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What house can I afford on a £90,000 salary? What you could borrow, what it costs each month, and where it buys a home.

You could borrow£405k£360k–£495k depending on the lender
Home price, 10% deposit£450k£45k deposit
Monthly payment£2,2675.37% 2-year fix, 30 years
3-bed houses in reach79%of districts in England & Wales

On a £90,000 salary most lenders would lend around £405,000, four and a half times your income. A cautious lender, or one weighing up children and car finance, might stop nearer £360,000; a few go to £495,000 for higher earners.

With a 10% deposit of £45,000 that buys a home for about £450,000, at about £2,267 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 £2,796. As a first-time buyer in England the stamp duty would be £7,500.

That price buys a typical 3-bedroom house in 1,759 of 2,219 postcode districts, from 100% of districts in East Midlands to 6% in London.

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What £90,000 buys with different deposits

DepositHome priceDepositRateMonthlyStamp duty, first homeCash needed
5%£426,000£21,0005.7%£2,351£6,300£31,799
10%£450,000£45,0005.37%£2,267£7,500£56,999
15%£476,000£71,0005.26%£2,239£8,800£84,299
25%£540,000£135,0005.13%£2,206£17,000£156,499

Mortgage of £405,000 (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 £450k 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: Cambridge (£470k), Brighton (£508k), Romford (£492k), Oxford (£489k).

See every area that fits ›

By region

East Midlands
100%
Yorkshire and the Humber
100%
Wales
99%
North East
98%
West Midlands
98%
North West
97%
South West
91%
East of England
74%
South East
58%
London
6%

Share of postcode districts where a typical 3-bedroom house sold for £450,000 or less over the last five years, in today's money.

Questions

How much can I borrow on a £90,000 salary?

Most lenders lend about 4.5 times income, so around £405,000 on £90,000. Cautious lenders, or households with children or other loans, are nearer 4 times (£360,000); some lend up to 5.5 times (£495,000) to higher earners.

Can I get a £450,000 mortgage on £90,000?

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 £90,000?

With a 10% deposit, about £450,000: a £45,000 deposit plus a £405,000 mortgage. With 5% down it is about £426,000.

What would the monthly payments be?

About £2,267 a month on a £405,000 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 £2,796.

Where can I buy a house on £90,000?

A typical 3-bedroom house sells within £450,000 in 1759 of 2219 postcode districts in England and Wales (79%), 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.