FCA 750263 16 years specialist Rated on Google No upfront fees
For illustration purposes only — a guide, not a quote or mortgage offer.
As a mortgage is secured against your home or property, it could be repossessed if you do not keep up the mortgage repayments.
Contractors · day-rate

Contractor Mortgage Calculator

Specialist lenders annualise your day rate and lend a multiple of that — so they say yes when the high street won't even look at you.

Your contract day rate
£500 per day
Working weeks per year:

Lenders deduct 4–6 weeks for holiday and sickness when they annualise your day rate — ×48 is the common ceiling, ×46 is the cautious position.

Your IR35 status matters too. This calculator assumes you work outside IR35 on a genuine day rate. If you're inside IR35, most lenders treat you as employed and assess your income differently — speak to a broker about which figures apply to you.

£0 annualised income a lender will use — from a £500/day rate.
Annualised income lenders will use £0
Day rate × 5 working days × 48 weeks.
Ballpark mortgage range £0 – £0
Typical 4× to 5× annualised income — the exact multiple depends on your profile.
How we got there
Daily rate£0
× 5 working days£0
× 48 weeks£0

The exact multiple a lender applies depends on your contract length, time in industry, deposit and credit profile. That's the bit a broker works out for you — this calculator just shows what they'll start with.

Watch · 3 min

Contractor mortgages & IR35

Payam Azadi explains how specialist lenders annualise a contractor's day rate, why IR35 status changes everything, and how to get a yes when the high street says no.

Payam Azadi · NicheAdvice · FCA 750263 · 15k+ YouTube subscribers
Explainer video — coming soon

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Want a real number from a contractor-friendly lender?

Which lenders annualise a day rate — and at what multiple? That's what a broker is for. We place contractor mortgages every week.

For illustrative purposes only

This calculator is a guide. The figures shown are illustrative and based on the inputs you provide — they are not a quote, a mortgage offer, financial advice, or tax advice. How a lender assesses a contractor's income varies widely, and real affordability also depends on your contract length, time in industry (typically 12+ months), credit history, monthly commitments, deposit, the property and each lender's stress tests. The income multiples shown (4×–5×) and whether a lender will annualise your day rate at all are not available to everyone and depend on your full profile. This calculator assumes you work outside IR35 on a genuine day rate; inside-IR35 contractors are usually assessed as employed and may produce very different results.

Always consult a qualified tax adviser or accountantYour IR35 status — inside or outside — and how your income is taxed change which lenders and figures apply. Inside-IR35 contractors are usually assessed as employed. Confirm your position with a qualified accountant or tax adviser before acting on any figure here.
Always speak to an FCA-regulated mortgage brokerWhich lenders annualise a day rate, and at what multiple, depends on your contract length, time in industry, deposit and credit profile. A regulated broker will confirm real figures for your case.

Niche Advice Limited accepts no responsibility for any decisions made on the basis of this calculator. Niche Advice Limited is authorised and regulated by the Financial Conduct Authority (FCA Reference: 750263). Your home may be repossessed if you do not keep up repayments on your mortgage.

Lender criteria change frequently, and your individual circumstances may produce different results.