CURRENT POSITION
Healthy monthly margin
Housing costs sit comfortably below half your household income. You have room for life changes and rate movement.
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Mortgage payment
£966/mo
LTV 90% · Total repayable £347,860
Repayment mortgage at 5% over 30 years.
Loan to value: You are between 85% and 90% LTV. This can still be workable, but increasing the deposit may improve product choice.
Total repayable: Over the full 30-year term, including £167,860 of interest.
Monthly bills: Council tax, utilities, service charge, and maintenance.
Total monthly cost: Mortgage payment + monthly bills.
Monthly surplus: Between 20% and 50% of income is left after housing costs. This may be workable, but the budget could feel tighter depending on other commitments.
MORTGAGE PAYMENT
Repayment mortgage at 5% over 30 years.
LOAN TO VALUE
90%
You are between 85% and 90% LTV. This can still be workable, but increasing the deposit may improve product choice.
TOTAL REPAYABLE
£347,860
Over the full 30-year term, including £167,860 of interest.
Monthly bills
£450
Council tax, utilities, service charge, and maintenance.
Total monthly cost
£1,416
Mortgage payment + monthly bills.
Monthly surplus
£1,097
Between 20% and 50% of income is left after housing costs. This may be workable, but the budget could feel tighter depending on other commitments.
YOUR NUMBERS
Mortgage type
Pay more than your monthly payment to clear the mortgage faster and pay less interest. Changes here reflect in the chart and table below.
A fixed amount added to every monthly payment.
CURRENT POSITION
Housing costs sit comfortably below half your household income. You have room for life changes and rate movement.
NEXT BEST MOVE
Open Buying costs to plan upfront costs alongside the monthly picture.
Where to go next
See how prepared you are across deposit, surplus, and the binary readiness factors.
Open readiness summaryHow to read these numbers
You are between 85% and 90% LTV. This can still be workable, but increasing the deposit may improve product choice.
Between 20% and 50% of income is left after housing costs. This may be workable, but the budget could feel tighter depending on other commitments.
Borrowing range uses gross annual income because lender affordability often starts from gross. Monthly surplus uses estimated take-home pay after Income Tax and employee National Insurance (England, Wales and Northern Ireland rates; Scotland has different income tax bands). Doesn’t account for pension contributions, student loan repayments, or salary sacrifice arrangements.
Lenders also assess income, credit history, debts, commitments, dependants and wider affordability rules. This is a planning guide, not a mortgage offer.
End-of-year balance assuming your interest rate stays the same.
| Year | Remaining debt |
|---|---|
| 0 | £180,000 |
| 1 | £177,344 |
| 2 | £174,553 |
| 3 | £171,618 |
| 4 | £168,534 |
| 5 | £165,292 |
| 6 | £161,884 |
| 7 | £158,301 |
| 8 | £154,535 |
| 9 | £150,577 |
| 10 | £146,416 |
| 11 | £142,042 |
| 12 | £137,444 |
| 13 | £132,611 |
| 14 | £127,531 |
| 15 | £122,191 |
| 16 | £116,578 |
| 17 | £110,677 |
| 18 | £104,475 |
| 19 | £97,955 |
| 20 | £91,102 |
| 21 | £83,898 |
| 22 | £76,326 |
| 23 | £68,366 |
| 24 | £59,999 |
| 25 | £51,204 |
| 26 | £41,959 |
| 27 | £32,241 |
| 28 | £22,025 |
| 29 | £11,287 |
| 30 | £0 |
| Year | Remaining debt |
|---|---|
| 0 | £180,000 |
| 1 | £177,344 |
| 2 | £174,553 |
| 3 | £171,618 |
| 4 | £168,534 |
| 5 | £165,292 |
| 6 | £161,884 |
| 7 | £158,301 |
| 8 | £154,535 |
| 9 | £150,577 |
| 10 | £146,416 |
| 11 | £142,042 |
| 12 | £137,444 |
| 13 | £132,611 |
| 14 | £127,531 |
| 15 | £122,191 |
| 16 | £116,578 |
| 17 | £110,677 |
| 18 | £104,475 |
| 19 | £97,955 |
| 20 | £91,102 |
| 21 | £83,898 |
| 22 | £76,326 |
| 23 | £68,366 |
| 24 | £59,999 |
| 25 | £51,204 |
| 26 | £41,959 |
| 27 | £32,241 |
| 28 | £22,025 |
| 29 | £11,287 |
| 30 | £0 |
Owning a home costs more than the mortgage payment alone. This calculator gives a fuller picture of monthly housing costs, but it doesn’t cover every cost of buying or living in a home.
