As a rough guide, you can borrow around 4.5 times your gross annual income — so about £157,500 on a £35,000 salary, or £270,000 for a couple earning £60,000 between them. But that's only the first of two numbers a lender works out: your real offer is whichever is lower of the income multiple and an affordability stress test of what you can genuinely afford after your outgoings. For a lot of people, the stress test — and especially existing debt — sets the real limit below the headline multiple.
For an instant estimate on your own figures, use the affordability calculator; speak to an FCA-regulated broker before relying on any number, because this is for planning, not a quote.
At a glance
Multiply your gross income by 4.5 for a typical borrowing ceiling. Two incomes almost always beat one. Existing debt is the biggest thing that lowers your figure — roughly £500/month of commitments can cut your maximum by £100,000+. The tables and chart below show the numbers by income.
Contents
The two numbers that decide it
Lenders cap your loan two ways at once. The income multiple is the blunt ceiling: most lending sits at 4 to 4.5 times your gross annual income. The affordability stress test is the fine-grained one: it takes your actual income, subtracts your real commitments and standardised living costs, and checks you could still pay if interest rates rose. You're offered the lower of the two. Someone with a clean budget and no debts is usually limited by the multiple; someone with car finance, credit cards or childcare is often limited by affordability well before they hit the multiple.
Income multiples in 2026
Across the UK market in 2026, the vast majority of lending falls between 4 and 4.5 times gross income. A minority of lenders stretch to 5 or even 5.5 times for higher earners or certain professions — but that's the exception, usually needing a single income above roughly £50,000 or a joint income around £75,000–£80,000.
There has been some loosening. Through 2025 the Bank of England's Financial Policy Committee relaxed the rule limiting how much of a lender's book could go above 4.5 times income, and into 2026 the regulator has consulted on going further. Several high-street names nudged their maximum multiples up as a result, with first-time buyers the main beneficiaries. But "some lenders will go higher" is not "you'll be offered higher" — most applicants still land in the 4–4.5x band, and the higher multiples come with stricter conditions.
Borrowing by salary
Indicative borrowing for a single applicant with a clean credit profile and no significant debts — in other words, roughly what mortgage you can get on each salary. The 4.5× column is the realistic anchor; the 5.5× column is what selected lenders or first-time-buyer products may offer the right profile. All figures remain subject to the affordability stress test.
| Gross annual income | 4× (cautious) | 4.5× (typical) | 5.5× (max, selected) |
|---|---|---|---|
| £22,000 | £88,000 | £99,000 | £121,000 |
| £25,000 | £100,000 | £112,500 | £137,500 |
| £30,000 | £120,000 | £135,000 | £165,000 |
| £35,000 | £140,000 | £157,500 | £192,500 |
| £40,000 | £160,000 | £180,000 | £220,000 |
| £45,000 | £180,000 | £202,500 | £247,500 |
| £50,000 | £200,000 | £225,000 | £275,000 |
| £60,000 | £240,000 | £270,000 | £330,000 |
| £70,000 | £280,000 | £315,000 | £385,000 |
| £80,000 | £320,000 | £360,000 | £440,000 |
| £100,000 | £400,000 | £450,000 | £550,000 |
Remember this is the loan, not the property price — add your deposit on top (see below).
Joint applications
Two incomes combined almost always beat one larger income, and dramatically beat a single modest one. Most lenders apply the multiple to your combined income:
| Two incomes | Combined | Typical borrowing (4.5×) |
|---|---|---|
| £25,000 + £25,000 | £50,000 | £225,000 |
| £35,000 + £25,000 | £60,000 | £270,000 |
| £35,000 + £35,000 | £70,000 | £315,000 |
| £50,000 + £40,000 | £90,000 | £405,000 |
Be aware the affordability test also combines your outgoings — both sets of debts and any dependants count — so a joint application isn't pure upside, but for most couples it's the single biggest lever on the budget. A Joint Borrower Sole Proprietor (JBSP) arrangement, where a family member's income is added without them owning the property, can help a solo first-time buyer reach further; see the guide's section on first-time buyer help.
The stress test — and how debt hits your figure
Every lender runs an affordability assessment on top of the multiple. They take your income, subtract existing commitments — car finance, credit cards, personal loans, student loan, childcare — apply standardised living costs for your household, and confirm you could still cover the mortgage if rates rose. This routinely produces a figure below the headline multiple.
