Find out what you could borrow in about two minutes. Enter your income, outgoings and deposit, and we’ll estimate your maximum mortgage and the price range it puts in reach.
Mortgage capacity calculator
How much could you borrow for a home?
Lenders work from your income and what you already owe. Enter your income to see the loan, the price and a PDF you can keep.
Mortgage capacity calculator
How much could you borrow for a home?
Lenders work from your income and what you already owe. See the loan and the price that go with them.
Might you let the property one day? Find out what it would rent for.
Or book a callA guide only. It isn't a mortgage offer or financial advice, and Cozee is a letting agent, not a mortgage broker or lender. Every lender has its own rules and also looks at your credit record, age, spending and other properties, so speak to a mortgage broker before you make an offer. The figures leave out stamp duty, legal and lender fees. Sources: Bank of England rules for buy-to-let lending (SS13/16), GOV.UK stamp duty rates.
How much you can borrow: common questions
How much can I borrow for a home to live in?
Most lenders lend up to about 4.5 times your household income before tax. Some go up to 5.5 times for higher earners, and they lend less if you have loans, credit cards or childcare to pay. They also look at your spending and your credit record.
How much deposit do I need?
For a home to live in, at least 5% of the price, and rates are lower with 10% or more. For a buy-to-let, most lenders ask for at least 25%. Stamp duty and legal fees come on top of the deposit.
A guide only. It isn't a mortgage offer or financial advice, and Cozee is a letting agent, not a mortgage broker or lender. Every lender has its own rules and also looks at your credit record, age, spending and other properties, so speak to a mortgage broker before you make an offer. The figures leave out stamp duty, legal and lender fees.
This is an estimate, not a lender decision. Lenders run their own checks, and your final figure depends on your credit file and the product you choose.
What is a mortgage capacity report?
A mortgage capacity report sets out how much you could realistically borrow, based on your income, spending, debts and credit history, checked against current lender rules. It is also called a mortgage capacity assessment or mortgage raising capacity report.
People use one for two reasons:
- Before buying, to set a realistic budget and show agents you are a serious buyer.
- During a divorce or separation, where the court needs evidence of what each person can borrow to rehouse themselves (Resolution).
How lenders work out what you can borrow
- Income multiple: most lenders cap borrowing at around 4.5 times annual income, and many lend less (MoneyHelper).
- Affordability: they subtract your commitments, such as loans, credit cards, childcare and maintenance payments, and household bills.
- Deposit: most mortgages need at least 5 to 10% of the price. A bigger deposit unlocks better rates.
- Credit file: missed payments or high card balances can reduce the amount or the choice of lenders.
- Rates: higher rates reduce what you can afford each month. See today’s rates on our mortgage rates chart.
What a mortgage capacity report includes
Below shows the standard sections that a mortgage capacity report will usually have.
| Section | What it shows |
|---|---|
| Your details | Income, employment type, age, dependants |
| Commitments | Monthly debts, maintenance and regular outgoings |
| Borrowing range | Maximum mortgage, usually from more than one lender |
| Deposit and price | The property price range your deposit and mortgage cover |
| Monthly payment | Estimated repayments at current rates and terms |
| Assumptions | Rates, term and lender criteria used, with the date |
Mortgage capacity reports in divorce
In financial remedy proceedings, the court looks at whether each person can keep the family home, buy somewhere new or rent. A mortgage capacity report gives it evidence rather than guesswork. For court use, it should be prepared by a qualified mortgage adviser, usually comparing at least three lenders, and show how maintenance paid or received affects borrowing (Resolution).
Our calculator is a useful first step to see where you stand, but it is not a substitute for an adviser’s report in court.
How much does a mortgage capacity report cost?
An estimate from our calculator is free. A formal report from a mortgage broker typically costs a few hundred pounds; one example quoted by Resolution is £295. Some brokers waive the fee if you later take out a mortgage through them.
Joint mortgage capacity
If you are buying with a partner, lenders assess both incomes and both sets of commitments. Enter your combined figures in the calculator. Note that one person’s poor credit history can limit the choice of lenders for both of you.
How to increase your mortgage capacity
There are some quick step to increase your mortgage capacity. Have look below:
- Pay down credit cards and loans before you apply.
- Check your credit file for errors and register on the electoral roll.
- Save a larger deposit to reach a lower loan-to-value band.
- Cut regular spending in the three months before applying, as lenders review bank statements.
- Consider a longer mortgage term, understanding you’ll pay more interest overall.
Next steps
Know your number? Plan the rest of the purchase with our step-by-step guide to buying a house in London, check your stamp duty, and see what’s for sale in your range.
Already own a home? Read our remortgaging guide or get a free house valuation.
Frequently asked questions
Yes, for an estimate: use the calculator above. For court or lender purposes you need a report from a qualified mortgage adviser.
A qualified mortgage adviser or broker, using current criteria from several lenders.
No, but a mortgage in principle is expected by most agents. A capacity estimate helps you set your budget before you ask for one.
An estimate like ours does not touch your credit file. A mortgage in principle may involve a soft or hard search; ask the lender which.
Last Updated on September 30, 2026