What house can I afford on a £35,000 salary? What you could borrow, what it costs each month, and where it buys a home.

You could borrow£158k£140k–£193k depending on the lender

Home price, 10% deposit£175k£18k deposit

Monthly payment£8815.37% 2-year fix, 30 years

3-bed houses in reach8%of districts in England & Wales

On a £35,000 salary most lenders would lend around £157,500, four and a half times your income. A cautious lender, or one weighing up children and car finance, might stop nearer £140,000; a few go to £192,500 for higher earners.

With a 10% deposit of £17,500 that buys a home for about £175,000, at about £881 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 £1,087. As a first-time buyer in England you would pay no stamp duty at this price.

That price buys a typical 3-bedroom house in 187 of 2,219 postcode districts, from 46% of districts in North East to 0% in South West.

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What £35,000 buys with different deposits

Deposit	Home price	Deposit	Rate	Monthly	Stamp duty, first home	Cash needed
5%	£166,000	£8,500	5.7%	£914	£0	£12,999
10%	£175,000	£17,500	5.37%	£881	£0	£21,999
15%	£185,000	£27,500	5.26%	£871	£0	£31,999
25%	£210,000	£52,500	5.13%	£858	£0	£56,999

Mortgage of £157,500 (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 £175k buys a 3-bedroom house

Hulltypical 3-bed £172k Middlesbroughtypical 3-bed £157k Blackpooltypical 3-bed £149k Sunderlandtypical 3-bed £175k Stockton-On-Teestypical 3-bed £169k Grimsbytypical 3-bed £152k Blackburntypical 3-bed £160k Durhamtypical 3-bed £168k Burnleytypical 3-bed £157k Scunthorpetypical 3-bed £162k Hartlepooltypical 3-bed £145k Llanellitypical 3-bed £160k

Just out of reach: Stoke-On-Trent (£195k), Doncaster (£178k), Bradford (£181k), Wigan (£197k).

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By region

North East

46%

Yorkshire and the Humber

22%

North West

18%

Wales

16%

West Midlands

East Midlands

East of England

London

South East

South West

Share of postcode districts where a typical 3-bedroom house sold for £175,000 or less over the last five years, in today's money.

Questions

How much can I borrow on a £35,000 salary?

Most lenders lend about 4.5 times income, so around £157,500 on £35,000. Cautious lenders, or households with children or other loans, are nearer 4 times (£140,000); some lend up to 5.5 times (£192,500) to higher earners.

Can I get a £180,000 mortgage on £35,000?

Possibly: it is 5.1 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 £35,000?

With a 10% deposit, about £175,000: a £17,500 deposit plus a £157,500 mortgage. With 5% down it is about £166,000.

What would the monthly payments be?

About £881 a month on a £157,500 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 £1,087.

Where can I buy a house on £35,000?

A typical 3-bedroom house sells within £175,000 in 187 of 2219 postcode districts in England and Wales (8%), most of all in North East (46% of districts), including Hull, Middlesbrough, Blackpool, Sunderland.

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.