Orla’s First-Time Buyer Journey

Buying your first home is a rollercoaster of hope, frustration, and a whole lot of waiting. For Orla, that journey came with its fair share of ups and downs. From falling in love with a house she thought she’d lost to navigating the slow torture of the probate process, her experience is one many first-time buyers will recognise.

As part of our Real Stories, Real Homes series, where members of the First Time Buyers Ireland (The OG) Facebook group discuss their journeys, we’re sharing Orla’s story, filled with hard lessons, unexpected hurdles, and the joy of finally getting the keys.

"From the moment I stepped inside, it felt different."

Orla first viewed her home in February 2024, and something about it just felt right.

"There was another house a few doors down also for sale, so I decided to put in offers for both. While the two homes were quite similar, this one just had something special about it. I stretched myself to the absolute limit (with some help from my parents and an exception from the bank), but despite bidding more than €30k over the asking price, I was ultimately outbid."

Missing out on the house hit her harder than she expected.

"It was the first time I really felt that sense of disappointment, and I walked away feeling deflated and hopeless. If I heard 'Sometimes these things fall through' or 'If it's meant to be...' one more time I could have swung for someone!"

But a few months later, she got the call that changed everything.

"To my surprise, they told me the original buyer had pulled out. The second-highest bidder had already purchased the home a few doors up, which meant I was next in line. After some negotiations, we agreed on a price, and I went 'sale agreed.'"

The Waiting Game: "It was soul-destroying."

While she’d secured the house, the process was far from over. Probate—one of the legal steps when a property is inherited—slowed everything down.

"For anyone unfamiliar with probate, it’s essentially the legal process that validates a will and ensures that assets are distributed properly—something that can take time, especially when there are complexities involved. In my case, the house was stuck in this limbo, and there was no clear timeline for when it would be cleared for sale. At first, I was told that previous bidders had walked away as they had to go abroad for personal reasons. But, in hindsight, I would assume they bailed out once they found out the property was in probate and I wouldn't blame them!!!"

The delays, while frustrating, gave Orla a silver lining.

"In ways, it suited me that it was a more drawn-out process. I was living at home at the time, so it gave me a chance to save the additional funds required—but it was soul-destroying waiting on news."

Even though her experience with bidding and viewing wasn’t as bad as others she’d heard about, the uncertainty was exhausting.

"Being in that state of limbo for so long definitely took its toll. There were moments when it felt like I was just waiting for something that might never happen. Every time I thought there was progress, a new delay seemed to pop up—it felt like the goalposts kept shifting."

Thankfully, after months of waiting, things finally moved forward.

"As is often the case in situations like these, the waiting eventually ended, and things actually progressed quite quickly in the end."

The Right People Make All the Difference

Throughout the process, one person stood out—Michelle Williams, a Bank of Ireland mortgage advisor.

"She was so easy to deal with from the moment I first emailed her following a recommendation from my brother. I really don't think I would have managed to secure the house without her."

Michelle’s dedication and support made all the difference.

"She was so quick to respond to any queries I had and was always available at the end of the phone when needed. She gave me hope when other mortgage advisors and brokers told me I wasn't ready to buy. What really stood out was that she went above and beyond to get me an exception."

Her advice to other buyers?

"Surround yourself with good professionals who genuinely want to help you succeed—if the relationship with your broker, mortgage advisor, solicitor, etc., isn't working, move on and find someone who understands your situation better."

Saving for the Deposit: "Consistency is key."

Saving for a home isn’t easy—it’s all about discipline and sacrifice.

"I set up a dedicated savings account and moved my savings there straight after each payday. I tracked my progress on an Excel spreadsheet, which made it easier to stay focused on the bigger picture."

Living at home helped her boost her savings, especially during Covid.

"Initially, the process was easier as I started saving during the Covid-19 lockdown. With fewer opportunities to go out, travel, or spend money, the savings grew steadily."

But as life returned to normal, the challenge grew.

"The temptation to spend more also grew stronger as life began to go back to 'normal,' and it became harder to maintain the same level of discipline."

Her advice? Stick to your plan—but don’t forget to live a little.

"Buying a home can be a long road, and you don’t want to burn out along the way. If you’re saving aggressively, make sure you still allow for small treats—whether that’s a weekend away or a nice dinner. Budgeting for fun while sticking to your plan makes the process more sustainable."

The Hidden Costs No One Talks About

One of the biggest surprises came after she got the keys—the unexpected expenses.

"The hidden costs of actually moving in were way higher than I had budgeted for. The house had been vacant for a while, and I seriously underestimated just how much work it needed."

Even small jobs snowballed into bigger projects.

"Everything I thought I could 'make do' with for a while ended up needing immediate replacement."

Her top tip? Don’t forget about insurance.

"One thing I was really glad about was that I had my house insurance ready to go in advance. If I hadn’t sorted my insurance ahead of time, I wouldn’t have been able to draw down my mortgage. The bank is very particular about how their name and address appear on the policy—making changes afterward was a nightmare."

Final Thoughts: "It’s worth it."

Looking back, the journey was harder and longer than she expected—but the moment she got the keys, everything changed.

"The moment you hold those keys in your hand, every sacrifice feels worth it. Now, I'm in the midst of renovations and hoping to be moved in within the next few weeks."

For anyone starting their own journey, Orla’s advice is simple: Get the right people on your side, plan for the unexpected, and trust that—eventually—things will fall into place.