What house can I afford on a £85,000 salary? What you could borrow, what it costs each month, and where it buys a home.

You could borrow£383k£340k–£468k depending on the lender

Home price, 10% deposit£425k£43k deposit

Monthly payment£2,1415.37% 2-year fix, 30 years

3-bed houses in reach76%of districts in England & Wales

On a £85,000 salary most lenders would lend around £382,500, four and a half times your income. A cautious lender, or one weighing up children and car finance, might stop nearer £340,000; a few go to £467,500 for higher earners.

With a 10% deposit of £42,500 that buys a home for about £425,000, at about £2,141 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 £2,641. As a first-time buyer in England the stamp duty would be £6,250.

That price buys a typical 3-bedroom house in 1,677 of 2,219 postcode districts, from 100% of districts in Yorkshire and the Humber to 2% in London.

Work out your own budgetAdd your deposit, a partner's income and any loans to see your real range, then find areas that fit. Free.

Start your plan

What £85,000 buys with different deposits

Deposit	Home price	Deposit	Rate	Monthly	Stamp duty, first home	Cash needed
5%	£403,000	£20,500	5.7%	£2,220	£5,150	£30,149
10%	£425,000	£42,500	5.37%	£2,141	£6,250	£53,249
15%	£450,000	£67,500	5.26%	£2,115	£7,500	£79,499
25%	£510,000	£127,500	5.13%	£2,084	£15,500	£147,499

Mortgage of £382,500 (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 £425k 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), Cambridge (£470k), Chelmsford (£429k), Worthing (£426k).

See every area that fits ›

By region

Yorkshire and the Humber

100%

East Midlands

99%

Wales

99%

North East

98%

West Midlands

97%

North West

96%

South West

86%

East of England

67%

South East

49%

London

Share of postcode districts where a typical 3-bedroom house sold for £425,000 or less over the last five years, in today's money.

Questions

How much can I borrow on a £85,000 salary?

Most lenders lend about 4.5 times income, so around £382,500 on £85,000. Cautious lenders, or households with children or other loans, are nearer 4 times (£340,000); some lend up to 5.5 times (£467,500) to higher earners.

Can I get a £430,000 mortgage on £85,000?

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 £85,000?

With a 10% deposit, about £425,000: a £42,500 deposit plus a £382,500 mortgage. With 5% down it is about £403,000.

What would the monthly payments be?

About £2,141 a month on a £382,500 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 £2,641.

Where can I buy a house on £85,000?

A typical 3-bedroom house sells within £425,000 in 1677 of 2219 postcode districts in England and Wales (76%), most of all in Yorkshire and the Humber (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.