How much can you borrow?
Lenders usually cap borrowing at a multiple of your income — commonly around 4.5 times, though it ranges from about 4 to 4.75 times depending on the lender and your circumstances. Existing monthly commitments such as loans, credit cards and car finance reduce how much you can borrow, and lenders also apply affordability “stress tests” to check you could cope if rates rose.
Your deposit is added to the amount you can borrow to give the maximum property price, and the size of your deposit affects the loan-to-value (LTV) and therefore the rates you'll be offered.
Worked example
Someone earning £35,000 with modest commitments could typically borrow around £145,000–£155,000 (roughly 4–4.75× income). With a £30,000 deposit that's a property price of around £175,000–£185,000.
Frequently asked questions
How much can I borrow on a £35,000 salary?
Typically around 4 to 4.75 times income — roughly £140,000 to £166,000 — before adjusting for commitments. Lenders assess each application individually.
What income multiple do mortgage lenders use?
Most lenders lend up to about 4.5 times income, with some going a little higher for higher earners or certain professions. Affordability checks can lower this.
Do debts affect how much I can borrow?
Yes. Loans, credit cards, car finance and other commitments reduce the amount a lender will offer, because they lower your disposable income.
Is this a mortgage offer?
No. It's an estimate to help you plan. A lender's decision depends on their own affordability model, a credit check and other factors — speak to a broker for a real figure.
Does a bigger deposit help?
Yes. A larger deposit lowers your loan-to-value, which usually means access to lower interest rates and a higher chance of approval.