How Much Can I Borrow on a £25,000 Salary?
On a £25,000 salary, UK lenders typically offer between £104,765 and £150,000 — a gap of £45,235. For many first-time buyers, £25k is the salary where a mortgage starts to feel genuinely achievable, particularly outside London and the South East.
What Real Lenders Offer on a £25,000 Salary
We checked each lender's affordability calculator for a single employed applicant on a 25-year repayment term with no additional debts. Here are the top 15 recognisable lenders, sorted from highest to lowest.
| Lender | Max Borrowing |
|---|---|
| Darlington BS | £150,000 |
| Accord Mortgages | £137,500 |
| Bath BS | £125,000 |
| Coventry BS | £112,300 |
| Aldermore | £112,250 |
| Cumberland BS | £112,250 |
| TSB | £112,250 |
| HSBC | £112,250 |
| Barclays | £112,250 |
| Leeds BS | £112,250 |
| Virgin Money | £111,750 |
| Santander | £111,250 |
| NatWest | £111,200 |
| Nationwide | £106,700 |
| Halifax | £104,765 |
Based on each lender's affordability calculator, April 2026. Single employed applicant, 25-year repayment term, no additional debts. Figures are for illustration only — your actual offer depends on your full circumstances.
What If You Have Overtime or Bonuses?
If you earn overtime on top of your £25k base, some lenders will factor in 50% to 100% of that extra income. Bonuses are typically accepted at 25% to 60%. An extra £3,000 in regular overtime could add £12,000 to £17,000 to your borrowing capacity with the right lender. This can make the difference between affording a two-bedroom flat and a small terraced house.
What Could You Buy?
A larger deposit can unlock higher income multiples at some lenders. At 25% deposit, several lenders in the table above would offer even more. Use our calculator to check your exact figure with your specific deposit.
If saving a deposit is the main obstacle, look into the Lifetime ISA (25% government bonus on savings up to £4,000 per year) and shared ownership schemes. These are designed for buyers in exactly this salary range and can significantly reduce the upfront cost.
What Reduces Your Borrowing?
Existing financial commitments reduce what lenders will offer:
- Credit card balances — even unused credit limits can count against you with some lenders, who assume 3% of the limit as a monthly commitment.
- Car finance — a £200/month payment could reduce your maximum mortgage by £10,000 to £15,000.
- Student loans — Plan 2 repayments start above £27,295, so on a £25k salary you may not be repaying yet, which works in your favour.
Buying with a Partner
Two people on £25k each gives a joint income of £50,000, which could unlock borrowing of £200,000 to £300,000. That opens up a much wider range of properties in most parts of the UK. Even if your partner earns less, a second income always helps.
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