How many times my salary can I borrow for a mortgage?
If you’re buying a home, one of the top questions on your mind is likely to be ‘how much can I borrow?’
Well, most lenders calculate how much they're willing to lend you by using a multiple of your income. The income multiple offered, though, depends on your overall individual circumstances - so your affordability will be looked at as a whole, rather than just your earnings.
With that in mind, let’s take a look at how much you may be able to borrow on your current income, depending on the multiple offered.
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Author - Aidan Darrall Editor - Stuart Bowman
Last reviewed on 2 September 2025
What is the borrowing multiplier for mortgages?
The borrowing multiplier, often referred to as the loan-to-income ratio (LTI) or income multiple, is the number a lender will multiply your salary by to determine your mortgage loan size.
For example, if a lender offers a multiplier of 4 and your annual income is £40,000, you might be able to borrow up to £160,000.
While the average mortgage loan multiplier is around 4 to 4.5 times your salary, some lenders have higher or lower maximum LTI. Most have a minimum income threshold for each income multiple. So a lender might offer 4.5 times income for those earning below £50,000 but increase it to 5.5 times for those earning above this amount.
However, some lenders decide the loan amount on a case-by-case basis and don’t quote any maximum LTI. This is usually more specialist and niche lenders, rather than those on the high street.
What impacts the income multiple you're offered?
Lenders don’t just multiply your income and call it job done - they’ll take your broader circumstances into account when they assess how much you can borrow. This means, for example, two separate applicants on £40k may be offered significantly different loan sizes.
Key factors that can impact the income multiple you’re offered include:
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Credit history. A strong track record of borrowing money can lead to a higher income multiple, while a history of missed payments or default can have the opposite effect.
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Deposit size. A bigger deposit means you’re borrowing a smaller percentage of the property’s value (known as the loan-to-value). A lower loan-to-value reduces the lender’s risk, which can sometimes result in a more favourable income multiple.
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Employment type. Certain professionals and those with a very high salary or substantial assets (high net worth individuals) are typically offered a higher multiple of their income. Some lenders also increase the LTI for those in key worker roles. On the flip size, some lenders may offer a lower maximum LTI to higher risk borrowers, such as those who have recently started self-employment.
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Existing financial commitments. Lenders will want to know how much of your monthly income already goes towards paying debts. Those with a higher level of debt, and therefore lower level of disposable income, may well be offered a lower LTI.
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Property location. The type of property you want to buy and its location can also be a factor. We analysed the average salary and house prices in 80 cities in the UK, which revealed the average mortgage-to-salary ratio. Bath requires the highest ratio and Middlesborough requires the least.
A lender will combine all of these factors to paint a picture of your individual financial situation, which ultimately helps them decide how much they’ll be able to offer you.
What is the mortgage multiplier for couples and joint mortgages?
If you take out a joint mortgage, lenders will assess each applicants’ finances to determine how much you can borrow. While this typically gives you the chance to secure a bigger mortgage than you could on your own, lenders often use a slightly lower income multiplier when assessing joint applications.
Each lender has their own rules, but here are the most common approaches:
Combined income multiplier. The lender combines the annual incomes of both applicants and applies a single multiplier.
Highest earner multiplier. The lender offers a multiple of the highest earner’s salary plus the lower earner’s salary.
There are also lenders willing to consider more than two applicants on a single mortgage application, but most (not all) will only use the income of the two highest earners in their calculation in this case.
How much can I borrow based on my salary?
Please note: These tables are for illustration purposes only and the actual size of loan you are offered will be based on a wide range of factors including your income, outgoings, career type and level, credit rating, property type and deposit size
How much could I borrow on £20-28k a year?
Salary | 4 Times Income | 4.5 Times Income | 5 Times Income | 6 Times Income |
£20,000 | £80,000 | £90,000 | £100,000 | £120,000 |
£22,000 | £88,000 | £99,000 | £110,000 | £132,000 |
£24,000 | £96,000 | £108,000 | £120,000 | £144,000 |
£26,000 | £104,000 | £117,000 | £130,000 | £156,000 |
£28,000 | £112,000 | £126,000 | £140,000 | £168,000 |
How much could I borrow on £30-38k a year?
Salary | 4 Times Income | 4.5 Times Income | 5 Times Income | 6 Times Income |
£30,000 | £120,000 | £135,000 | £150,000 | £180,000 |
£32,000 | £128,000 | £144,000 | £160,000 | £192,000 |
£34,000 | £136,000 | £153,000 | £170,000 | £204,000 |
£36,000 | £144,000 | £162,000 | £180,000 | £216,000 |
£38,000 | £152,000 | £171,000 | £190,000 | £228,000 |
How much could I borrow on £40-48k a year?