Includes
Does not include
Four levers move your monthly mortgage payment up or down. Adjusting any one of them changes the result.
A higher rate means more interest each month. Even a 1% difference can shift the payment meaningfully on a typical first-time buyer mortgage.
A longer term spreads the loan over more months, lowering each payment but increasing total interest paid over the life of the mortgage.
A bigger deposit lowers the loan amount and the loan-to-value ratio. Lower LTV often unlocks better interest rates.
Repayment mortgages clear the loan over the term; interest-only payments are lower but don’t reduce the loan itself, so you’d still need a repayment plan at the end.
There’s no single right answer, but the percentage of your household income left over after housing is a useful guide:
These are rough guides, not financial advice. Your situation may allow a different balance.
Quick answers to the questions most first-time buyers have when estimating monthly mortgage costs.
Lenders typically offer 4–4.5× combined income, less any fixed monthly commitments. The borrowing range shown here uses both incomes if you enter them. Stress tests, deposit size, and credit history can push the actual figure up or down.
Lenders affordability-test against gross income before tax. Take-home pay still matters for monthly surplus, but the headline “how much can I borrow” figure is gross-driven.
Surplus is what’s left in your bank account after housing — so it has to be calculated from take-home (net) pay, not gross. We deduct Income Tax + National Insurance using current England/Wales/NI bands.
Loan to value (LTV) is the loan amount as a percentage of the property price. £200,000 borrowed on a £250,000 property is 80% LTV. Lower LTV usually unlocks better interest rates.
On a repayment mortgage, your monthly payment is based on the loan amount, the interest rate, and the term length. Each payment covers some interest and some of the loan itself, so the balance reduces over time. Switching to interest-only uses a simpler interest × balance calculation — typical for BTL and short-hold flips.
Use a rate close to what’s currently being offered for the loan-to-value you’re aiming at. Compare a few lender rates or speak to a mortgage broker. Trying a slightly higher rate as well shows how sensitive your figures are to rate changes.
No. This is an estimator to help you plan and compare scenarios. An actual mortgage offer comes from a lender after a full affordability check, credit check, and property valuation.
Tie this check to your full plan
The Buyer Planner connects Affordability Stress Test, Document Readiness, and Conveyancing Dashboard — turning this snapshot into a tracked plan you can return to.
Most UK lenders will lend around 4 to 4.5 times your gross annual income, and some go up to 4.75 times or more for stronger applicants. On a joint mortgage, lenders usually combine both incomes.
At 4 to 4.5 times income, a single buyer earning £40,000 could borrow £160,000 to £180,000, and a couple earning £60,000 between them £240,000 to £270,000. Add your deposit to see the price range you could look at.
Your monthly commitments, credit history and the lender’s stress test can move that figure either way. The calculator above works it out from your own numbers. For a salary-by-salary breakdown, see what salary you need to buy a house in the UK.
The most a lender will offer is a ceiling, not a target. Check the monthly payment and what’s left over each month in Monthly costs before you settle on a budget.
If you know what you could pay each month, work backwards. What that payment supports depends on the interest rate and the mortgage term: £1,000 a month over 30 years at 4.5% supports a loan of about £197,000; at 5.5%, about £176,000.
These rates are examples, not current deals. Lenders also stress test your payments at a higher rate, so what you can pay today isn’t the only check. Try your own figures in Monthly costs.
UK mortgage affordability isn’t one number — it’s the combination of three checks lenders run on you:
Online calculators that quote big numbers usually skip the stress test. This calculator factors it in, which is why our number can feel lower than the most generous quotes online but closer to what a lender will actually offer at Agreement in Principle.
The income multiple is the simplest number to grasp and the one most online tools focus on. UK lenders typically apply:
The multiple operates on gross annual income — including basic salary, regular bonuses, commissions, and stable second-income sources. Self-employed buyers usually need 2-3 years of profit history; the lender averages the most recent years.
The affordability assessment is where surprises happen. Lenders deduct the following from your take-home pay when working out how much room there is for a mortgage payment:
The fastest way to increase borrowing capacity is usually paying down credit cards and car finance before applying. Even £200/month of credit commitments translates to roughly £40,000 less borrowing capacity (under a typical affordability model). Six months of clear statements before applying matters more than most buyers realise.
A bigger deposit doesn’t directly increase how much a lender will lend — that’s tied to income. But it unlocks access to lower-LTV mortgage products, which usually carry materially lower rates. Lower rates reduce your stress-test monthly payment, which makes the affordability calculation pass for a higher purchase price.
