HeyKettle

What house can I afford on a £100,000 salary? What you could borrow, what it costs each month, and where it buys a home.

You could borrow£450k£400k–£550k depending on the lender
Home price, 10% deposit£500k£50k deposit
Monthly payment£2,5185.37% 2-year fix, 30 years
3-bed houses in reach84%of districts in England & Wales

On a £100,000 salary most lenders would lend around £450,000, four and a half times your income. A cautious lender, or one weighing up children and car finance, might stop nearer £400,000; a few go to £550,000 for higher earners.

With a 10% deposit of £50,000 that buys a home for about £500,000, at about £2,518 a month at today's average 2-year fixed rate of 5.37%. If rates were two points higher when you remortgage, it would be about £3,107. As a first-time buyer in England the stamp duty would be £10,000.

That price buys a typical 3-bedroom house in 1,871 of 2,219 postcode districts, from 100% of districts in East Midlands to 14% in London.

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What £100,000 buys with different deposits

DepositHome priceDepositRateMonthlyStamp duty, first homeCash needed
5%£474,000£24,0005.7%£2,612£8,700£37,199
10%£500,000£50,0005.37%£2,518£10,000£64,499
15%£529,000£79,0005.26%£2,488£16,450£99,949
25%£600,000£150,0005.13%£2,452£20,000£174,499

Mortgage of £450,000 (4.5 × income) over 30 years at the Bank of England's average 2-year fixed rate for that loan-to-value (Sep 2026). Stamp duty for a first-time buyer in England (April 2025 (England) and October 2022 (Wales)); cash needed adds the deposit, stamp duty and typical fees (solicitor, survey, mortgage fee, removals).

Where £500k buys a 3-bedroom house

Bristoltypical 3-bed £386kManchestertypical 3-bed £280kBirminghamtypical 3-bed £256kNottinghamtypical 3-bed £247kLeedstypical 3-bed £277kLiverpooltypical 3-bed £226kSheffieldtypical 3-bed £244kLeicestertypical 3-bed £274kSouthamptontypical 3-bed £333kNorwichtypical 3-bed £297kStoke-On-Trenttypical 3-bed £195kNewcastle Upon Tynetypical 3-bed £233k

Just out of reach: Brighton (£508k), Woking (£519k), Guildford (£566k), Watford (£526k).

See every area that fits ›

By region

East Midlands
100%
Wales
100%
Yorkshire and the Humber
100%
North East
99%
North West
99%
West Midlands
99%
South West
94%
East of England
81%
South East
74%
London
14%

Share of postcode districts where a typical 3-bedroom house sold for £500,000 or less over the last five years, in today's money.

Questions

How much can I borrow on a £100,000 salary?

Most lenders lend about 4.5 times income, so around £450,000 on £100,000. Cautious lenders, or households with children or other loans, are nearer 4 times (£400,000); some lend up to 5.5 times (£550,000) to higher earners.

Can I get a £500,000 mortgage on £100,000?

Possibly: it is 5.0 times income, which some lenders offer, mostly to higher earners and some professions, if your outgoings are low.

What house price can I afford on £100,000?

With a 10% deposit, about £500,000: a £50,000 deposit plus a £450,000 mortgage. With 5% down it is about £474,000.

What would the monthly payments be?

About £2,518 a month on a £450,000 mortgage over 30 years at 5.37%, the Bank of England's average 2-year fixed rate at 90% loan-to-value (Sep 2026). If rates rose 2 points it would be about £3,107.

Where can I buy a house on £100,000?

A typical 3-bedroom house sells within £500,000 in 1871 of 2219 postcode districts in England and Wales (84%), most of all in East Midlands (100% of districts), including Bristol, Manchester, Birmingham, Nottingham.

A guide, not mortgage advice: lenders decide on your full circumstances, credit history and outgoings. Rates: Bank of England quoted household interest rates (Sep 2026). Prices: HM Land Registry sales in the last five years matched to the EPC register, in today's money.