email protected]  💻 www.jcmortgages.ie

In this episode of Tea & Mortgage, John Coleman of JC Mortgages explores what it really means to buy property and secure a mortgage in Ireland as a non-Irish national.  With around 1 in 5 people in Ireland born outside the state — and that figure now closer to 23–25% nationally (and over 26% in Dublin) — more people than ever are navigating the Irish property and mortgage system without an Irish background. John breaks down how the process works for foreign nationals, tackling common myths, misunderstandings, and pitfalls that can trip up buyers along the way. He also shares practical steps to help listeners start planning, organizing their finances, and positioning themselves strongly before they begin their property journey. Beyond the numbers and paperwork, this episode also touches on the emotional and mental side of buying in Ireland — from uncertainty and frustration to confidence and clarity. Whether you’re a recent arrival, a long-term resident, or simply curious about how mortgages work for non-Irish buyers, this conversation offers clear, honest, and practical insight — all over a cup of tea. *** As always, please contact us if you have any questions about the new Flex Mortgage or need anything at all! - John Coleman JC Mortgages  ☎️ 01-8102032 📲 086 3970039  📩 [email protected]  💻 www.jcmortgages.ie

Every January on the Tea & Mortgage Podcast, we sit down with a cup of tea and chat with John Coleman, who makes his well-informed predictions for the year ahead. Some land well. Some miss. But they always spark good conversation. In this episode, we’re looking ahead to 2026 and sharing John’s predictions on: • Home prices – where values could go and why it won’t be the same story everywhere • Mortgage rates – what borrowers should realistically expect, not just headlines • Buyer demand – who’s still active, who’s stepping back, and what that means • Housing supply & inventory – will we finally see more choice, or more of the same? • Banking speed (or lack of it) – approvals, delays, and whether anything actually improves • New banks & changes – who’s entering, who’s shifting, and what it means for borrowers And, as always, we finish with a few non-mortgage predictions from John for the year ahead: • The World Cup • Gaelic football • Concerts & live events • Travel, and more. Have a wonderful 2026 – and we’ll circle back in December to see how many of these predictions were on the mark! *** As always, please contact us if you have any questions about the new Flex Mortgage or need anything at all! - John Coleman JC Mortgages  ☎️ 01-8102032 📲 086 3970039  📩 [email protected]  💻 www.jcmortgages.ie

Each year in January, John Coleman makes predictions for the coming year in regards to mortgages, home buying, real estate, and the economy in Ireland. But he also makes a few prognostications about sports, cultural trends, world events, and more. Then, in December, we take a look back and tally up how his predictions rang true (or fell flat) – with a bit of good-humoured teasing when he’s wrong. So, how did John’s predictions do for 2025? Watch and see if John was right or wrong about property prices, mortgage rates, supply and demand, Wimbledon, Gaelic football, and more for 2025! (And look forward to John’s predictions for 2026 coming for our next episode in January!) *** As always, please contact us if you have any questions about the new Flex Mortgage or need anything at all! - John Coleman JC Mortgages  ☎️ 01-8102032 📲 086 3970039  📩 [email protected]  💻 www.jcmortgages.ie

In Episode #35 of the Tea & Mortgage Podcast, we’re revealing the deeply powerful psychology behind bidding strategies when buying a second-hand home. If you’ve ever wondered why some offers get accepted instantly while others struggle, this episode breaks down the human side of home buying: how sellers think, what influences their decisions, and how you can position yourself as the most compelling buyer without overspending or stressing yourself out. John Coleman of JC Mortgages relies on his 20 years of experience and thousands of transactions to document: ☕ Bidding psychology: Why logic rarely drives seller decisions—and what actually does. 🏡 How to make your offer feel “safe” to a seller (emotionally, not just financially). 💡 The subtle cues that strengthen your position, even before the numbers come into play. 🧠 Cognitive biases buyers don’t realize they trigger—and how the right strategy can flip them in your favor. 🤝 The difference between competing… and connecting in a negotiation environment. Whether you're a first-time buyer, a returning homeowner, or someone trying to decode this unpredictable market, this episode gives you the clarity and confidence you need to approach your next offer strategically and successfully. Brew your favorite cup of tea and join us for this podcast - your next winning bid might start with understanding how the mind works. *** As always, please contact us if you have any questions about the new Flex Mortgage or need anything at all! - John Coleman JC Mortgages  ☎️ 01-8102032 📲 086 3970039  📩 [email protected]  💻 www.jcmortgages.ie

