Mortgage affordability calculator UK 2026
Enter your income and deposit to see how much you could borrow. The calculator shows your maximum loan at 4×, 4.5× and 5× income multiples — the ranges most UK lenders use — with an estimated monthly repayment at your chosen rate and term.
Typical borrowing range (4× to 4.5× income)
£180,000 – £202,500
Based on £45,000 combined income + £30,000 deposit = max property £210,000 – £232,500
| Income multiple | Max loan | Max property | Monthly payment |
|---|
Mortgage Guarantee Scheme may apply
Your deposit puts your LTV above 90%, meaning you need a 95% LTV mortgage. The government's permanent Mortgage Guarantee Scheme (launched July 2025) supports lenders offering 95% LTV deals on properties up to £600,000. Ask a broker which participating lenders are available for your situation.
This is an illustration, not financial advice. Your actual maximum loan depends on your credit history, outgoings, employment type, and the lender's own criteria. Speak to a mortgage broker for a personalised figure.
Get a personalised borrowing figure
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OpenHow this is calculated
- We add up gross annual income for all applicants. Gross income is your salary before tax and National Insurance.
- We multiply combined income by each income multiple — 4×, 4.5×, 5×, and 5.5× — to estimate the maximum loan each tier of lender might offer. Most high-street lenders cap at 4 to 4.5 times. Some specialist lenders go to 5 to 5.5 times for eligible borrowers.
- Your deposit is added to each loan amount to show the maximum property price you could buy at each multiple.
- We estimate the monthly payment using the standard mortgage formula: payment = loan × (r × (1 + r)^n) ÷ ((1 + r)^n − 1), where r is the monthly interest rate (annual rate ÷ 12) and n is the number of monthly payments in the term.
- Loan-to-value (LTV) is your loan as a percentage of the property price. Lenders tier their pricing by LTV: 95%, 90%, 85%, 80% and below. A lower LTV typically means a better rate.
- Monthly debt commitments — existing loans, car finance, minimum credit card payments — reduce how much disposable income a lender sees. High outgoings can lower your actual offer, even if your income multiple looks fine.
Frequently asked questions
How much can I borrow for a mortgage in the UK?
Most high-street lenders offer between 4 and 4.5 times your gross annual income. Some go higher — up to 5.5 times — for applicants with strong incomes, low debt, and larger deposits. Income multiples are a maximum, not a guarantee: lenders also check your credit history, monthly outgoings, and employment status.
Should I use my gross or net income?
Gross income — your salary before tax and National Insurance. Lenders set income multiples against gross pay. Your net (take-home) income is what you actually use to cover monthly repayments, so always check the monthly payment fits within your budget after tax. Our <a href="/calculators/tax/take-home-pay" class="underline">take-home pay calculator</a> shows what you keep from any salary.
Can I borrow more than 4.5 times my salary?
Yes, in some cases. Several lenders — including Nationwide, Halifax, and Barclays — offer 5× to 5.5× multiples for first-time buyers or higher earners. Specialist lenders may go further for professionals with strong earning trajectories. Higher multiples typically require a clean credit record, at least a 10% deposit, and income above a minimum threshold.
Does my deposit size affect how much I can borrow?
Not directly — lenders set your maximum loan based on income, not your deposit size. But your deposit determines your loan-to-value ratio (LTV). A lower LTV unlocks better rates, which reduces your monthly payment and improves your overall affordability. A 10% deposit (90% LTV) opens significantly more products than the 5% minimum.
What is the Mortgage Guarantee Scheme?
The government's permanent Mortgage Guarantee Scheme (relaunched July 2025) supports lenders offering 95% LTV mortgages on properties up to £600,000. It's open to first-time buyers and home movers on repayment mortgages with a 5% to 9% deposit. You still need to pass the lender's own affordability checks.
How do existing debts affect my application?
Lenders assess total monthly outgoings — loan repayments, car finance, credit card minimums — alongside your income. High commitments reduce how much you can borrow, because they leave less disposable income to cover a mortgage. Clearing debts before applying can improve your maximum offer.
Before deciding how much to borrow, it's worth reading the most-recommended modern book on what money does to your decisions. Morgan Housel's The Psychology of Money is exactly that.
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This calculator is for general guidance only. It does not replace advice from a mortgage adviser or broker on your personal circumstances.
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