UK Mortgage Affordability Calculator 2026
How much mortgage can you afford in the UK? Estimate what you could borrow from salary (4.5× income), deposit and a stressed rate, with the monthly repayment — plus self-build, help-to-buy and offset notes.
| Max borrowing (income × multiple) | — |
|---|---|
| Loan-to-value at that price | — |
| Monthly repayment at your rate | — |
| Monthly repayment at 7% stress rate | — |
In short
UK lenders typically lend up to 4.5 times joint income (5–5.5 times for some higher earners), at up to 95% loan-to-value, and stress-test the repayment at a rate above the product rate. A 5% deposit therefore caps the price at 20 times the deposit regardless of income.
Who this is for: UK buyers estimating how much they could borrow and the price that supports, before a decision in principle.
How UK lenders decide what you can borrow
- Income multiple: the headline cap — commonly 4.5× joint income. Regulators limit how many loans a lender can make above 4.5×, so higher multiples are reserved for stronger applicants.
- Affordability / stress test: lenders check you could still pay if rates rose — typically testing at a rate several points above the product rate. The 7% figure here is illustrative.
- Loan-to-value: most lenders go to 90–95% LTV; a 5% deposit therefore caps the price at 20× the deposit regardless of income.
Outgoings — credit commitments, childcare, other dependants — reduce the figure in a real application.
See also: UK Stamp Duty (SDLT) Calculator, UK Take-Home Pay Calculator 2026/27.
How much can I borrow? Quick income-multiple table
Most UK lenders cap borrowing at 4 to 4.5× gross annual income (single or joint); 5× to 5.5× is offered by some lenders to higher earners, professionals and first-time buyers with strong credit. The table shows the maximum loan at each multiple before affordability and stress-testing are applied — type your own figures into the calculator above for the price and monthly payment.
| Income (single or joint) | 4× | 4.5× | 5× | 5.5× |
|---|---|---|---|---|
| £25,000 | £100,000 | £112,500 | £125,000 | £137,500 |
| £30,000 | £120,000 | £135,000 | £150,000 | £165,000 |
| £40,000 | £160,000 | £180,000 | £200,000 | £220,000 |
| £50,000 | £200,000 | £225,000 | £250,000 | £275,000 |
| £60,000 | £240,000 | £270,000 | £300,000 | £330,000 |
| £75,000 | £300,000 | £337,500 | £375,000 | £412,500 |
| £100,000 | £400,000 | £450,000 | £500,000 | £550,000 |
The multiple is a ceiling, not a promise: monthly affordability (your outgoings against the payment at a stressed rate) usually binds first for households with childcare, car finance or other credit commitments.
Self-build, Help to Buy, offset and other special cases
- Self-build mortgage — how much can I borrow? Lenders apply the same income multiple but release the money in stages (land, foundations, wind-and-watertight, completion) and typically lend up to 75–85% of the land cost and build cost, not the finished value. Enter your income here for the ceiling, then budget for a 15–25% deposit on the total project cost and a contingency of at least 10%.
- Help to Buy / shared equity: the Help to Buy equity loan scheme closed to new applications in England in October 2022 (final completions March 2023); the live routes are Shared Ownership (buy 10–75% of a home and pay rent on the rest — lenders assess the mortgage on your share plus the rent as an outgoing), the government-backed 95% mortgage guarantee scheme (made permanent in 2025) and First Homes (30–50% discount for first-time buyers). Scotland and Wales have their own shared-equity schemes.
- Offset mortgage: your savings are set against the balance so you pay interest only on the difference. It does not change how much you can borrow — the income multiple still applies — but it can cut the effective rate; a £200,000 loan with £30,000 offset is charged interest on £170,000.
- Buy-to-let: assessed on rental cover (rent ≥ 125–145% of the stressed interest) rather than income multiples — use the buy-to-let profit calculator.
- Mortgage for the self-employed: most lenders average the last two years' net profit (or salary + dividends for directors) and apply the same multiple.
Assumptions
- Maximum borrowing = combined income × the multiple you enter (default 4.5).
- Price is capped so that the deposit is at least 5% (95% LTV).
- Monthly payment is shown at your rate and at a 7% stress rate over the term entered.
- Outgoings and credit history are not considered.
Worked example
Borrowing 75,000 × 4.5 = £337,500 → price up to £377,500 (LTV 89%). At 4.5% over 25 years ≈ £1,876/month; at a 7% stress rate ≈ £2,385/month.
