What house can I afford on a £80,000 salary? What you could borrow, what it costs each month, and where it buys a home.

You could borrow£360k£320k–£440k depending on the lender

Home price, 10% deposit£400k£40k deposit

Monthly payment£2,0155.37% 2-year fix, 30 years

3-bed houses in reach71%of districts in England & Wales

On a £80,000 salary most lenders would lend around £360,000, four and a half times your income. A cautious lender, or one weighing up children and car finance, might stop nearer £320,000; a few go to £440,000 for higher earners.

With a 10% deposit of £40,000 that buys a home for about £400,000, at about £2,015 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 £2,485. As a first-time buyer in England the stamp duty would be £5,000.

That price buys a typical 3-bedroom house in 1,585 of 2,219 postcode districts, from 99% of districts in East Midlands to 0% in London.

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What £80,000 buys with different deposits

Deposit	Home price	Deposit	Rate	Monthly	Stamp duty, first home	Cash needed
5%	£379,000	£19,000	5.7%	£2,089	£3,950	£27,449
10%	£400,000	£40,000	5.37%	£2,015	£5,000	£49,499
15%	£424,000	£64,000	5.26%	£1,990	£6,200	£74,699
25%	£480,000	£120,000	5.13%	£1,961	£9,000	£133,499

Mortgage of £360,000 (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 £400k buys a 3-bedroom house

Bristoltypical 3-bed £386k Manchestertypical 3-bed £280k Birminghamtypical 3-bed £256k Nottinghamtypical 3-bed £247k Leedstypical 3-bed £277k Liverpooltypical 3-bed £226k Sheffieldtypical 3-bed £244k Leicestertypical 3-bed £274k Southamptontypical 3-bed £333k Norwichtypical 3-bed £297k Stoke-On-Trenttypical 3-bed £195k Newcastle Upon Tynetypical 3-bed £233k

Just out of reach: Reading (£449k), Chelmsford (£429k), Worthing (£426k), Aylesbury (£410k).

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By region

East Midlands

99%

Wales

99%

Yorkshire and the Humber

98%

North East

97%

North West

94%

West Midlands

94%

South West

79%

East of England

63%

South East

38%

London

Share of postcode districts where a typical 3-bedroom house sold for £400,000 or less over the last five years, in today's money.

Questions

How much can I borrow on a £80,000 salary?

Most lenders lend about 4.5 times income, so around £360,000 on £80,000. Cautious lenders, or households with children or other loans, are nearer 4 times (£320,000); some lend up to 5.5 times (£440,000) to higher earners.

Can I get a £400,000 mortgage on £80,000?

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 £80,000?

With a 10% deposit, about £400,000: a £40,000 deposit plus a £360,000 mortgage. With 5% down it is about £379,000.

What would the monthly payments be?

About £2,015 a month on a £360,000 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 £2,485.

Where can I buy a house on £80,000?

A typical 3-bedroom house sells within £400,000 in 1585 of 2219 postcode districts in England and Wales (71%), most of all in East Midlands (99% 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.