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    Lenders That Will Lend You More: 55 UK Lenders Above 4.5x Income (November 2026)

    10 November 2026
    Dariusz Karpowicz
    Lenders That Will Lend You More: 55 UK Lenders Above 4.5x Income (November 2026)
    55 UK lenders now lend more than 4.5 times income: up to 7x (April, Vida, Teachers), 6.5x from £30,000 for first-time buyers, and no-cap options. Every tier checked at source on 10 November 2026.
    Updated 10 November 2026Criteria of 55 lenders checked at sourceNew PRA/FCA rules from 28 Oct 2026

    The short answer

    • 7x income is today's maximum: April Mortgages, Vida Homeloans and Teachers Building Society (for education staff). 6.5x: HSBC Premier, NatWest, Nationwide, Coventry, Nottingham, Tipton and West One. Hodge, West One LTI Boost, Market Harborough and The Stafford have no multiple cap at all.
    • Lowest thresholds: Coventry gives first-time buyers 6.5x from £30,000, Nationwide 6x from £30,000, and Accord 5.5x with no income threshold at all.
    • Since 28 October 2026 the 15% limit on loans at 4.5x or more applies to the market as a whole, not to each lender, so lenders have more room.
    • A higher multiple always depends on affordability, your deposit, credit history and how you are employed.

    The usual ceiling on mortgage borrowing in the UK is 4.5 times gross annual income (4.49x at many lenders). In 2026 it stopped being the rule. The Bank of England allowed lenders to write more high-multiple loans, and banks and building societies were quick to use the room: Mortgage Broker Tools data from July 2026 showed four times as many lenders offering 6x as a year earlier.

    This guide brings together 55 lenders that lend above 4.5x income, plus the private banks that use no fixed multiple. We checked their criteria on 10 November 2026 directly on each lender's intermediary website and in its criteria documents. Each profile lists every tier (multiple, income, maximum LTV and who qualifies), the key conditions and a link to the source. Changes from recent months are flagged with coloured labels.

    7xhighest multiple (April, Vida, Teachers)
    55lenders above 4.5x in this guide
    6.5xfor first-time buyers from £30,000 (Coventry)
    14.1%of new loans at 4.5x+ in Q2 2026 (market limit 15%)

    Not sure which lender would lend you the most? We can check your borrowing across all of them at once, with no effect on your credit file.

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    What changed in 2026

    2026 has seen the fastest loosening of income multiples in the UK for a decade. Below is every change we confirmed with the lenders and regulators, newest first. Changes after June 2026 carry a "since June" label. The only tightening is Accord's income threshold, and the only lender to leave the market is Clydesdale Bank.

