Before you start viewing properties, you need to know your budget. How much a lender will let you borrow depends primarily on your income, your existing financial commitments, and the deposit you have available. Our affordability calculator gives you an estimated borrowing range based on the income multiples that UK lenders typically use, adjusted for your debts.
This is an estimate, not a guarantee. Every lender has its own affordability model, and the actual amount offered will depend on a full assessment of your circumstances. But this calculator gives you a realistic starting point for your property search.
Mortgage Affordability Calculator
How Lenders Calculate What You Can Borrow
UK mortgage lenders use two main approaches to determine your maximum borrowing:
1. Income Multiple
The traditional method is to multiply your gross annual income by a set factor. Most high-street lenders use 4 to 4.5 times income. Some specialist lenders offer higher multiples — up to 5 or even 5.5 times — for certain professions (such as doctors, solicitors, accountants, and senior professionals with strong career earnings trajectories).
| Annual Income | At 4x | At 4.5x | At 5x (specialist) |
|---|---|---|---|
| £30,000 | £120,000 | £135,000 | £150,000 |
| £40,000 | £160,000 | £180,000 | £200,000 |
| £50,000 | £200,000 | £225,000 | £250,000 |
| £60,000 | £240,000 | £270,000 | £300,000 |
| £75,000 | £300,000 | £337,500 | £375,000 |
| £100,000 | £400,000 | £450,000 | £500,000 |
If you are buying with a partner, your incomes are combined. So a couple each earning £35,000 (combined £70,000) could borrow between £280,000 and £315,000 with most lenders.
2. Affordability Assessment
Beyond the simple income multiple, lenders conduct a detailed affordability assessment. This looks at your actual monthly income and outgoings to ensure you can comfortably afford the repayments — not just now, but if interest rates were to rise significantly. This is known as a stress test.
Lenders typically stress test at the SVR plus 1 to 2 percentage points, or a minimum of around 7 to 8%. This means even if you are offered a rate of 4.5%, you must demonstrate you can afford repayments at around 7 to 8%. This stress test can reduce your maximum borrowing below what the simple income multiple suggests.
What Counts as Income?
Lenders consider various sources of income, though not all are treated equally:
- Basic salary — the primary factor, taken at full value
- Guaranteed overtime — usually counted at 100% if confirmed by employer
- Regular bonus and commission — typically averaged over 2 to 3 years and counted at 50 to 100% depending on the lender
- Self-employed income — usually based on the average of your last 2 to 3 years' net profit (from accounts or SA302s). Some lenders use the latest year if it is higher
- Rental income — from existing buy-to-let properties, typically counted at 50 to 75%
- Benefits — some lenders accept child benefit, working tax credits, and disability benefits. Universal credit acceptance varies
- Pension income — accepted for older borrowers, usually at full value
How Debts Reduce Your Borrowing
Existing debts have a direct impact on how much you can borrow. Lenders look at your committed monthly expenditure and deduct it from the income available to service the mortgage. Common debts that reduce borrowing include:
- Credit card minimum payments — even if you pay in full each month, some lenders use a percentage of your credit limit
- Personal loans — the monthly repayment is deducted in full
- Car finance (HP, PCP, lease) — the monthly payment is deducted in full
- Student loan repayments — the actual monthly deduction from your salary
- Child maintenance or alimony — court-ordered or agreed payments
- Buy Now Pay Later — increasingly scrutinised by lenders; some now check for BNPL usage
10 Tips to Increase Your Borrowing Power
1. Pay Off Debts Before Applying
This is the single most effective action. Clear credit cards, personal loans, and car finance where possible. Even paying down balances (not just making minimum payments) helps, as lenders look at outstanding balances as well as monthly commitments.
2. Buy with a Partner
Joint applications combine both incomes, potentially doubling your borrowing capacity. You do not have to be married — any two people can apply jointly, though both are equally liable for the mortgage.
3. Extend the Mortgage Term
A 35-year term results in lower monthly payments than a 25-year term, which means you can pass the affordability stress test on a larger loan. The trade-off is significantly more interest paid over the life of the mortgage — but you can always overpay or remortgage to a shorter term later.
4. Improve Your Credit Score
A better credit score gives you access to more lenders and better rates. Register on the electoral roll, correct any errors on your credit file, keep credit utilisation below 30%, and avoid new credit applications for 6 months before applying. See our credit score guide.
5. Increase Your Income
Ask for a pay rise, take on overtime, or start a side income. Even a £5,000 salary increase translates to £20,000 to £22,500 more borrowing. If you are self-employed, timing your application after a strong year can make a significant difference.
6. Use a Specialist Lender
Some lenders offer higher income multiples (5x to 5.5x) for certain professions: doctors, dentists, vets, solicitors, barristers, accountants, and other professionals with strong career earnings potential. A mortgage broker can identify which lenders offer enhanced multiples for your profession.
7. Reduce Monthly Outgoings
Cancel unused subscriptions, reduce discretionary spending, and avoid expensive habits (particularly gambling, which lenders view very negatively) for at least 3 months before applying. Your bank statements will be scrutinised.
8. Save a Larger Deposit
While this does not directly increase what you can borrow, a larger deposit means you need to borrow less — so you can afford a more expensive property within the same borrowing limit. It also gives you access to better rates, reducing your monthly payments. See our deposit guide.
9. Consider Government Schemes
Schemes like Shared Ownership allow you to buy a share of a property (25% to 75%) and take a mortgage on just that share, making more expensive properties accessible on a lower income. See our government schemes guide.
10. Use a Mortgage Broker
Brokers have access to the entire market and know which lenders are most likely to approve your application at the highest amount. They can match you to lenders whose affordability models suit your specific circumstances — this alone can make the difference of tens of thousands in borrowing.
Frequently Asked Questions
How much can I borrow for a mortgage in the UK?
Most UK lenders offer between 4 and 4.5 times your annual household income. Some specialist lenders may offer up to 5 or 5.5 times income for certain professionals. Your actual borrowing also depends on your credit score, existing debts, monthly outgoings, and deposit.
What income do lenders consider?
Lenders consider your basic salary, guaranteed overtime, regular bonuses and commission (averaged over 2 to 3 years), rental income, and some benefits. If buying jointly, both incomes are combined. Self-employed applicants typically need 2 to 3 years of accounts or SA302 tax calculations.
How do debts affect how much I can borrow?
Existing debts directly reduce your borrowing. Each £100 of monthly debt repayments typically reduces your maximum mortgage by £5,000 to £6,000. Paying down debts before applying can significantly increase your capacity.
What is a mortgage stress test?
A stress test checks that you could still afford repayments if interest rates rose significantly. Lenders typically test at the SVR plus 1 to 2 percentage points, or a minimum of around 7 to 8%. Even at a low initial rate, you must prove affordability at the stress test rate.
Do lenders check my spending habits?
Yes. Most lenders review 3 months of bank statements. Excessive gambling, frequent payday loans, or regular overdraft usage can raise red flags. Keep your spending sensible for at least 3 to 6 months before applying.
Can I increase how much I can borrow?
Yes. Pay off existing debts, increase your income, buy with a partner, extend the mortgage term, improve your credit score, reduce monthly outgoings, or use a specialist lender that offers higher income multiples for your profession.
Related Guides
- Mortgage Calculator — calculate your monthly repayments
- Stamp Duty Calculator — calculate the tax on your purchase
- First-Time Buyer Guide 2026 — complete guide for first-time buyers
- How Much Deposit Do I Need? — deposit requirements and sources
- Improving Your Credit Score — boost your application strength
- How to Apply for a Mortgage — step-by-step application process