As a rough guide:
On a £200,000 mortgage, the difference between 95% LTV and 75% LTV rates can be 0.5–1.0% — worth £60–£120/month in repayments, and £18,000–£36,000 over a 25-year mortgage.
Joint mortgages typically increase borrowing capacity by 40–80% over a single applicant on the same income, depending on how the lender treats the second income. Common approaches:
Joint mortgages also share the affordability deduction — your partner’s salary helps absorb existing credit commitments, which can lift borrowing capacity further. The downside is that both applicants’ credit profiles get checked; the weaker profile usually sets the ceiling on what products you qualify for.
Most UK lenders lend 4–4.75x your gross annual income for a first-time buyer, sometimes up to 5x or more for higher earners or specific lender criteria. On a £40,000 salary that's typically £160,000–£200,000. Joint applications usually combine both incomes (sometimes capped at the higher earner + a percentage of the second). Use this calculator to see the realistic borrowing range for your specific income and outgoings.
Most UK lenders lend around 4 to 4.5 times your gross annual income, sometimes 4.75 times or more. At 4 to 4.5 times, £30,000 supports £120,000 to £135,000 and £50,000 supports £200,000 to £225,000. Your outgoings, credit history and the lender's stress test can move it either way.
Work backwards from the payment. At 4.5% over 30 years, each £100 a month supports roughly £19,700 of borrowing, so £1,000 a month supports about £197,000. Higher rates or shorter terms support less.
Three layers: an income multiple (typically 4–4.75x annual income), an affordability assessment that subtracts your committed monthly outgoings from your take-home pay, and a stress test that re-runs the monthly payment at a rate 1–3% higher than the actual product rate. You need to clear all three layers. The income multiple sets the ceiling; the affordability assessment and stress test set the floor below it.
Credit commitments (loans, credit cards, car finance, store cards), regular monthly bills (council tax, utilities, broadband), childcare, child maintenance, and any regular household costs the lender can see on bank statements. Discretionary spending (gym, subscriptions, takeaways) generally isn't deducted but heavy or unusual spending patterns will be queried during underwriting.
Lenders re-run the affordability calculation at a higher interest rate to check you could still afford the mortgage if rates rose. Until 2022 this was usually +3% above the product rate; in 2022 the Bank of England relaxed the mandatory stress test but most lenders still apply +1–3%. The stress test is why your borrowing figure feels lower than online calculators that don't apply one.
Not directly — the borrowing figure is tied to income, not deposit. But a bigger deposit unlocks lower-LTV products with cheaper rates, which can make a higher total purchase price affordable. £200,000 mortgage at 4.5% costs £1,111/month; at 5.5% it's £1,228/month. The £117/month difference can shift what passes the affordability test materially.
Usually yes. Most UK lenders combine both incomes — sometimes adding them at full multiple, sometimes using the higher earner's full multiple plus a percentage of the second. Joint mortgages also share the affordability assessment, so both salaries reduce the deduction for committed outgoings. The result is typically 40-80% more borrowing capacity than a single applicant on the same income.
UK lenders don't publish a single DTI threshold like US lenders do — they use affordability assessments instead. As a working benchmark: total committed credit payments above 20% of gross monthly income typically reduce borrowing capacity meaningfully. Above 40% it gets hard to get a mortgage at all. The fastest way to increase borrowing capacity if you're tight is paying down existing credit, not increasing income.
Yes, but separately from affordability. Credit score affects which products you qualify for (and at what rate); affordability determines how much you can borrow. A poor credit score can shut you out of the cheapest products and push you toward specialist lenders with higher rates — which reduces the headline mortgage you can afford on the same income because the stress test bites harder.
Common rules of thumb: keep total housing costs (mortgage + council tax + utilities + insurance) under 35% of gross income, or under 40% of net income. Lender stress tests bite around these thresholds. Going higher is technically possible but leaves limited buffer for rate rises, life changes, or unexpected expenses. The Readiness Summary tab in this tool checks where your numbers sit.
It's an indicative guide, not a quote. Real lender decisions involve property valuation, full credit check, employment verification, and underwriter discretion. For first-time buyers, calculator outputs are typically within 5–10% of a real Agreement in Principle. Take the calculator figure as a planning range, then get an AIP (free, same day with most lenders) for the actual number.
This calculator is for illustrative purposes only and does not constitute financial or mortgage advice. Actual lender decisions depend on the specific product, property, credit profile and underwriting at the time of application. Speak to an FCA-authorised mortgage broker for advice on your specific case.