Your numbers
Estimated borrowing range
Scenario breakdown
| Scenario | Multiple | Borrow | Max property | LTV | Monthly |
|---|
Affordability adjustments applied
| Item | Amount |
|---|
How the calculator works
1. The income lenders use
UK mortgage lenders rarely accept your "headline income" — they assess what's provable and sustainable. The figure varies by business structure:
- Sole trader: Net profit shown on your SA302 (Self Assessment tax calculation). Most lenders average the latest 2 years; some use the most recent year if it's higher.
- Limited company director (salary + dividends): Gross salary plus dividends actually paid out, again typically a 2-year average. This is what most high-street lenders use.
- Limited company director (salary + retained profits): A handful of specialist lenders (Halifax, Clydesdale, Saffron, Kensington and brokers like Habito have these on panel) will use your share of company net profit even if it stayed in the business. For directors who pay themselves modest salary + dividends but keep the rest in the company, this can multiply borrowing potential 2–4x.
- Contractor (day-rate basis): Contractor-friendly lenders ignore your Ltd / umbrella structure and use the day rate × 5 × 46 (or 48, lender-dependent). Often unlocks much higher borrowing than salary+dividends would suggest. See how many years of accounts for the evidence requirements.
2. The borrowing multiple
Lenders take your assessable income and apply a multiple:
- 4.0x — conservative; what cautious lenders or borderline cases get.
- 4.5x — the UK norm for most borrowers in stable income.
- 5.5x — stretch; available from select lenders for higher earners (typically £40–50k+ income), professional categories, or with specialist underwriting.
3. Affordability adjustments
Before applying the multiple, lenders deduct your annualised monthly commitments (car finance, credit-card minimums, student loan, child maintenance) from your effective income. This calculator does the same — so the borrowing figures already reflect those drains.
4. Loan-to-Value (LTV)
LTV = mortgage ÷ property value. Lower LTV = better rates. Practical thresholds:
- ≤ 60% LTV: best rates the market offers.
- ≤ 75% LTV: still very competitive.
- ≤ 90% LTV: mainstream mortgages, slightly higher rates.
- ≤ 95% LTV: available but rates are noticeably higher; specialist lender territory for some freelancer cases.
- > 95% LTV: rare and usually requires guarantor or Joint Borrower Sole Proprietor structures.
5. Monthly repayment formula
Standard capital-and-interest mortgage payment:
M = P × [r(1+r)^n] / [(1+r)^n − 1] P = loan principal r = monthly interest rate = annual rate ÷ 12 ÷ 100 n = total months = years × 12
Worked examples
Inputs: annual net profit £60,000 (SA302 average), £200/month commitments, 25-year term, 5.0% rate.
Effective income for borrowing: £60,000 − £2,400 = £57,600.
Conservative (4.0x): ≈£230,400 borrow + £40k deposit = max property ~£270k. LTV 85%. Monthly: ~£1,347.
Standard (4.5x): ≈£259,200 borrow + £40k = ~£299k property. LTV 87%. Monthly: ~£1,515.
Stretch (5.5x): ≈£316,800 borrow + £40k = ~£357k property. LTV 89%. Monthly: ~£1,851.
Inputs: £80,000 (salary £12k + dividends £68k drawn last year), £100/month commitments, 25-year term, 5.0% rate.
Effective income: £80,000 − £1,200 = £78,800.
Standard (4.5x): ~£354,600 borrow + £80k = ~£435k property. LTV 82%. Monthly: ~£2,073.
Stretch (5.5x): ~£433,400 borrow + £80k = ~£513k property. LTV 84%. Monthly: ~£2,534.
Inputs: contractor day rate basis = £500 × 5 × 46 = £115,000 assessable income. 25-year term, 5.0% rate.
Standard (4.5x): ~£517,500 borrow + £50k = ~£567k property. LTV 91%. Monthly: ~£3,025.
Stretch (5.5x): ~£632,500 borrow + £50k = ~£682k property. LTV 93%. Monthly: ~£3,697.
Contractor day-rate assessment is contractor-friendly lender territory — Halifax, Clydesdale, Coventry, Kensington and many specialists. Often gives 2–3x more borrowing than salary+dividends would on the same effective income. See the freelancer mortgage guide.
No. This is an estimating tool — it gives you a budgeting range based on standard UK lender multiples and your inputs. It is not a Decision in Principle (DIP), an Agreement in Principle (AIP), or regulated mortgage advice. For a binding indication you'd need to apply via a regulated broker or directly to a lender.
It depends on your business structure (the dropdown adjusts the help text). Sole traders: the net profit on your SA302. Ltd directors (standard): salary + dividends drawn in the year. Ltd directors (retained profits): salary + your share of net company profit (specialist lender route). Contractors on day-rate basis: day rate × 5 × 46.
Most lenders average the last 2 years. If the latest year is lower than the previous year, you'll be assessed on the lower figure — lenders rarely accept "this year was an off year" without strong evidence (sickness, parental leave, single big contract gap). If the latest year is higher, some lenders will use it; others stick with the average.
Real lender multiples vary by lender, applicant, income level, deposit and product. 4.0x represents a cautious offer (typical at high LTV or borderline credit); 4.5x is the UK norm; 5.5x is available from some lenders for higher earners or in specific professional categories. The three scenarios bracket what's realistic.
Yes. For limited company directors with retained profits, specialist lenders include Halifax (under brokers), Clydesdale, Saffron Building Society, Kensington, Aldermore, Vida Homeloans. For contractors, Halifax, Coventry, Skipton and others use day-rate assessment. Whole-of-market brokers like Habito, Mojo or L&C find these for you — see our broker comparison.
No — stamp duty is a separate cash cost on top of your deposit. As of 2026, the first-time buyer SDLT threshold is £300,000 (paying 5% on the portion £300k–£500k); the standard SDLT thresholds are £125k / £250k / £925k. Factor it into your cash needs separately. The Gov.uk SDLT calculator is the canonical source.
Within reason, yes — LTV ≤ 60% unlocks the best rates, ≤ 75% is still very competitive. Beyond that, the marginal benefit of a higher deposit drops off. If a bigger deposit means dipping into a tax pot or emergency fund, the lifestyle cost usually isn't worth the rate saving.
Stamp Duty, solicitor fees, survey costs, arrangement fees, valuation fees, mortgage broker fees (if any), insurance, ongoing service charges (for flats), and lender-specific stress-test rates. These can add £5k–£20k+ to the all-in cost of a purchase. Build them into your cash plan separately.
This is an estimating tool, not regulated mortgage advice. Lender criteria, multiples and rates change frequently — always confirm current rates and individual eligibility with a regulated mortgage broker or lender before relying on any figures shown here.