This is one of the most searched mortgage questions in the UK.
The short answer is this. It is not just about your income.
Most people think lenders multiply salary, and that is the end of it. That is not how it works in real life.
Income is only the starting point
Yes, income matters. But lenders look at how reliable that income is, how it is paid, and how long it has been consistent.
Employed income is usually straightforward.
Self-employed income is assessed using accounts, tax calculations, or averages, depending on the lender.
Over time, bonus, commission, C0ntractor and locum work are all treated differently.
Two people earning the same amount can get very different mortgage offers.
Outgoings matter more than people realise
This is where most online calculators fall over.
Lenders look at regular commitments like:
-credit cards
-car finance
-loans
-childcare
-maintenance
-existing mortgages
They also factor in household costs and lifestyle assumptions. You might not list them, but lenders still allow for them.
That is why calculators say yes, but lenders later say no.
Your credit history quietly shapes the answer
You can have a good income and still hit limits.
Missed payments, defaults, high credit usage, or lots of recent applications can reduce how much a lender is willing to offer or push you to a different lender altogether.
This is not punishment. It is risk pricing.
The property itself plays a role
New build, flat, lease length, ex-local authority, or buy-to-let all change how a lender views the deal.
Some lenders are comfortable. Others are not.
This affects loan-to-value, rates, and sometimes whether the mortgage is even possible.
The real answer
How much mortgage you can get depends on
-income type
-outgoings
-credit profile
-property
-lender criteria at the time
If you want clarity, you need the numbers checked properly, not guessed.
Your home or property may be repossessed if repayments on a mortgage or loan secured on it are not made. Information correct at time of writing and subject to change.