How much can I realistically borrow for a UK mortgage?

Income multiples of around 4 to 4.5 times gross annual income (combined income for joint applications) are common, and some lenders go higher for some borrowers. The Bank of England limits how much lending at 4.5 times income or more the market does in total. The final offer depends on your credit record, existing debt, outgoings and the lender's own affordability test.

What is the 4.5× income cap?

The Bank of England's Financial Policy Committee caps lending at a loan-to-income ratio of 4.5 or more at 15% of new mortgage lending. Following its July 2025 Financial Stability Report, individual lenders may go above 15% as long as the market as a whole stays within the 15% limit. It is a portfolio limit, not a per-borrower rule, so an individual borrower can still be offered 4.5 times income or more.

What is the Stamp Duty Land Tax (SDLT) rate in England and Northern Ireland in 2026?

Main residential rates from 1 April 2025: 0% up to £125,000, 2% on £125,001-£250,000, 5% on £250,001-£925,000, 10% on £925,001-£1.5m, 12% above £1.5m. First-time buyers pay nothing up to £300,000 and 5% on £300,001-£500,000, with no relief if the price is over £500,000. You usually pay 5% on top if you will own more than one home.

What is LBTT in Scotland in 2026?

Scotland's Land and Buildings Transaction Tax (LBTT) residential rates, in force since 1 April 2021: 0% up to £145,000, 2% on £145,001-£250,000, 5% on £250,001-£325,000, 10% on £325,001-£750,000, 12% above £750,000. First-time buyer relief raises the nil-rate threshold to £175,000, a saving of up to £600.

What is LTT in Wales in 2026?

Wales uses Land Transaction Tax (LTT). Main residential rates since 10 October 2022: 0% up to £225,000, 6% on £225,001-£400,000, 7.5% on £400,001-£750,000, 10% on £750,001-£1.5m, 12% above £1.5m. LTT has no separate first-time-buyer relief; the £225,000 nil-rate band applies to every buyer of a main residence.

Why is the stress test at +3pp?

It is a personal sanity check, not a regulatory number. The Bank of England's Financial Policy Committee withdrew its mortgage affordability-test recommendation with effect from 1 August 2022. FCA rule MCOB 11.6.18 still requires lenders to allow for likely interest-rate rises over at least five years (unless the rate is fixed for five years or more), but each lender sets its own stress rate.

What mortgage rate should I use?

Use the rate on a deal you have been quoted if you have one. The tool defaults to 4.5% as an illustration only. Bank Rate was held at 3.75% on 17 September 2026, but mortgage rates are set by lenders and vary with the fixed period, loan-to-value and your circumstances - check a broker or comparison site for live deals.

How much cash do I need upfront beyond the deposit?

Beyond the deposit you will need any property-transaction tax (SDLT, LBTT or LTT), plus legal fees, a survey, any lender arrangement fee, and moving and insurance costs. This tool shows the deposit plus property tax only; get quotes for the rest, as they vary by property and provider.

Mortgage on a £100,000 UK Salary 2026/27

How much can you borrow for a UK mortgage on a £100,000 annual salary? Most UK lenders offer 4-4.5x gross income for sole applicants, with stretch options at 5x for strong affordability. Figures below assume a 4.5% mortgage rate over a 30-year term, England SDLT, first-time buyer status. Adjust the calculator on the main mortgage page for joint applicants, different rates, or other UK nations.

Conservative 4x

£400,000

Most lenders' default

Standard 4.5x

£450,000

FPC portfolio-cap threshold

Stretch 5x

£500,000

Strong affordability / specialist

Indicative monthly payment

Borrowing the 4.5x standard amount of £450,000 over 30 years at 4.5% gives a monthly payment of approximately £2,280. That's around 27.4% of gross income on housing - within typical lender affordability tests but worth modelling against your actual take-home from the £100,000 salary calculator.

Scenarios

Sole applicant - £50k deposit

Max property price: £500,000

Loan £450,000 + deposit £50,000
Joint with equal partner - £50k deposit

Max property price: £950,000

Loan £900,000 + deposit £50,000
Sole applicant - £25k deposit

Max property price: £475,000

Loan £450,000 + deposit £25,000

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Frequently asked questions

How much can I realistically borrow for a UK mortgage?: Income multiples of around 4 to 4.5 times gross annual income (combined income for joint applications) are common, and some lenders go higher for some borrowers. The Bank of England limits how much lending at 4.5 times income or more the market does in total. The final offer depends on your credit record, existing debt, outgoings and the lender's own affordability test.
What is the 4.5× income cap?: The Bank of England's Financial Policy Committee caps lending at a loan-to-income ratio of 4.5 or more at 15% of new mortgage lending. Following its July 2025 Financial Stability Report, individual lenders may go above 15% as long as the market as a whole stays within the 15% limit. It is a portfolio limit, not a per-borrower rule, so an individual borrower can still be offered 4.5 times income or more.
What is the Stamp Duty Land Tax (SDLT) rate in England and Northern Ireland in 2026?: Main residential rates from 1 April 2025: 0% up to £125,000, 2% on £125,001-£250,000, 5% on £250,001-£925,000, 10% on £925,001-£1.5m, 12% above £1.5m. First-time buyers pay nothing up to £300,000 and 5% on £300,001-£500,000, with no relief if the price is over £500,000. You usually pay 5% on top if you will own more than one home.
What is LBTT in Scotland in 2026?: Scotland's Land and Buildings Transaction Tax (LBTT) residential rates, in force since 1 April 2021: 0% up to £145,000, 2% on £145,001-£250,000, 5% on £250,001-£325,000, 10% on £325,001-£750,000, 12% above £750,000. First-time buyer relief raises the nil-rate threshold to £175,000, a saving of up to £600.
What is LTT in Wales in 2026?: Wales uses Land Transaction Tax (LTT). Main residential rates since 10 October 2022: 0% up to £225,000, 6% on £225,001-£400,000, 7.5% on £400,001-£750,000, 10% on £750,001-£1.5m, 12% above £1.5m. LTT has no separate first-time-buyer relief; the £225,000 nil-rate band applies to every buyer of a main residence.
Why is the stress test at +3pp?: It is a personal sanity check, not a regulatory number. The Bank of England's Financial Policy Committee withdrew its mortgage affordability-test recommendation with effect from 1 August 2022. FCA rule MCOB 11.6.18 still requires lenders to allow for likely interest-rate rises over at least five years (unless the rate is fixed for five years or more), but each lender sets its own stress rate.
What mortgage rate should I use?: Use the rate on a deal you have been quoted if you have one. The tool defaults to 4.5% as an illustration only. Bank Rate was held at 3.75% on 17 September 2026, but mortgage rates are set by lenders and vary with the fixed period, loan-to-value and your circumstances - check a broker or comparison site for live deals.
How much cash do I need upfront beyond the deposit?: Beyond the deposit you will need any property-transaction tax (SDLT, LBTT or LTT), plus legal fees, a survey, any lender arrangement fee, and moving and insurance costs. This tool shows the deposit plus property tax only; get quotes for the rest, as they vary by property and provider.