How much could you borrow?
Income, outgoings, deposit. See your likely maximum borrowing, the property price that puts in reach, your monthly payment and your loan-to-value. Based on the income multiples UK lenders actually use.
UK lending criteria · Free · No sign-up
Mortgage Affordability Calculator
Income → commitments → multiple → what you could afford
Leave at 0 if applying alone
Loans, credit cards, childcare. Regular outgoings
You could afford up to
£271,300
£231,300 borrowing + £40,000 deposit
Monthly repayment
£1,286
at 4.5% over 25 years
Loan-to-value
85%
Typical range
How lenders see you
This is an estimate based on standard UK lending criteria. Actual offers depend on your credit history, the lender, and the property. This is not financial advice.
How UK lenders decide what you can borrow
Every lender runs its own affordability model, but the skeleton is the same everywhere: take your provable annual income, subtract committed outgoings, apply an income multiple, and stress-test the repayments at a rate higher than the one you will actually start on.
The income multiple is the headline number
Most UK lenders work between 4 and 4.5 times income, and some go to 5 times for applicants with strong credit and larger deposits. The difference is enormous: on a £60,000 joint income, 4 times gets you £240,000 of borrowing and 5 times gets you £300,000. The calculator’s multiplier switch exists precisely so you can see your range rather than a single false-precision number.
Commitments quietly shrink the offer
Lenders subtract committed outgoings before applying the multiple, so £300 a month of car finance can cut your borrowing by tens of thousands. If you are six months from applying, clearing a loan or reducing a card balance is often the highest-return move available. It raises the income the model counts.
Loan-to-value sets your interest rate
The mortgage market is priced in LTV bands. Cross under 90%, 85% or 75% and the rates available to you improve. That is why the calculator shows your LTV alongside the borrowing figure: sometimes a slightly smaller property price or slightly larger deposit drops you into a cheaper band, and the monthly saving outweighs the stretch.
Selling a home to fund the next one?
Then your deposit is mostly your equity, and your equity depends on your sale price. An optimistic guess at your own home’s value flows straight through this calculator into a budget you cannot actually spend. Get the sale price right first: ValuQ gives you free valuations from multiple competing local agents, side by side, so the number you plug in here is real.
Sources and further reading
- Government-backed guidance on how much you can borrow: moneyhelper.org.uk
- Current Bank of England base rate (drives mortgage pricing): bankofengland.co.uk
- Government schemes for buyers: gov.uk/own-home
This calculator is an estimate based on standard UK lending criteria. It is not a mortgage offer and not financial advice.
Frequently asked questions
How much can I borrow for a mortgage on my salary?
Most UK lenders offer between 4 and 4.5 times your annual income, with some stretching to 5 times for strong applicants. Regular financial commitments (loans, credit cards, childcare) reduce the income a lender will count. The calculator above lets you switch between multiples so you can see the conservative and optimistic ends of your range.
What counts as monthly commitments?
Anything you are contractually committed to paying each month: loan repayments, credit card balances you carry, car finance, childcare and maintenance payments. Everyday spending like groceries is assessed separately in a full application, but committed outgoings are what most visibly reduce your borrowing power.
Can two incomes be combined on one mortgage?
Yes. Joint applications combine both incomes before the multiple is applied, which is often the difference between affording a flat and affording a house. Both applicants' commitments and credit histories count too. Enter the second income in the calculator to see the joint figure.
What is loan-to-value and why does it matter?
Loan-to-value (LTV) is the mortgage as a percentage of the property price. A £270,000 mortgage on a £300,000 home is 90% LTV. Lower LTV means less risk for the lender, which means better interest rates for you. The big rate improvements typically come at 90%, 85% and 75% LTV, so a slightly bigger deposit can pay for itself in cheaper monthly payments.
Will a lender definitely offer me what this calculator shows?
No. This is an estimate based on standard UK lending criteria, not a mortgage offer or financial advice. Real offers depend on your credit history, the lender's own affordability model, stress-testing at higher rates, and the property itself. Use it to set your search range, then speak to a broker or lender for a decision in principle.
Should I find a house first or check affordability first?
Affordability first, always. Knowing your realistic ceiling stops you falling in love with homes you cannot buy and makes you a credible buyer when you offer. If you also have a home to sell, get it valued early. Your sale price sets your deposit. ValuQ gives you free valuations from multiple competing local agents to nail that number down.
More free property tools
Once you know your budget, these fill in the rest of the picture.
Mortgage Calculator
Loan, rate, term. Your monthly payment and the total interest over the full term.
Buying Costs Calculator
Stamp duty, solicitor, survey, moving. The full cost of buying beyond the price tag.
Stamp Duty Calculator
Standard, first-time buyer or buy-to-let. What you’ll pay before you offer.
Selling to fund the move?
Your deposit starts with your sale price. Get free, competing valuations from local estate agents, completely anonymously, so the budget you set here is built on a real number.