    DateLenderWhat changedVerdict
    28 October 2026PRA / FCAThe Bank of England (PRA) and the FCA remove the 15% cap on lending at 4.5x or more for individual lenders. Only the market-wide limit remains. since JuneRegulation
    22 October 2026Furness Building Society6x from £80,001 to 90% LTV (new tier). since JuneHigher multiple
    5 October 2026Skipton Building Society6x to 90% LTV (was 5.5x) and 5.5x at 95% (was 5x). since JuneHigher multiple
    29 September 2026West One LoansNo-cap LTI Boost available to 85% LTV (was 80%). since JuneBetter terms
    9 September 2026Scottish Building SocietyEnters England and Wales: 5x for professionals to 95% LTV. since JuneNew to this list
    2 September 2026Atom bankHigher multiples at 90% LTV for £45,000 to £60,000; 6x from £75,000. since JuneHigher multiple
    1 September 2026Coventry Building Society6.5x for first-time buyers to 95% LTV, from £30,000 sole / £50,000 joint. since JuneNew to this list
    21 August 2026Foundation5.99x from £50,000 sole / £70,000 multiple applicants, and for professionals. since JuneNew to this list
    19 August 2026HSBC UKHigher maximum loan sizes (£775,000 at 90% LTV). since JuneBetter terms
    6 August 2026West One LoansPrime tier: up to 6.5x at 90% LTV for minor adverse credit. since JuneHigher multiple
    16 July 2026Nationwide Building Society6x for movers from £75,000 now includes the self-employed; existing borrowers have no minimum income. since JuneHigher multiple
    16 July 2026Leeds Building SocietyStart Mortgage: 98% LTV, up to 5x income from £30,000. since JuneNew to this list
    1 July 2026Clydesdale BankNo more new mortgages (business moved to Nationwide). since JuneWithdrawn
    30 June 2026HodgeNo multiple cap for incomes of £40,000+, to 95% LTV. since JuneHigher multiple
    3 June 2026Tipton & Coseley Building Society6.5x range relaunched (to 80% LTV).New to this list
    26 May 2026West Brom Building Society5x from £40,000 (was £50,000), 5.75x from £60,000 (was £75,000).Higher multiple
    20 May 2026Accord Mortgages (Yorkshire Building Society)Threshold above 4.49x for non-first-time buyers: £65,000 (was £50,000).Tightened
    20 May 2026West One LoansCore range 5.5x (was 5x).Higher multiple
    19 May 2026NatWest6.5x for couples on £150,000+ to 75% LTV.Higher multiple
    14 April 2026Leeds Building SocietyIncome Plus: 6x from £75,000 (was a 5.5x maximum), now for movers and remortgage too.Higher multiple
    10 April 2026Principality Building Society5.5x for first-time buyers from £30,000 (was £40,000).Higher multiple
    8 April 2026TSB5x and 5.5x for the self-employed too.Higher multiple
    10 March 2026Newbury Building Society5x with £30,000+ income after commitments.New to this list
    26 February 2026Bank of Ireland UKStandard range up to 5x (from £40,000 / £50,000).New to this list
    6 February 2026Leek Building Society6x to 95% LTV on referral.Higher multiple
    28 January 2026NatWestNatWest's first 6x tier.Higher multiple
    21 January 2026Nationwide Building Society6x for movers and remortgage with extra borrowing, to 95% LTV.Higher multiple
    13 January 2026Metro Bank6x for professionals, 5x from £70,000.New to this list
    12 January 2026Bank of Ireland UKBespoke range up to 6x.New to this list

    The new rules: no more 15% cap per lender

    Since 2014 the Bank of England's Financial Policy Committee (FPC) limited loans at 4.5 times income or more to 15% of each lender's new mortgages. That is why 4.5x became the default ceiling and lenders kept higher multiples for selected customers.

    • July 2025: the FPC recommended applying the 15% limit to the market as a whole, letting individual lenders go above it. The PRA brought in interim waivers, and the threshold below which a small lender is exempt altogether rose to £150m of lending or 300 mortgages a year.
    • 14 October 2026: the PRA (PS19/26) and the FCA (FG26/11) published the final rules. From 28 October 2026 there is no 15% cap for individual lenders. Each decides its own approach, as long as the market as a whole stays within 15%.
    • The safety valve: if the market-wide share of loans at 4.5x or more goes over 15%, lenders above that level will have to scale back gradually each quarter. The FCA says lenders "should not operate on the basis that they can permanently maintain" a share above 15%.
    • Where the market is: in Q2 2026 loans at 4.5x or more made up 14.1% of new lending (9.7% a year earlier), and 18.1% among first-time buyers. FCA data published in November 2026 show first-time buyer loans at 5.5x or more up 142% in a year, to 7,621.
    • What next: on 31 October 2026 the Financial Times reported that the FPC is considering raising the "high LTI" threshold from 4.5x to 5x, as UK Finance has asked. Nothing has been decided; the next FPC meeting is on 19 November 2026.
    Why do small societies often have no cap? Lenders writing less than £150m, or fewer than 300 mortgages, a year are outside the flow limit altogether. That is why Market Harborough, The Stafford and Vernon can work purely from the household budget. Separately, in March 2025 the FCA reminded lenders that they design their own interest rate stress test; by December 2025 the FCA said over 85% of the market had eased it, worth around £30,000 of extra borrowing for a typical applicant.

    Remember the other side: on 5 November 2026 the Bank of England raised Bank Rate to 4%, and two-year mortgage rates had risen by almost half a percentage point since September. Higher rates mean a tougher stress test, so the figure you are offered can be lower than the multiple alone suggests.

    Which lender fits your situation

    The highest multiple on paper is not always open to you. Start from your own situation, and click a name to jump to the full profile.

    First-time buyer on £30,000+

    Coventry Building Society: 6.5x from £30,000 sole, to 95% LTV, not self-employed. Nationwide Building Society Helping Hand: 6x from £30,000. Leeds Building Society, Principality Building Society and Hanley Economic Building Society: 5.5x from £30,000. Accord Mortgages (Yorkshire Building Society): 5.5x with no income threshold at all.