The effect of debt is larger than people expect. Take a £40,000 earner who could borrow around £180,000 with no commitments:
Around £500 a month of existing commitments can cut a maximum mortgage by £100,000 or more — because the lender treats that £500 as permanently unavailable for mortgage payments and scales it up across the term. That's why clearing a car loan or credit-card balance before you apply often does more for your budget than saving another few thousand in deposit.
How lenders count your income
Not all income is treated equally. Basic salary counts in full; variable and non-standard income is discounted, and the treatment varies by lender — which is exactly where a broker earns their keep.
| Income type | Typically counted |
|---|---|
| Basic salary | 100% |
| Guaranteed / contractual bonus | Often 100% |
| Regular overtime & commission | Often 50–100% (lender-dependent) |
| Discretionary bonus | 0–50% (lender-dependent) |
| Self-employed profit | Usually an average of 2 years (see guide) |
| Some benefits / other income | Partly, lender-dependent |
A short or irregular income history, or recent adverse credit, can narrow your options and tighten multiples too (see mortgages with bad credit).
How to increase what you can borrow
- Clear existing debt first. The highest-impact move for most people, for the reasons above.
- Apply jointly where it makes sense, or explore JBSP.
- Use a broker to find higher-multiple lenders. The lenders willing to go above 4.5x aren't always the obvious names, and the criteria differ by profession and income level. A whole-of-market broker knows which lender fits your profile — and can often find a meaningfully larger offer than a single high-street bank would give you.
- Evidence all your income. Make sure regular bonus, commission or overtime is documented; some lenders count more of it than others.
- Tidy your credit file before applying — on the electoral roll, low card balances, no recent hard searches.
Don't forget the deposit
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Getting an accurate figure
The numbers above are a guide, not a promise — your real offer depends on the lender, your full financial picture, and the stress test. Three steps get you to a reliable figure: run your own numbers through the affordability calculator for a quick estimate; get a Decision (or Agreement) in Principle from a lender, which gives a more concrete figure based on a soft check; and speak to a broker, who can tell you which lenders will be most generous with your specific income type and circumstances. Together those move you from a rough multiple to a number you can actually offer on. Once you know your figure, the full cost of buying guide covers everything beyond the loan, and you can see what your budget buys on a real scheme like Snow Hill Wharf or across our location guides.
The short version: your salary sets a ceiling of roughly 4–4.5 times income, but the affordability stress test — and especially your existing debt — often sets your real limit lower. Clear debt, consider a joint or JBSP application, and use a broker to reach the lenders that lend most to someone in your position.
Frequently asked questions
What mortgage can I get on a £22,000 salary?
Around £99,000 as a single applicant at 4.5× (about £88,000 at a cautious 4×), before the stress test. On a modest single income, affordability and any existing debt often set the real limit — applying jointly or clearing commitments usually helps more than anything else. Add your deposit on top to reach the property price.
How much can I borrow on a £30,000 salary?
Around £135,000 as a single applicant at 4.5×, before the stress test. A few lenders reach 5–5.5× (up to ~£165,000) for the right profile. Jointly it's much higher — two £30,000 earners can typically borrow around £270,000.
Can I borrow 5 times my salary?
Sometimes. Most lending is 4–4.5×, but a minority of lenders and first-time-buyer products offer 5–5.5× (occasionally more) for higher earners or certain professions. It's the exception, comes with stricter conditions, and is still capped by the affordability test.
How much can two people borrow together?
Lenders apply the multiple to combined income, so two people on £30,000 each (£60,000) can typically borrow around £270,000 at 4.5× — far more than one person on £45,000. Both sets of outgoings are counted in the affordability test.
Do debts affect how much I can borrow?
Yes, significantly. Roughly £500/month of commitments can cut your maximum by £100,000 or more, because the lender treats it as permanently unavailable and scales it across the term. Clearing debt before applying often beats saving extra deposit.
Does a borrowing calculator show what I'll actually be offered?
It's a reliable guide, not a promise. For a concrete figure, get a Decision in Principle (a soft check) and speak to a whole-of-market broker who knows which lenders are most generous with your income type. Start with our affordability calculator.
Last reviewed: July 2026
Next review due: October 2026