Use our mortgage affordability calculator to estimate your borrowing. Most lenders offer between 4 and 4.5 times your annual income. Some specialist lenders offer up to 5 times salary. Woodhall Mortgages is a whole-of-market broker who can identify the maximum amount available to you.
Initial discussion free. A broker fee of £299 is payable if you choose to proceed following a formal mortgage offer.
Get Your Borrowing AssessedEnter your income and deposit details below to estimate your mortgage borrowing. This is a guide only based on standard income multiples. Your actual borrowing will depend on your full financial circumstances and the lender's criteria.
Estimate your borrowing in seconds. Results are indicative only.
Enter your income and deposit above, then press Calculate to see your estimated borrowing.
This calculator provides an estimate based on standard income multiples and the repayment formula for a capital repayment mortgage. It does not account for your outgoings, credit history, existing debts or individual lender criteria. Results are not a mortgage offer or mortgage in principle. Speak to a broker for a personalised assessment. Your home may be repossessed if you do not keep up repayments on your mortgage.
Lenders use income multiples to calculate the maximum they will lend. Most high street lenders apply 4 to 4.5 times your annual income. Some specialist lenders offer higher multiples for eligible borrowers.
A small number of lenders will consider up to 5.5 times salary for borrowers in certain professions, including doctors, dentists, solicitors, accountants and engineers. These products are typically available to qualified professionals with a clean credit history, a larger deposit and a strong income trajectory. A whole-of-market broker can confirm whether you are eligible before any application is submitted.
These examples show estimated borrowing at 4.5 times salary for different income levels, with a 10% deposit. Actual figures depend on your full financial circumstances.
£30,000 salary, £15,000 deposit
£28,000 + £24,000, £20,000 deposit
£55,000 salary, £40,000 deposit
Actual borrowing depends on your income type, credit history, monthly outgoings, existing debts and the lender's individual affordability criteria. Lenders stress test your application at higher interest rates to ensure you could maintain repayments if rates rise. A broker assesses your full circumstances and identifies the maximum borrowing available from across the market.
Lenders assess far more than your salary when calculating how much they will lend. These six factors all directly affect the maximum mortgage available to you.
PAYE salary is the simplest to assess. Self-employed income, contractor day rates, commission, bonus and overtime are all treated differently by different lenders. Some lenders average income over two or three years; others use the most recent year.
Lenders calculate your disposable income after deducting existing financial commitments including loan repayments, credit card minimums, car finance, student loans and childcare costs. Higher outgoings reduce your available borrowing.
A clean credit history gives access to the widest range of lenders at the best rates. Adverse credit markers such as missed payments, defaults or CCJs may reduce the income multiple available or limit you to specialist lenders.
A larger deposit improves your loan-to-value ratio, which opens access to more lenders and lower interest rates. While deposit size does not directly change the income multiple, a lower LTV often unlocks lenders who apply higher multiples.
Most lenders set a maximum age at the end of the mortgage term, typically 70 to 75. A shorter remaining working life may limit the term available, which in turn increases the monthly repayment and can reduce affordability in the lender's calculation.
A joint mortgage combines both incomes, significantly increasing borrowing capacity. However, both applicants' credit histories, outgoings and employment status are assessed. A Joint Borrower Sole Proprietor arrangement allows a family member's income to be included without being on the property title.
A calculator gives an estimate. A whole-of-market broker gives you a real answer based on your full circumstances, across all available lenders, including those who offer 5 times salary.
Initial discussion free. A broker fee of £299 is payable if you choose to proceed following a formal mortgage offer. This fee is non-refundable once charged.
Get Your Borrowing AssessedWe assess your full income, outgoings and credit profile and identify the maximum borrowing available across the whole market, including lenders who offer up to 5 times salary, subject to individual lender criteria.
A broker fee of £299 is payable if you choose to proceed following a formal mortgage offer. This fee is non-refundable once charged. We may also receive commission from the lender. Your home may be repossessed if you do not keep up repayments on your mortgage.
Get Your Borrowing AssessedWoodhall Mortgages is authorised and regulated by the Financial Conduct Authority. Firm reference number 762513. Woodhall Mortgages is a whole-of-market mortgage broker. We consider a comprehensive range of mortgages from across the market, but not all lenders or products may be included.
A broker fee of £299 is payable if you choose to proceed following a formal mortgage offer. This fee is non-refundable once charged. We may also receive commission from the lender. Your home may be repossessed if you do not keep up repayments on your mortgage.
The mortgage affordability calculator on this page is for illustrative purposes only and does not constitute financial advice, a mortgage offer or a mortgage in principle. Results are based on standard income multiples and may not reflect the amount any specific lender would offer. Speak to a regulated mortgage broker for personalised advice.
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