Frequently asked questions
Is this a decision in principle?
No — it's an indicative figure. A lender's decision in principle uses a credit check and your full outgoings.
Does bonus or overtime count?
Often partially — many lenders take 50–60% of variable pay, with evidence over two years.
Why does a bigger deposit raise the price more than income?
Below 95% LTV, price = borrowing + deposit; each extra £1 of deposit adds £1 to the price and also lowers the LTV, which unlocks cheaper rates.
How much mortgage can I get on a £30,000 salary?
About £120,000–£135,000 at 4–4.5× income, before affordability checks; with a partner earning the same, roughly £240,000–£270,000.
What mortgage can I afford on £50,000 a year?
Typically £200,000–£225,000 (4–4.5×), up to £250,000–£275,000 with a lender that offers 5–5.5× to higher earners or professionals.
Does a mortgage checker affect my credit score?
This calculator does not touch your credit file. A lender's decision in principle is usually a soft search; a full application is a hard search.
How much can I borrow for a self-build?
The same income multiple, but lenders fund in stages and cap the loan at about 75–85% of land plus build cost, so you need a larger deposit than for a standard purchase.
How much can I borrow on a £50,000 salary?
Around £225,000 at 4.5× income, or up to £275,000 with a lender offering 5.5×, subject to affordability checks.
Does a bigger deposit lower my rate?
Yes — lenders price by LTV band; moving from 95% to 90% or 85% LTV usually unlocks noticeably cheaper products.
How much can I borrow for a mortgage in the UK?
Typically 4–4.5× your gross annual income (combined for joint applicants), up to 5–5.5× with some lenders if you earn over about £75,000 or are a professional, then reduced for debts, childcare and dependants. £40,000 of income usually supports £160,000–£180,000.
What mortgage can I afford on a £40,000 salary?
About £180,000 at 4.5× (£200,000 at 5×), which with a 10% deposit buys a home around £200,000 and costs roughly £1,050 a month at 5% over 25 years.
What mortgage can I afford on £60,000 a year?
Around £270,000 at 4.5×, or £300,000 at 5× — enough for a £300,000–£335,000 home with a 10% deposit, at about £1,580 a month at 5% over 25 years.
How does a mortgage eligibility checker work?
Lenders model your net monthly income against committed outgoings and living costs, then check the payment at a stressed rate 1–3 points above the product rate (and a 7% floor at many lenders). If the stressed payment fits, the loan is capped by the income multiple and the LTV limit.
Does an offset mortgage change how much I can borrow?
No — affordability is assessed the same way; offsetting only reduces the interest you pay by netting your savings against the balance. Use the offset to shorten the term rather than to borrow more.
How much can I borrow with a 10% deposit?
At 90% loan-to-value the deposit sets a ceiling of 9× the deposit (a £25,000 deposit → £225,000 loan), but the income multiple usually binds first; 95% mortgages exist but at higher rates and tighter income tests.
People also ask
How much can I borrow on a £40,000 salary?
Typically 4–4.5 times income — £160,000 to £180,000 — subject to the lender's stress test and your outgoings; a joint income of £70,000 supports around £300,000.
What is the mortgage income multiple in the UK?
Most lenders cap at 4.5 times income, with some offering 5–6 times to higher earners or professionals; the Bank of England limits loans above 4.5× to 15% of a lender's new lending.
What deposit do I need for a mortgage in the UK?
5% minimum with the mortgage guarantee scheme or some lenders, 10% for most products, and 25%+ for the best rates.
Do lenders count bonuses and overtime?
Usually 50–100% of a regular bonus or overtime shown on payslips and P60s; some lenders ignore discretionary bonuses.
Does a car loan reduce how much I can borrow?
Yes — every monthly commitment is deducted from affordable income, and a £300 car payment can cut the maximum loan by £20,000–£30,000.
What is a stress test?
Lenders check you could afford repayments if rates rose (commonly 1 percentage point above the reversion rate); this calculator applies a stressed rate you can set.
Can I get a mortgage with student loan repayments?
Yes; the Plan 2 or Plan 5 deduction is treated as a reduction in net income, not as debt.
How much does a mortgage cost per month on £200,000?
About £1,170 a month over 25 years at 5%; see the mortgage payment calculator for your rate and term.
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