Lenders work out a director's income three different ways — and on the same accounts the gap can be huge. Enter your figures once and compare.
The whole company's net profit before Corporation Tax (off your accounts). We work out the after-tax figure for you, including marginal relief. Lenders differ on whether they use the before- or after-tax figure — that's the whole point of this calculator.
Most lenders average your last two years — that's the standard position. Some will use your latest year alone if your figures are rising, which can lend you more. Switch to "Latest year" to see that.
The high-street default. Counts only your salary plus the dividends you actually drew — profit left in the company is invisible to these lenders.
Uses your share of company profit after Corporation Tax — including profit you left in the business — so it usually beats salary + dividends. A meaningful group of lenders use this, including one of the big high-street banks.
The most generous route. A few specialist lenders use your profit before Corporation Tax on your latest year only — the biggest figure. Multiples are around 5×, but it's a non-standard product so the rate is higher: a trade-off between maximum borrowing and the rate you pay.
Salary + dividends only counts what you've personally drawn. Leave profit in the company to save tax and these lenders can't see it.
Salary + net profit looks at your share of company profit after Corporation Tax — even profit you left in the business. Usually a bigger figure.
The specialist route uses profit before Corporation Tax on your latest year — the largest figure. More borrowing, but a higher rate.
Payam Azadi explains why the way a lender reads your company accounts changes how much you can borrow — and when the specialist "net profit before tax" route is worth paying a higher rate for.
Find the lender that assesses you on net profit.
Which lenders use net profit — and which specialists use your latest year? That's what a broker is for. We place company-director mortgages every week.
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 company director's income varies widely, and real affordability also depends on your credit history, monthly commitments, deposit, the property, trading history and each lender's stress tests. The income multiples shown (4.5×–5.5×) and the specialist "net profit before tax" route are not available to everyone and depend on your full profile; the specialist route typically carries a higher interest rate. Corporation Tax is estimated using 2025/26 rates including marginal relief and assumes a single standalone company — your actual tax will depend on your circumstances. Dividends are treated as money you have already drawn (not scaled by shareholding); net profit is scaled by your shareholding.
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.
Tax figures reflect the 2025/26 tax year (Corporation Tax and dividend tax are UK-wide; income tax bands differ in Scotland). Lender criteria change frequently.
"How to use this calculator" — short video coming soon.