Mortgage on a £80,000 salary: how much can you borrow? (UK, 2026)
On a £80,000 salary most UK lenders will lend up to £360,000 — 4.5× income. Combined with a £40,000 deposit that's a £400,000 property budget. At this salary the income multiple binds before affordability — and 5× lenders are within reach.
Income and deposit
Loan terms
Max property budget: £0
Monthly repayment: £0
A guide, not a mortgage offer. Actual lending depends on credit history, regular outgoings, contract type and stress-tested affordability — a broker can sharpen this estimate.
What £80k actually buys
A £80,000 gross salary is roughly £58,500 net (£4,875/month) after income tax and NI in the 2026 tax year — well into the 40% income tax band on the slice above £50,270.
| Multiple | Max loan | + £30k deposit | + £40k deposit | + £80k deposit |
|---|---|---|---|---|
| 4.0× (conservative) | £320,000 | £350,000 | £360,000 | £400,000 |
| 4.5× (typical) | £360,000 | £390,000 | £400,000 | £440,000 |
| 5.0× (strong applicants) | £400,000 | £430,000 | £440,000 | £480,000 |
| 5.5× (specialist) | £440,000 | £470,000 | £480,000 | £520,000 |
Source: Mainstream UK lender LTI caps as published in 2026.
The £500,000 first-time buyer cliff
At £80k income with 5× multiple and £80k deposit, you're at £480,000 — within £20,000 of the FTB stamp-duty cliff. The arithmetic at this band is brutal:
- £495,000 FTB purchase: 5% × £195,000 = £9,750 stamp duty
- £500,000 FTB purchase: 5% × £200,000 = £10,000 stamp duty
- £505,000 FTB purchase: full main rates kick in = £15,250 stamp duty
A £5,000 increase in agreed price past £500,000 costs a first-time buyer £5,000 of additional stamp duty — for £5,000 of cash. Negotiating into the £500,000-or-below zone is one of the best uses of price discovery at this income.
Monthly payment on £80k
| Loan | Rate | 25-year monthly | 30-year monthly | % of gross |
|---|---|---|---|---|
| £270,000 | 4.5% | £1,501 | £1,368 | 23% |
| £360,000 | 4.5% | £2,001 | £1,824 | 30% |
| £400,000 | 4.5% | £2,223 | £2,027 | 33% |
| £440,000 | 4.5% | £2,446 | £2,229 | 37% |
| £360,000 | 5.5% | £2,211 | £2,044 | 33% |
| £360,000 | 6.0% | £2,319 | £2,158 | 35% |
The £360,000 line at 4.5% over 25 years sits exactly at 30% of gross — comfortable. £440,000 at 4.5% pushes 37% — workable but the lender's affordability model will scrutinise it.
Worked examples
Example 1 — First-time buyer, £80k PAYE, £40k deposit. Eligible at 4.5× → £360,000. Combined budget £400,000. With FTB relief in England: 5% × £100,000 = £5,000 stamp duty. Monthly at 4.5% / 25y: ~£2,001.
Example 2 — £80k + £20k bonus (50% counted) + £75k deposit. Calculable income £90,000. At 4.5× = £405,000 max loan, £480,000 budget. Just below the £500k FTB cliff — comfortable.
Example 3 — £80k salary, £40k deposit, family gift £40k for additional deposit. Total deposit £80,000. At 4.5× × £80,000 = £360,000 max loan. Combined £440,000 budget. The bigger deposit (~18% LTV at this purchase price) typically unlocks a meaningfully cheaper rate — perhaps 0.4–0.6 pp better than 90% LTV.
Where Offrly fits
At £400,000+ you're shopping in a band where one street's terraced homes go for £380k and the next street's for £450k — and the difference is rarely obvious from the outside. Offrly's AI reads each comparable's photos (garden, condition, layout, finish) and hyperlocal pricing resolves prices to the street rather than the postcode — in about 30 seconds. Free. No email. So you walk into negotiation with a real number, not the asking price.
Other mortgage calculators: On £30k salary · On £40k · On £50k · On £60k · On £100k · Joint income (£60k+£40k) · Self-employed · First-time buyer · Head calculator
Disclaimer: This calculator is for illustration only. Not a mortgage offer and not financial advice. Actual lending depends on your full financial profile, credit history, regular outgoings and the lender's stress-tested affordability model. For a real decision in principle, speak to a whole-of-market broker or a lender directly.
FAQ: Mortgage on a £80,000 salary: how much can you borrow? (UK, 2026)
How much mortgage can I get on a £80,000 salary?
Most UK lenders cap residential mortgages at 4.5× gross income — so £360,000 on a £80,000 salary. A larger group of lenders will lend 5× (£400,000) for borrowers with stable income and low debt, and specialist products reach 5.5× (£440,000). Professional borrowers (medics, lawyers, accountants) sometimes access 6× products. Source: Bank of England financial stability data 2026.
What property price can I afford on £80k?
Loan + deposit. With a £40,000 deposit and 4.5× multiple you reach £400,000. With an £80,000 deposit (10% on £440,000) you reach £440,000. Add stamp duty (£10,000 standard at £400k; £5,000 FTB) and ~£2,000 in fees on top — these come from cash.
What's the monthly payment on a £360,000 mortgage at £80k?
Around £2,001/month on a 25-year repayment mortgage at 4.5%. That's exactly 30% of gross monthly income (£6,667/mo), well within the 40% stress-test ceiling. Stretch to 30 years and the monthly drops to about £1,824 — but you pay £52,000+ more in interest over the life.
Should I prioritise income multiple or rate?
Rate first. A 0.5 percentage-point lower rate on £360,000 saves about £100/month and £30,000 of total interest over 25 years. Once you've shopped rate, then push for the highest multiple your affordability supports. Whole-of-market brokers see lender-specific niches that direct-to-bank applications miss.
Is £80k enough for a London first-time-buyer purchase?
Borderline solo, comfortable jointly. A £80k solo borrower at 5× plus £40k deposit reaches £440k — below the average London first-time-buyer flat sale price of about £450,000 in 2026. Joint borrowing with even a low-earning partner (say £80k + £30k = £110k) at 4.5× gives you £495,000 of borrowing — above the FTB stamp duty cliff. Stretch to a £75k deposit and you cross £500k.