Before you start house-hunting, the number that decides everything is how much a lender will let you borrow. Most lenders work from a multiple of your income — usually 4 to 4.5 times — then check you can afford the repayments. This table shows, salary by salary, roughly how much you could borrow in 2025/26 and what the monthly payment looks like.
- Most lenders cap borrowing at around 4 to 4.5 times your annual income.
- A £40,000 earner can typically borrow up to about £180,000.
- Joint applicants combine incomes, so two earners borrow far more.
- The figure falls if you have debts; a bigger deposit unlocks better rates.
Mortgage borrowing by salary (2025/26)
| Annual income | At 4× income | At 4.5× income | Monthly payment* |
|---|---|---|---|
| £20,000 | £80,000 | £90,000 | £500 |
| £25,000 | £100,000 | £112,500 | £625 |
| £30,000 | £120,000 | £135,000 | £750 |
| £35,000 | £140,000 | £157,500 | £875 |
| £40,000 | £160,000 | £180,000 | £1,000 |
| £50,000 | £200,000 | £225,000 | £1,251 |
| £60,000 | £240,000 | £270,000 | £1,501 |
| £70,000 | £280,000 | £315,000 | £1,751 |
| £80,000 | £320,000 | £360,000 | £2,001 |
| £100,000 | £400,000 | £450,000 | £2,501 |
*Monthly repayment on the 4.5× amount, at 4.5% over 25 years. Try your own figures on the mortgage calculator.
Why it's a range, not a fixed number
The income multiple is only the starting point. Lenders then run an affordability assessment — checking your real outgoings against the repayment, and stress-testing it at a higher interest rate. Two people on the same salary can be offered different amounts depending on their commitments.
Debts shrink your borrowing fast A £250-a-month car finance deal can cut your maximum mortgage by several thousand pounds, because the lender projects that commitment across the affordability test. Clearing debts before you apply often increases what you can borrow by more than the debt itself. The mortgage affordability calculator factors this in.
Joint applications
Couples combine incomes, so two people each earning £35,000 could borrow toward £315,000 at 4.5× — far more than either alone. Lenders apply the same affordability and stress testing to the combined figure.
The deposit matters too
Borrowing is only part of the picture — your deposit sets the property budget and the interest rate. A bigger deposit lowers your loan-to-value, unlocking cheaper rates and sometimes more generous lending. The deposit calculator shows how long it takes to save to each tier.
Frequently asked questions
Typically around £120,000–£135,000 (4 to 4.5 times income), subject to the affordability assessment and your deposit.
Usually up to about £180,000 at 4.5 times income, though debts and outgoings can lower it.
Some lenders offer more for strong applicants or specific schemes, but 4 to 4.5 times is the common range, and affordability still applies.
Yes. Joint applicants combine incomes, so two earners can usually borrow considerably more than one.
Existing debts, childcare and high outgoings reduce affordability, and the stress test checks you could cope with higher rates.
Figures are 2025/26 estimates and illustrative — actual lending depends on each lender's criteria and a full affordability check.