Calculators
How Much Can I Borrow? Mortgage Calculator UK
Find out how much mortgage UK lenders are likely to let you borrow, based on your income and existing commitments.
Indicative low
£160,000
Indicative high
£182,500
Monthly @ 5% / 25y
£1,066.88
Want to know what you'd really qualify for?
How this calculator works
Most UK lenders begin with an income multiple — typically 4.5× annual income — and then deduct existing commitments, dependants and the cost of credit before arriving at a final lending figure. Some high-street lenders may go to 6× in the right circumstances, particularly for eligible first-time buyers.
This calculator takes your gross annual income (sole or joint), applies your chosen multiple, and shows an indicative range. The 'low' figure uses 4× as a conservative floor; the 'high' figure uses the multiple you've selected.
In limited cases, lending may reach 6.5× income — generally where income exceeds £100,000, with one lender using a threshold above £150,000. This is exceptional and is not represented by the slider. Real affordability assessments also consider loan-to-value, credit profile, income type, childcare, school fees, car finance, student loans and stressed payments.
Assumptions & limitations
- Income figures are gross annual (before tax)
- Income multiple slider runs to 6× for enhanced cases; eligibility depends on lender affordability, income, loan-to-value, credit profile and other criteria
- Exceptional 6.5× lending is not represented by the slider and may be limited to qualifying incomes above £100,000 or £150,000, depending on the lender
- Monthly commitments are subtracted on a £1-of-commitment-to-£100-of-borrowing basis (lender-conservative)
- Stress-tested payment is illustrative only and does not reflect any specific lender's stress rate
YOUR HOME MAY BE REPOSSESSED IF YOU DO NOT KEEP UP REPAYMENTS ON YOUR MORTGAGE.
Worked examples
Indicative figures based on the rates above. Your situation may differ — speak to an adviser before relying on these numbers.
Single applicant, £45,000 income
No dependants, no monthly commitments. Standard 4.5× multiple.
Indicative borrowing: £180,000 (at 4×) to £202,500 (at 4.5×). Add your deposit to estimate the property price.
Couple, £80,000 joint income
Two PAYE incomes, clean credit, no outstanding car finance or loans.
Indicative borrowing: £320,000 (at 4×) to £360,000 (at 4.5×).
Self-employed, £60,000 income with £200/month commitments
Two years of accounts, modest car finance reducing the headline figure (£200/mo × 100 = £20,000 deducted).
Indicative borrowing: £220,000 (at 4×) to £250,000 (at 4.5×) after commitments are deducted.
High-earning couple, £120,000 joint with £400/month debts
Some lenders may offer an enhanced 6× multiple in qualifying cases. £400/mo × 100 = £40,000 deducted.
Indicative borrowing: £440,000 at 4×; up to £680,000 at an enhanced 6× multiple after commitments are deducted.
Common questions
Why do different lenders offer different amounts?+
Each lender has its own affordability model, income multiple cap, and treatment of your specific income type and outgoings. Two lenders looking at the same applicant can differ by £100,000 or more in what they'll lend.
Can I borrow 5× or more of my income?+
Potentially. Some high-street lenders may offer up to 6× income, particularly for eligible first-time buyers. In limited cases, 6.5× may be available, generally where income exceeds £100,000, with one lender using a threshold above £150,000. All enhanced multiples remain subject to affordability, loan-to-value, credit profile and lender criteria.
Does this include the deposit?+
No — the figure shown is what a lender might lend you. Add your deposit to estimate the maximum property price you could afford.
Will an Agreement in Principle hurt my credit score?+
A genuine AiP from us uses a soft search, which doesn't affect your file. Only a full application triggers a hard footprint — and by then we'll have chosen the lender most likely to say yes.
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Open calculator →YOUR HOME MAY BE REPOSSESSED IF YOU DO NOT KEEP UP REPAYMENTS ON YOUR MORTGAGE.
Want this applied to your situation?
Speak with one of our FCA-regulated advisers. No obligation.
YOUR HOME MAY BE REPOSSESSED IF YOU DO NOT KEEP UP REPAYMENTS ON YOUR MORTGAGE.