    Household income of £75,000+

    6x: Leeds Building Society, Nationwide Building Society, Barclays (to 85% LTV), Atom bank, Newcastle Building Society, NatWest (joint). 6.5x with no threshold: Nottingham Building Society Make it Possible. 7x: April Mortgages (from £50,000 on a 10+ year fix), Vida Homeloans (from £60,000).

    Regulated profession (doctor, solicitor, accountant...)

    6x: Metro Bank (no minimum income, 90% LTV), Kensington Mortgages (from £35,000), Saffron Building Society, Chorley Building Society. 5.99x: Foundation. No cap: Vernon Building Society (to 85% LTV). 5.5x: Principality Building Society, Swansea Building Society (doctors, dentists).

    Teacher, NHS or emergency services (key worker)

    7x for education staff: Teachers Building Society (to 95% LTV). 5.49x: Foundation. 5x: Kensington Mortgages Hero. No deposit: Gable Mortgages 5.5x for key-worker couples at 100% LTV.

    Self-employed or company director

    6x: Nationwide Building Society High Income (from £75,000), April Mortgages (2 years' trading). 5.5x: TSB, Atom bank, Newcastle Building Society. 6.5x: West One Loans Extra (from 1 year). Note: Coventry Building Society, Helping Hand, Virgin Money and Principality Building Society do not give the self-employed an enhanced multiple.

    Small deposit (5% or less)

    95% LTV: Coventry Building Society 6.5x, Nationwide Building Society 6x, Teachers Building Society 7x, Perenna 6x, Precise Mortgages (OSB Group) 6x, Hodge no cap, Skipton Building Society 5.5x. 97.5%: West One Loans 6.5x. 98%: Leeds Building Society Start 5x, Cambridge Building Society 5.5x. 100%: Hanley Economic Building Society Rent to Own 5x, Family Building Society 5.33x.

    Like-for-like remortgage

    Nationwide Building Society: 6.5x. Santander, TSB, Virgin Money, Halifax / Lloyds Bank: 5.5x. No cap: Hanley Economic Building Society and Foundation (pound for pound). Useful if you are a "mortgage prisoner" with your current lender.

    No fixed multiple at all

    Hodge (from £40,000, to 95%), West One Loans LTI Boost (from £50,000, to 85%), Market Harborough Building Society, The Stafford Building Society, Saffron Building Society Premier Income (from £150,000). What counts is the budget: income minus spending and commitments.

    Every lender in one table

    Lenders sorted from the highest multiple down. The columns show the conditions for each lender's top multiple; lower tiers are in the profiles. On a phone, scroll the table sideways.

