How much can I borrow for a mortgage?
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Quick answer: Most UK lenders offer around 4 to 4.5 times your annual income, so someone earning 40,000 pounds might borrow roughly 160,000 to 180,000 pounds. The exact figure depends on your deposit, outgoings, credit record and an affordability stress test.
How much you can borrow is driven by two things: an income multiple (a rough cap based on your salary) and an affordability assessment (a detailed look at what you can actually afford after your outgoings). This guide explains how lenders combine the two, what reduces your limit, and how to strengthen your application.
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Read the full mortgages & first homes guide →Primary source: www.gov.uk/buying-a-home/preparing-to-buy
How lenders work out the maximum
The starting point is an income multiple: many lenders cap lending at around 4 to 4.5 times your gross annual income. On a 40,000 pound salary that is roughly 160,000 to 180,000 pounds before other factors are applied.
Lenders then run an affordability assessment, looking at your committed spending and stress-testing the payments against higher interest rates. The lower of the two results is usually what you can borrow.
What reduces what you can borrow
Existing debts (loans, credit cards, car finance), childcare costs and the number of financial dependants all reduce the figure, because they cut the income available for a mortgage.
A poor credit record can limit both how much you can borrow and which lenders will consider you. Checking your credit file and reducing outstanding balances before applying can help.
How to borrow more or strengthen your case
A larger deposit lowers your loan-to-value, which can unlock better rates and occasionally more generous lending. Paying down other debts before applying frees up affordability.
Some lenders use higher income multiples for professionals or for specific schemes. A whole-of-market mortgage broker can identify lenders whose criteria best fit your situation.
Common questions
Can I borrow 5 times my salary?
Some lenders offer 5 to 5.5 times income for higher earners, certain professions or specific schemes, but the typical maximum is around 4 to 4.5 times, subject to affordability.
Does a bigger deposit mean I can borrow more?
Not directly, but a bigger deposit lowers your loan-to-value, which can give access to better rates and a wider choice of lenders, and reduces the loan you need.
Do lenders count overtime and bonuses?
Many do, but often only a percentage and usually if it is regular and evidenced on payslips. Policies vary widely between lenders.