What house can I afford on a £95,000 salary? What you could borrow, what it costs each month, and where it buys a home.

You could borrow£428k£380k–£523k depending on the lender

Home price, 10% deposit£475k£48k deposit

Monthly payment£2,3935.37% 2-year fix, 30 years

3-bed houses in reach82%of districts in England & Wales

On a £95,000 salary most lenders would lend around £427,500, four and a half times your income. A cautious lender, or one weighing up children and car finance, might stop nearer £380,000; a few go to £522,500 for higher earners.

With a 10% deposit of £47,500 that buys a home for about £475,000, at about £2,393 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 £2,951. As a first-time buyer in England the stamp duty would be £8,750.

That price buys a typical 3-bedroom house in 1,810 of 2,219 postcode districts, from 100% of districts in East Midlands to 9% 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 £95,000 buys with different deposits

Deposit	Home price	Deposit	Rate	Monthly	Stamp duty, first home	Cash needed
5%	£450,000	£22,500	5.7%	£2,481	£7,500	£34,499
10%	£475,000	£47,500	5.37%	£2,393	£8,750	£60,749
15%	£503,000	£75,500	5.26%	£2,363	£15,150	£95,149
25%	£570,000	£142,500	5.13%	£2,329	£18,500	£165,499

Mortgage of £427,500 (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 £475k 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: Brighton (£508k), Romford (£492k), Oxford (£489k), Woking (£519k).

See every area that fits ›

By region

East Midlands

100%

Wales

100%

Yorkshire and the Humber

100%

North East

99%

West Midlands

99%

North West

98%

South West

93%

East of England

77%

South East

65%

London

Share of postcode districts where a typical 3-bedroom house sold for £475,000 or less over the last five years, in today's money.

Questions

How much can I borrow on a £95,000 salary?

Most lenders lend about 4.5 times income, so around £427,500 on £95,000. Cautious lenders, or households with children or other loans, are nearer 4 times (£380,000); some lend up to 5.5 times (£522,500) to higher earners.

Can I get a £480,000 mortgage on £95,000?

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 £95,000?

With a 10% deposit, about £475,000: a £47,500 deposit plus a £427,500 mortgage. With 5% down it is about £450,000.

What would the monthly payments be?

About £2,393 a month on a £427,500 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 £2,951.

Where can I buy a house on £95,000?

A typical 3-bedroom house sells within £475,000 in 1810 of 2219 postcode districts in England and Wales (82%), 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.