"Everyone's always saying the market is going to crash, but if it keeps on going the way it is, I may never be able to afford my own place, " she says.

Having travelled after qualifying as a nurse, Jennifer is one of the last of her friends and family to buy and now wants to put down roots.

But mostly, she believes that if she doesn't do it this year, it won't get any easier next year. "I'm buying alone, which is difficult, as I've a much smaller budget to play with, but if I don't do it now, my money will be going nowhere, so I've decided to bite the bullet."

Jennifer began thinking about buying during the summer. As an agency nurse and with a car loan and personal loan from travelling, she "didn't think lenders would look twice".

So she recently took up a permanent position in order to improve her chances of getting a mortgage and also attended one of the first time buyers' seminars run by Irish Mortgage Corporation.

"I'm really glad I went, they have everyone you need to talk to there and they go through everything with you.

They point out all the details, things you tend to forget about like budgeting for fees and furnishing or property maintenance costs if you're buying an apartment."

Without any savings or an SSIA, Jennifer's only choice is to get a 100% mortgage and as a result, this will play a big part in determining where and what she can buy.

"In the end, the fact that I'd worked freelance and had some loans didn't work against me as I had a good credit record and had been regularly paying the loans off."

Jennifer's salary qualifies her for a 250,000 mortgage and she doesn't currently plan to rent a second room to help with repayments.

"But there are a lot of terms and conditions with the 100% mortgages. I have to buy a two-bed for 250,000 as this is the minimum lending figure. So I can't go for the cheapest apartment even if I wanted to. Last week, I saw somewhere I liked for 240,000, but I can't go for it."

Ideally she would like to buy somewhere close to family and work, but because of her budget, she's going to have to look much further afield. "There are a lot of developments in the Kinsealy/Swords area but because my budget is low and I would rather buy a two-bed townhouse than an apartment, I'll probably have to buy somewhere in north Co Dublin, places like Rush, Lusk or Skerries. Thankfully, I have the car so public transport issues in that area won't cause me as much of a problem getting to work during the week."

As Jennifer is currently living at home, she was advised to start saving as she will need funds to pay for the additional costs of buying her home. She is now saving 1,000 a month to pay for things like solicitor's fees, furnishing and the costs of moving and also to prove she can afford the monthly repayments. As a result, she doesn't believe she'll be able to buy until March or April 2006.

So far, Jennifer has looked at three developments close to work and family. Although she wouldn't mind renting them, she's not sure she'd buy any of them to live in longterm.

"It's a huge decision and there are so many things to take into account. I know that whatever I decide, I'm going to have to make sacrifices."

Interest-rate and houseprice rises have had a big impact on Jennifer's expectations.

"Now that I'm thinking of buying I am concerned about interest-rate rises and how they'll affect me. Even though I have a car loan and some personal loans, I wouldn't have thought about interest rates before.

"But a mortgage is for such a large amount over a much longer period of time, and with rising interest rates, it means you really can't live beyond your means."

Although more new houses are being built, she's also concerned that demand is still outstripping supply. And with SSIAs coming on stream next year, Jennifer thinks they will affect either demand or prices.

"A lot of my friends and family have already bought and most of them are talking about buying a second home and renting it. Everyone says once you've bought it's easier to get another mortgage and there's no point leaving your money in the bank.

They'd be looking for the same type of properties I'm looking for, so although more houses are being built, there's an awful lot of competition for them."

Nonetheless, Jennifer remains optimistic. "I'm looking forward to January and getting out and looking. I'll have all my paperwork, so I'll know exactly what I can afford and I've had good advice from family and the Irish Mortgage Corporation.

It's going against my nature, but I'm going to take it slowly and look at what's realistically the best option for the long term."

BUY IN JANUARY AND YOU COULD SAVE YOURSELF UP TO 10,000

WHILE many first time buyers will be concerned about rising interest rates, house prices and increased demand due to 100% mortgages and SSIAs, the expert advice is that these factors are all part of the property market cycle and buyers shouldn't be unduly worried.

There are, however, measures sensible buyers can take to protect their "nancial position and ensure they make the best new home purchase in 2006.

First and foremost, if you're thinking of buying, do it now, advises Ronan O'Driscoll of Hamilton Osborne King.

"There'll be plenty of choice out there for firsttime buyers in 2006 and a lot of the new developments that are coming on stream are close to good transport infrastructure within the greater Dublin area."

Rising prices are another reason to buy now according to Peter Bastable of Simply Mortgages. "If prices continue to rise even modestly, at between 5-10%, then you can expect to pay at least 15,000 more for a property next year.

Whatever the interest rate situation, it's easier to pay a mortgage than it is to save 15,000."

The most important thing "rst-time buyers should do, according to Frank Conway, marketing manager of Irish Mortgage Corporation, is continue saving and maintain a good credit history. These two criteria account for three of the "ve reasons "rst-time buyers are refused a mortgage.

"It is important "rst-time buyers do not develop false expectations regarding the 100% mortgage concept, " explains Conway.

"Just because we have lenders who will lend 100% of the value of the home, we still do not have a situation where "rst-time buyers can simply sign on the line and pick up the house keys to their property with no out-ofpocket expenses. They will need to have some savings to cover other signi"cant expenses."

As well as savings, buyers should assess their current borrowings and wipe out short-term debt if possible, advises Bastable.

"A percentage point increase on your mortgage is much easier to "nance than the same increase on car and personal loans. Wiping these out will increase your monthly affordability and ensure you can still buy the property you want in the event of further increases in prices or interest rates."

For those who are really anxious about their outgoings, consider two- or three-year "xed-term loans.

"You'll pay more for them, " says Bastable, "but this way you'll know exactly what you have to pay on a monthly basis for a set period of time."

SSIAs and 100% mortgages have undoubtedly encouraged more people to consider buying, according to Geoff Tucker, economist at Hooke & MacDonald. "Increased demand fuels prices and we can expect an increase in numbers looking after April, May when the first of the SSIAs are released, " he says.

"Think at least seven or eight years ahead in terms of choosing your location and buy with capital appreciation in mind. With a little forwardplanning and taking into account proposed changes in transport infrastructure, you can buy at good prices now in areas that will rise in value in a few years time."

"Get out early as the market will hot up quickly, " advises Carol Strong of Douglas Newman Good.

Strong believes house prices will rise in March/April and that those who start looking in January could save between 5,000- 10,000.

But don't rush . . . Strong also advises looking at as many developments as possible.

"Don't buy the "rst place you see or like. Look at as many developments in as many locations as you can.

Don't forget the day you buy is the day you sell. Buy the very best you can and take details such as aspect, size and location of balconies, storage space, position in the development into consideration. The little details will make all the difference, both when you're living there and when it comes to selling the property."

Buyers should also shop around for the best mortgage deal on offer, adds Frank Conway.

"There is no substitute for shopping around for the best value on a mortgage. With a variety of lenders and products out there, you can make huge savings and can even recoup any interest rate rises by choosing your lender carefully."