In this episode, John Coleman, one of Ireland’s most experienced mortgage brokers, covers the most common mistakes he sees people making when it comes to getting a mortgage or buying a property. From not being mortgage-ready early enough to not understanding what the banks want to see on your statements, relying on bad advice, or falling victim to bidding wars unnecessarily, John covers it all here. He’ll help you understand what the banks really look for, how to avoid delays and disappointments, and how to put yourself in the best position to get approved and end up in the property you love.  So, pour a cup of tea and tune in for real talk, practical tips, and straight answers on the Tea & Mortgage podcast. *** As always, please contact us if you have any questions about the new Flex Mortgage or need anything at all! - John Coleman JC Mortgages  ☎️ 01-8102032 📲 086 3970039  📩 [email protected]  💻 www.jcmortgages.ie

In this episode of the Tea & Mortgage Podcast, Irish mortgage broker John Coleman goes in-depth about the difference between first-time buyers and second-time buyers. The discussion includes these topics and questions: 1. What defines a first-time buyer? 2. What defines a second-time buyer? 3. The differences in terms of financials:      a. First-time buyer - availability of grants, first-time buyer grant, first home scheme, etc....      b. Second-time buyer - possibly equity from previous home, possible increased buying power, accumulated savings, improved credit scores, and increased income 4. Loan terms - a second-time buyer can get better loan terms based on equity from the first home. 5. However, second-time buyers deal with timing constraints, like the need to sell their first property before obtaining the next. 6. First-time buyers have to learn all about the property market, interest rates, LTV, etc. (Mortgage brokers like John can really help here.) 7. Second-time buyers have done this before and have knowledge. Mortgage brokers can support with information on options like Bridging Loans and comparing mortgage lenders for the best interest rates, etc. 8. To avail of government schemes, for first-time buyers, if more than one buyer, do both have to be first-time buyers? 9. If I inherit a property, am I still deemed a first-time buyer? OR classed as a second-time buyer? 10. Is it easier to get a mortgage as a second-time buyer? Thanks for tuning in, subscribing, and sharing the Tea and Mortgage Podcast! And if you’re ready to buy a property and get a mortgage, please contact John: *** As always, please contact us if you have any questions about the new Flex Mortgage or need anything at all! - John Coleman JC Mortgages  ☎️ 01-8102032 📲 086 3970039  📩 [email protected]  💻 www.jcmortgages.ie

In this episode #32 of the Tea & Mortgage Podcast, mortgage broker John Coleman walks you through a live demo of the JC Mortgages  Mortgage Repayment Calculator, helping you understand exactly what your monthly repayments could look like. John features both calculators for Mortgage Repayments and How Much Can I Borrow For a Mortgage in Ireland? on his website. What You'll Learn: How to input property value, borrowing amount, loan term, age, and gross salary to get your repayment estimateWhy the figure shown is an estimate, and how the actual interest rate you secure from a lender greatly affects your real monthly cost The benefits of working with JC Mortgages—including access to a broad range of lenders and expert guidance to help you find the best rate for your circumstancesBudgeting effectively is one of the most important steps toward homeownership. With transparency around your mortgage repayments, you can proceed with confidence—knowing the numbers and the factors that could shift them. Try the calculator yourself here: jcmortgages.ie/calculators/mortgage-calculator And subscribe to the Tea & Mortgage Podcast for more insights, demos, and tips every month! *** As always, please contact us if you have any questions about the new Flex Mortgage or need anything at all! - John Coleman JC Mortgages  ☎️ 01-8102032 📲 086 3970039  📩 [email protected]  💻 www.jcmortgages.ie