See what lenders might offer — and what is actually safe to borrow
The maximum a lender offers is rarely the amount that feels comfortable to repay. This calculator shows both — so you can see the gap before you start viewing homes.
Income, Deposit & Commitments
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£
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Maximum property price
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Combined income (per year)
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Lender max
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Based on 4.5× income
Est. monthly payment
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Safe borrowing level
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Based on 3.5× income
Est. monthly payment
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0%Deposit percentage
0%Loan-to-Value (LTV)
—LTV rate band
Affordability rating
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📊 If rates change (lender max loan)
💰 Real disposable income after mortgage
Estimated based on typical UK tax and NI rates — your actual take-home may differ depending on pension contributions, benefits, and other deductions.
⚠️Lenders assess more than income — including credit history, dependants, existing debt, and regular spending. Your actual borrowing limit may be lower or higher than shown here. A mortgage broker can confirm your exact figure.
💡 Insight
Many buyers choose to borrow less than the maximum offered — to maintain flexibility and reduce financial stress. Choosing the higher borrowing level typically leaves less room for savings, unexpected costs, or lifestyle spending. Reducing borrowing from 4.5× to 3.5× income can lower monthly payments significantly and reduce total interest over the term.
Related calculators
How lenders calculate mortgage affordability in the UK
What income multiple means
Most UK mortgage lenders use an income multiple to set a maximum loan size. A lender offering 4.5× income would lend up to £180,000 to someone earning £40,000 per year. Lenders typically apply this to your gross (pre-tax) income, and some specialist lenders offer higher multiples for professionals such as doctors, solicitors, and accountants.
How interest rates affect monthly payments
A 1% increase in your mortgage interest rate increases monthly payments significantly on large loans. On a £300,000 mortgage over 25 years, moving from 4% to 5% adds approximately £150/month — or £1,800 per year. This is why the stress test at +3% shown above matters: lenders must check you could still afford the mortgage if rates rise.
Why borrowing less can reduce long-term cost
Borrowing at 3.5× income rather than 4.5× typically reduces monthly payments by around 20–25%, and reduces the total interest paid over the mortgage term substantially. The additional headroom also provides a buffer if circumstances change — such as interest rate rises, a career break, or unexpected expenses.
What deposit percentage and LTV mean for your rate
Loan-to-Value (LTV) is the size of your mortgage as a percentage of the property price. Lenders typically offer their most competitive rates at 60%, 75%, 80%, and 85% LTV thresholds. A buyer with a 20% deposit (80% LTV) will generally access lower rates than one with a 10% deposit (90% LTV), sometimes meaningfully so over a 2 or 5-year fixed term.
The figures above are general guidance for illustration only and do not constitute financial advice. Mortgage eligibility depends on individual lender criteria, credit history, and personal circumstances.
Frequently asked questions
How much can I borrow for a mortgage in the UK?
Most lenders will lend between 4× and 4.5× your gross annual income as a starting point. On a single £40,000 income that is £160,000–£180,000; on joint £80,000 it is £320,000–£360,000. The actual figure depends on outgoings, credit history, and the lender’s affordability model.
What counts as income for a UK mortgage application?
Lenders typically accept employed salary, bonuses (often 50–100% depending on history), self-employment profits (usually 2–3 year average), rental income (usually 75%), and pension income.
What is a mortgage stress test?
UK lenders must test that you could afford repayments if interest rates were significantly higher — typically 3 percentage points above your initial rate. If you cannot pass the stress test, your maximum borrowing is reduced.