One of the first questions most people ask when thinking about buying a home is “How much can I borrow?”

For years, a common rule of thumb was somewhere around four to four and a half times your income.

In 2026, the answer can be considerably more complicated.

Depending on your income, deposit, circumstances and the lender you approach, the difference in borrowing capacity can potentially run into tens or even hundreds of thousands of pounds.

It’s Not Just Your Salary Multiplied by a Number

Mortgage lenders don’t all assess affordability in the same way.

Two lenders can look at exactly the same household and arrive at very different maximum mortgage amounts.

They may consider things such as:

• Your income
• How your income is made up
• Your deposit or equity
• Existing loans and credit commitments
• Childcare and other regular expenditure
• The mortgage term
• Your age
• The type of property
• Your credit history

This is why an online mortgage calculator can be useful as a starting point, but shouldn’t necessarily be treated as the final answer.

Could You Borrow Five or Even Six Times Your Income?

Potentially, yes.

While many mortgage applications will still fall somewhere around traditional income multiples, some lenders now offer enhanced affordability that can reach five, five and a half or, in certain circumstances, even six times income.

That doesn’t mean everyone can borrow six times their salary.

Higher income multiples will normally depend on meeting particular lender criteria and passing the lender’s affordability assessment.

However, it does mean that somebody who has been told they can borrow £300,000 shouldn’t automatically assume that £300,000 is the maximum available across the whole mortgage market.

Your Income Isn’t Always As Simple As It Looks

How you earn your money can make an enormous difference.

For someone employed on a straightforward basic salary, assessing income may be relatively simple.

However, what happens if you receive:

• Regular bonuses
• Overtime
• Commission
• Rental income
• Investment income
• Pension income
• Income from more than one job

Different lenders can treat these sources of income differently.

One lender may use all of a particular income source, while another may only use part of it or disregard it altogether.

What If You’re Self-Employed?

This is where the differences between lenders can become even greater.

A sole trader might be assessed using their latest year’s profit, an average over two years or another calculation depending on the lender and circumstances.

For a limited company director, the difference can be particularly significant.

Some lenders assess affordability using salary and dividends.

Others may be prepared to consider salary plus a share of the company’s profits, potentially including profit retained within the business.

For a profitable business owner who deliberately limits their personal drawings for tax or commercial reasons, choosing a lender that understands their circumstances can make a substantial difference to borrowing capacity.

Your Deposit Can Make a Difference Too

Borrowing capacity isn’t only about income.

The size of your deposit can influence the products and affordability calculations available.

Someone borrowing 60% of a property’s value may have different options from somebody looking to borrow 90% or 95%.

This is another reason why two people earning exactly the same amount may not be able to borrow the same mortgage.

Mortgage Term Matters

The length of the mortgage can also affect affordability.

A longer mortgage term spreads repayments over a greater number of years, which can reduce the monthly payment and, in some circumstances, increase the amount a lender is prepared to offer.

However, extending the term also means the mortgage may take longer to repay and can increase the total amount of interest paid.

The right term therefore isn’t simply the one that produces the highest borrowing figure.

How Much Can You Borrow Versus How Much Should You Borrow?

This is probably the most important distinction.

Just because a lender is prepared to offer you a particular mortgage doesn’t necessarily mean you should borrow that amount.

The mortgage still needs to be comfortably affordable, both now and in the future.

It’s worth considering what the monthly payments would look like if interest rates changed, alongside other plans such as starting a family, changing jobs, reducing working hours or simply wanting enough disposable income to enjoy life.

The aim shouldn’t necessarily be to borrow the absolute maximum.

It should be to understand what’s possible and then decide what feels comfortable for you.

Why Getting the Right Advice Can Matter

Mortgage affordability has become increasingly sophisticated.

Sometimes the difference between lenders is relatively small.

Sometimes it can completely change the type of property somebody can consider.

Understanding how different lenders assess your income and circumstances before you start looking for a property can give you a much clearer idea of your realistic budget.

It can also help avoid ruling out properties unnecessarily or agreeing a purchase only to discover later that the borrowing isn’t available.

Final Thoughts

So, how much can you really borrow in 2026?

Unfortunately, there isn’t one simple answer.

Four or four and a half times income may still be a useful starting point, but it certainly isn’t a universal maximum.

Depending on your circumstances, some lenders may consider five, five and a half or potentially even six times income, while differences in the way lenders assess income can change the answer further.

The important thing is understanding both how much you could borrow and how much you are comfortable borrowing.

Those two numbers aren’t necessarily the same.

Information correct at time of writing – August 2026.

Your home may be repossessed if you do not keep up repayments on your mortgage or any other debts secured on it.

Easy Street Financial Services Limited is authorised and regulated by the Financial Conduct Authority. FCA No. 1013595.