Most calculators give you one number. Real lenders give you a range — from around 4× income at the cautious end up to 6× for the right profile. Tell us a bit about your situation and we'll show you where you sit across the market.
Rate-switch (like-for-like) remortgages often unlock enhanced affordability — lenders worry less when the loan isn't growing. Capital raising (borrowing more than you owe) is assessed more like a fresh purchase.
Use your gross annual income (before tax) from employment or your accounts. For joint applications most lenders add both incomes together, then apply an income multiple — typically 4×–4.5× as standard, stretching to 5.5×–6× for stronger profiles. That multiple is what drives the bands on the right.
Each dependant typically reduces borrowing capacity by £4–6k. Lenders assume a cost of living per child, which lowers the income they'll lend against.
A larger deposit unlocks the higher multiples. The 5×+ bands usually need 15–25% down with clean credit. Enter the cash deposit (for a purchase) or the equity in your home (for a remortgage).
Most likely you'll be offered
Full range across the market
Payam Azadi explains why lenders give you a range rather than a single number — and what pushes your borrowing from the cautious 4× end towards the 5.5×–6× bands that only stronger profiles reach.
Which lenders will offer you the top of the range?
That's the bit a calculator can't tell you. Our brokers know which lenders flex on which criteria — and how to get you assessed at the most generous multiple your profile allows.
This calculator is a guide. The figures shown are an indicative range based on the inputs you provide — they are not a quote, a mortgage offer, or financial advice. Real affordability depends on your credit history, monthly commitments (loans, credit cards, childcare), employment type (employed / self-employed / contractor), property value, deposit and each lender's stress tests. The higher multiples (5.5×–6×) are typically available only to higher-rate taxpayers, key workers, or borrowers with strong deposits and clean credit, and depend on your full profile. Lender criteria change frequently and your individual circumstances may produce different results.
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.
Income multiples and lender affordability criteria change frequently and vary by lender; the bands above are a market guide, not a list of specific lender offers.
"How to use this calculator" — short video coming soon.