Salary | 4 Times Income | 4.5 Times Income | 5 Times Income | 6 Times Income |
£40,000 | £160,000 | £180,000 | £200,000 | £240,000 |
£42,000 | £168,000 | £189,000 | £210,000 | £252,000 |
£44,000 | £176,000 | £198,000 | £220,000 | £264,000 |
£46,000 | £184,000 | £207,000 | £230,000 | £276,000 |
£48,000 | £192,000 | £216,000 | £240,000 | £288,000 |
How much could I borrow on £50-58k a year?
Salary | 4 Times Income | 4.5 Times Income | 5 Times Income | 6 Times Income |
£50,000 | £200,000 | £225,000 | £250,000 | £300,000 |
£52,000 | £208,000 | £234,000 | £260,000 | £312,000 |
£54,000 | £216,000 | £243,000 | £270,000 | £324,000 |
£56,000 | £224,000 | £252,000 | £280,000 | £336,000 |
£58,000 | £232,000 | £261,000 | £290,000 | £348,000 |
How much could I borrow on £60-£100k a year?
Salary | 4 Times Income | 4.5 Times Income | 5 Times Income | 6 Times Income |
£60,000 | £240,000 | £270,000 | £300,000 | £360,000 |
£65,000 | £260,000 | £292,500 | £325,000 | £390,000 |
£70,000 | £280,000 | £315,000 | £350,000 | £420,000 |
£75,000 | £300,000 | £337,500 | £375,000 | £450,000 |
£80,000 | £320,000 | £360,000 | £400,000 | £480,000 |
£85,000 | £340,000 | £382,500 | £425,000 | £510,000 |
£90,000 | £360,000 | £405,000 | £450,000 | £540,000 |
£95,000 | £380,000 | £427,500 | £475,000 | £570,000 |
How much could I borrow on £100-£200k a year?
Salary | 4 Times Income | 4.5 Times Income | 5 Times Income | 6 Times Income |
£100,000 | £400,000 | £450,000 | £500,000 | £600,000 |
£110,000 | £440,000 | £495,000 | £550,000 | £660,000 |
£115,000 | £460,000 | £517,500 | £575,000 | £690,000 |
£120,000 | £480,000 | £540,000 | £600,000 | £720,000 |
£130,000 | £520,000 | £585,000 | £650,000 | £780,000 |
£140,000 | £560,000 | £630,000 | £700,000 | £840,000 |
£150,000 | £600,000 | £675,000 | £750,000 | £900,000 |
£200,000 | £800,000 | £900,000 | £1,000,000 | £1,200,000 |
“Multiplying your income by a certain amount gives you a very rough idea of what you could borrow - but there’s no guarantee that a lender will agree to lend you that amount. It’s well worth getting a Mortgage in Principle, which will give you a more accurate idea of how much you can borrow.”
Luke Hollingdale, Mortgage Expert
How to make the most of your income when applying for a mortgage
There is some degree of variance in the types of income each lender is willing to accept. This means that it can be helpful for applicants with a more complex income to speak to an online mortgage broker - like us! Due to advanced knowledge of lender criteria, our mortgage experts will be able to recommend the lender that is most appropriate for your income type(s).
Keep in mind that some lenders will add any overtime payments, commission and bonus income alongside salary. Some will only consider a percentage of some or all of these types of additional income, and others won’t consider them in their calculations at all.
There are also an increasing number of lenders willing to consider certain benefits alongside earned income, particularly those that are paid for a long term, such as child benefit. Finding a lender that will make the most of your diverse income is a great way to maximise your borrowing potential, so ensure you mention all of your income sources when speaking to our team.
FAQs
While some lenders do have a minimum income limit for taking out a mortgage with them, it’s fairly rare. However, the amount you need to take out a mortgage large enough to buy a home is more about whether you can afford the repayments on the loan size required, rather than your actual salary level.
So, for example, the lender’s minimum income requirement could be £20,000, but if you need to borrow £150,000 to buy a property, then it’s fairly unlikely you could afford to individually.
It's important that you are personally comfortable with the size of your mortgage payments, as well as meeting the lender's affordability requirements. Don't forget, you'll be repaying it for a long time - the average mortgage term in the UK is now around 30 years.
It’s also important to remember that taking on a home comes with a whole host of costs other than the mortgage repayments, from utility bills and insurance to maintenance and decor expenses.
While this is a personal decision, it’s best not to overstretch yourself. It’s always a good idea to have an emergency fund to account for unexpected repair costs.
It’s also important to consider that your personal circumstances could change, or that your interest rates could increase in the future. Even if you take a fixed-rate deal, rates could be higher when your deal ends and you come to remortgage.
It can also be beneficial to leave yourself the flexibility to overpay when possible, as this can reduce your overall mortgage term and the total interest you end up repaying.