Find out how much you can borrow — based on your income and outgoings
The Mortgage Affordability Calculator estimates how much you can borrow for a home purchase based on your income and the size of your deposit. Enter your annual gross income (and a partner's income if buying jointly), your saved deposit, the mortgage term in years, and the interest rate you expect to pay. The calculator applies standard affordability multiples used by UK lenders — typically 4 to 4.5 times single income or combined income — to give you an indicative maximum loan amount. It then adds your deposit to show the total property price you could potentially afford.
UK mortgage lenders assess affordability in two ways: income multiples and a full affordability assessment. The income multiple approach, which this calculator uses, is a quick rule-of-thumb — most high-street lenders will lend up to 4.5 times your annual gross income, and some specialist lenders go up to 5 or 5.5 times for high earners or professionals. The full affordability assessment goes further, looking at your monthly outgoings, existing debts, credit commitments, number of dependants, and stress-testing your ability to repay if interest rates rise by two or three percentage points. This calculator gives you a realistic starting range so you can begin your property search with realistic expectations before speaking to a mortgage broker.
Your deposit has a direct impact on both how much you can borrow and the interest rate you are offered. A larger deposit means a lower loan-to-value (LTV) ratio, which typically unlocks lower interest rates because the lender takes on less risk. For example, a 10% deposit puts you at a 90% LTV and usually means paying a higher rate, while a 25% deposit at 75% LTV generally attracts the most competitive rates on the market. If you are close to a lower LTV threshold — say, 82% — it may be worth saving a little more to cross the 80% LTV boundary and access better deals.
Most UK lenders will lend between 4 and 4.5 times your gross annual income, either single or joint. Some professional mortgages and specialist lenders offer up to 5 or 5.5 times for high-income borrowers with low outgoings and strong credit scores. The Bank of England requires that no more than 15% of a lender's new mortgages exceed 4.5× income, so most people will find 4.5× to be the practical ceiling.
Your deposit affects the interest rate rather than the maximum loan amount directly. A larger deposit reduces your LTV ratio, which usually means lower interest rates and lower monthly repayments. The minimum deposit required in the UK is typically 5% of the purchase price (95% LTV), though getting below 85% LTV generally opens up significantly better rates.
Most lenders require a minimum deposit of 5% (giving a 95% LTV mortgage). Some government schemes like the Mortgage Guarantee Scheme have supported 95% LTV mortgages in the past. A 10% deposit (90% LTV) broadens your choice of lenders, and 25% (75% LTV) typically unlocks the most competitive rates.
This calculator focuses on residential mortgages. Buy-to-let affordability is assessed differently — lenders primarily look at whether the rental income covers at least 125–145% of the mortgage interest payments, with personal income as a secondary consideration. For buy-to-let, use a dedicated rental yield or buy-to-let calculator.
Yes — a whole-of-market mortgage broker can access deals not available directly to borrowers and will run a full affordability assessment based on your actual circumstances. This calculator is a useful first estimate, but a broker will give you a precise, lender-specific figure and help you find the best rate for your situation.
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The estimate combines the entered income, deposit, interest rate and term. Lender affordability tests, taxes, insurance, debts and local rules can change the amount available. Results are planning estimates only.
Primary source: Consumer Financial Protection Bureau home-buying resources
Source and methodology checked 8 September 2026.
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