How much can I borrow for a mortgage in the UK?

Most UK mortgage lenders will lend between 4 and 4.5 times your annual gross income. Some lenders offer up to 5× for higher earners or those with larger deposits, and specialist lenders may go to 5.5× in exceptional cases. Your actual offer also depends on credit score, existing debts, and affordability stress testing.

What is the mortgage affordability stress test?

Lenders stress test whether you could afford repayments if interest rates were significantly higher — typically your product rate plus 2–3%. Most lenders test at around 7.5–8%. If repayments at the stressed rate exceed around 45–50% of your net monthly income, lenders may reduce the loan offer.

What is a good Loan-to-Value (LTV) for a mortgage?

The key LTV thresholds are 95% (5% deposit, minimum for most lenders), 90%, 75% (25% deposit, access to competitive rates), and 60% (40% deposit, lowest available rates). Each threshold typically unlocks meaningfully better interest rates.

Property

Mortgage Affordability Calculator UK 2026 – Borrowing, Repayments & Stress Test

Calculate how much you can borrow for a UK mortgage, your monthly repayments, how much of your income that represents, and whether you'd pass a lender's stress test. Covers repayment and interest-only mortgages, shared ownership, and debt deduction.

Updated April 2026 · Based on current lender criteria

✅ Rates verified April 2026 · Sourced from HMRC, DWP & UK legislation · About our verification process

How Much Can You Borrow?

UK mortgage lenders primarily use income multiples to set a maximum loan size. Most mainstream lenders cap borrowing at 4–4.5 times annual gross income. A growing number offer up to 5× for higher earners (typically £75k+) or those with large deposits. A handful of specialist lenders will go to 5.5× in exceptional circumstances. Your actual offer will also depend on your credit score, existing debt commitments, and the results of an affordability stress test.

Loan-to-Value (LTV) and How It Affects Rates

Your Loan-to-Value ratio is the mortgage amount as a percentage of the property value. A lower LTV means less risk for the lender and unlocks better mortgage rates. The key LTV thresholds to be aware of are:

95%

5% deposit

Minimum for most lenders. Highest rates.

90%

10% deposit

Better product choice. Rates improve noticeably.

75%

25% deposit

Access to competitive rates from most lenders.

60%

40% deposit

Lowest available rates. Best product range.

The Affordability Stress Test

Following the FCA's Mortgage Market Review, lenders conduct an affordability stress test to check whether you could still afford repayments if interest rates were significantly higher. While the Bank of England removed its blanket 3% stress test recommendation in August 2022, most lenders still apply their own internal stress tests — typically assessing affordability at the product rate plus 2–3%.

If your monthly repayments at the stressed rate would exceed roughly 45–50% of your net income, lenders may reduce the amount they offer or decline altogether.

Debt-to-income ratio: As well as the income multiple, lenders look at your existing committed outgoings — credit cards, car finance, personal loans, student loans, and other regular payments. These are deducted from your disposable income before the affordability calculation, which can significantly reduce your maximum borrowing.

Repayment vs Interest-Only

A repayment mortgage pays off both the interest and a portion of the capital each month, so the balance falls to zero by the end of the term. An interest-only mortgage only pays the interest each month — the capital balance stays the same and must be repaid in full at the end of the term via a separate repayment vehicle. Monthly repayments are significantly lower on interest-only, but most residential lenders require a credible repayment strategy and a larger deposit (typically 25%+).

Shared Ownership

Shared ownership allows you to buy a share of a property (between 10% and 75%) and pay rent on the remaining share. You only need a mortgage for the share you are buying, making the deposit and mortgage significantly smaller. The calculator shows your mortgage on the purchased share, plus an estimate of the monthly rent on the unowned share (typically 2.75% of the unsold share per year).

Getting a Decision in Principle (DIP): Before making an offer on a property, get a DIP (also called an Agreement in Principle) from a lender or broker. It gives a conditional borrowing figure based on a soft credit check and makes you a more credible buyer. It is not a guarantee, but it is an important step in the process.