Most UK lenders will lend around 4 to 4.5 times your income, and some go to 5.5 or even 6 times for higher earners and certain professions. The real limit is affordability: your income, regular commitments, deposit and the lender's stress test all decide the final figure, which is why two lenders can offer very different amounts.
- 01Start with income multiples
- 02Then comes the affordability test
- 03What it takes to buy at London prices
- 04Ways to borrow more, sensibly
01Start with income multiples
The quickest way to estimate your borrowing is to multiply your gross annual income (or your combined income if you are buying with someone) by the multiple a lender is likely to use.
| Household income | 4.5× income | 5.5× income |
|---|---|---|
| £50,000 | £225,000 | £275,000 |
| £75,000 | £337,500 | £412,500 |
| £100,000 | £450,000 | £550,000 |
| £150,000 | £675,000 | £825,000 |
| £250,000 | £1,125,000 | £1,375,000 |
Illustrative only. Higher multiples are usually reserved for higher incomes, larger deposits and certain professions.
Since the regulators relaxed the rules on high loan-to-income lending in 2025, more lenders are willing to go above 4.5 times income, but they still ration it. Which lender you choose matters as much as what you earn.
02Then comes the affordability test
A lender does not simply multiply your salary. It runs your figures through an affordability model that looks at:
- Your income: basic salary, plus some or all of bonus, commission, overtime, dividends or rental income, depending on the lender and how regular it is.
- Your outgoings: credit cards, loans, car finance, childcare, school fees, maintenance and student loan repayments all reduce what you can borrow.
- A stress test: lenders check you could still afford the payments if rates rose, so a higher rate environment can shrink borrowing even if your income has not changed.
- Your deposit: a bigger deposit usually unlocks better rates and, with some lenders, higher income multiples.
With the Bank of England base rate back up to 4% on 5 November 2026 and average fixed rates close to 6%, stress tests are tighter than they were a year ago. If you had an agreement in principle earlier in the year, it is worth checking it again.
03What it takes to buy at London prices
The average London property sold for about £554,000 in August 2026, according to the UK House Price Index. With a 10% deposit of £55,400 you would need a mortgage of around £498,600. At 4.5 times income that means a household income of roughly £111,000; at 5.5 times, roughly £91,000.
That gap is why London buyers often combine incomes, use family help with the deposit, look at lenders with professional mortgage schemes, or consider the government's new Your First Home equity loan for new builds.
04Ways to borrow more, sensibly
- Clear or reduce debts before you apply. A £400-a-month car payment can reduce borrowing by tens of thousands of pounds.
- Use all of your income. Bonuses, RSUs, overtime and second incomes are treated very differently by different lenders.
- Consider a longer term. A 35-year term lowers the monthly payment and can increase what a lender will offer, though you pay more interest overall.
- Look at professional schemes. Some lenders offer higher multiples to doctors, lawyers, accountants and other qualified professionals.
- Get an agreement in principle from the right lender before you offer, so you know your number and sellers take you seriously.
Our affordability calculator gives a borrowing range in seconds. For an exact figure, we can check your case against the criteria of more than 200 lenders.
Frequently asked questions
Can I borrow 5 times my salary?
Yes, many UK lenders will lend 5 times income or more, but usually only above a minimum income (often £50,000 to £75,000), with a reasonable deposit and a clean credit file. Some lenders go to 5.5 or 6 times for higher earners or qualified professionals.
Do lenders use gross or net income?
Income multiples are based on gross (pre-tax) income. The affordability assessment then looks at your net monthly income against your outgoings.
Does a joint mortgage let me borrow more?
Usually, because lenders combine both incomes. Each applicant's debts and credit history are taken into account too.
Is bonus income counted?
Often, but rules vary. Some lenders use 100% of a regular bonus, others 50% or an average over two years, and some ignore it entirely.