    LenderMax multipleIncome condition at the maximumMax LTV at the maximum
    Hodge Higher multipleno capfrom £40,000 (sole or joint)95%
    Market Harborough Building Society New to this listno capsubject to affordability80%
    Melton Building Societycase by caseMelton affordability calculator100%
    Saffron Building Societyno capfrom £150,00080% (70% interest-only)
    The Stafford Building Society New to this listno capsubject to affordability95%
    Vernon Building Society New to this listno capprofessionals (including doctors, nurses, teachers, solicitors, accountants, engineers, pilots)85%
    West One Loans Higher multipleno caphousehold income from £50,00085%
    Arbuthnot Latham, C. Hoare & Co, Handelsbanken, Lloyds Private Bankingcase by caseArbuthnot Latham: loans from £500,000, £750,000 relationship60%
    Couttscase by casenew clients: loans above £1.5m; no minimum income90%
    Investeccase by case£300,000+ a year and £3m+ net worth95% in some cases
    April Mortgages7x£50,000+ (sole or joint) on a 10+ year fix85%
    Teachers Building Society New to this list7xeducation professionals; one applicant earning at least £13,00095%
    Vida Homeloans7xfrom £60,000 a year90%
    Coventry Building Society New to this list6.5xfrom £30,000 sole / £50,000 joint95%
    HSBC UK Better terms6.5xHSBC Premier account90%
    NatWest Higher multiple6.5xjoint income from £150,00075%
    Nationwide Building Society Higher multiple6.5xno income thresholdper product
    Nottingham Building Society6.5xno minimum income90%
    Tipton & Coseley Building Society New to this list6.5xno published income threshold80%
    Aldermore New to this list6xfrom £60,000under 80%
    Atom bank Higher multiple6xemployed, £75,000+90%
    Bank of Ireland UK New to this list6xfrom £50,000 sole / £75,000 joint (one applicant at least £40,000)90%
    Barclays Better terms6xtwo highest earners combined £75,000+85%
    Bath Building Society New to this list6xfrom £50,000 sole / £100,000 jointper product
    Chorley Building Society6xprofessional's income (other applicants: standard multiple)90%
    Cumberland Building Society New to this list6xany income (sole or joint)80%
    Furness Building Society Higher multiple6xfrom £80,00190%
    Gatehouse Bank (Home Purchase Plan) New to this list6xfrom £75,000 (sole or joint)80% FTV
    Hanley Economic Building Society6xfrom £75,000 (sole or joint)90%
    Harpenden Building Society New to this list6xno published threshold85% (75% interest-only)
    Kensington Mortgages6xfrom £35,000 sole / £50,000 joint90%
    Leeds Building Society Better terms6xhousehold income over £75,00095% first-time buyers, 90% movers and remortgage
    Leek Building Society6xmain or joint income, on referral95%
    Metro Bank New to this list6xregulated profession, qualified in the last 10 years; no minimum income90%
    Newcastle Building Society New to this list6xfrom £75,000 (employed)90%
    Perenna New to this list6xno minimum income95%
    Precise Mortgages (OSB Group)6xminimum £10,000 (main applicant)95%
    Skipton Building Society Higher multiple6xfrom £40,000 sole / £60,000 joint90%
    United Trust Bank6xminimum £15,000 (to 85% LTV)85%
    Foundation New to this list5.99xsole £50,000+, multiple applicants £70,000+; or professionals90%
    West Brom Building Society New to this list5.75xover £60,00090%
    Accord Mortgages (Yorkshire Building Society) Tightened5.5xno minimum income95%
    Beverley Building Society New to this list5.5xas standardper product
    Cambridge Building Society New to this list5.5xhousehold income (sole or joint)98%
    Gable Mortgages5.5xkey workers, joint application; minimum £25,000100%
    Gen H (Generation Home) New to this list5.5xcombined gross income from £50,00095%
    Halifax / Lloyds Bank5.5xtotal household income over £40,00090%
    Hinckley & Rugby Building Society New to this list5.5xqualifying standard income95%
    Marsden Building Society New to this list5.5xfrom £75,000 sole / £100,000 jointper product
    Principality Building Society5.5xfrom £30,00095% (first-time buyers)
    Santander5.5xfrom £100,000 (combined)90%
    Swansea Building Society New to this list5.5xfrom £30,000; at least one registered doctor or dentist80%
    TSB New to this list5.5xfrom £75,00185%
    The Mortgage Lender / Bluestone (Shawbrook) New to this list5.5xfrom £50,000 sole / £70,000 joint90%
    Virgin Money5.5xfrom £75,00085%
    Suffolk Building Society New to this list5.49xone applicant over £75,000, or 12 months of rent within 10% of the new paymentper product
    Family Building Society New to this list5.33xFamily Mortgage100%
    Newbury Building Society New to this list5x£30,000+ after commitmentsper product
    Scottish Building Society New to this list5xprofessionals (accountants, dentists, doctors, solicitors, actuaries, optometrists; pharmacists and vets who are partners or owners)95%

    Already have a lender in mind? Before you apply, let us check that you meet its conditions. Every declined application leaves a mark on your credit file.

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    Banks and the biggest lenders

    Contrary to what many people assume, the big banks were among the quickest to raise their multiples after the rules changed. Several now lend 6x and two go to 6.5x, usually with higher income thresholds and a bigger deposit. Clydesdale Bank, which we covered in June, stopped taking new mortgage business on 1 July 2026.

    Nationwide Building SocietyUK's largest building society

    6.5x

    The UK's largest mutual now lends up to 6x income to first-time buyers, home movers and existing customers, and up to 6.5x on a like-for-like remortgage.

    Higher multipleSince January 2026, 6x for home movers and remortgages with extra borrowing (to 95% LTV). Since July 2026 the £75,000 threshold also applies to couples (previously £100,000), the self-employed can get 6x, and existing borrowers have no minimum income.
    6.5xIncome: no income thresholdMax LTV: per productLike-for-like remortgage (no extra borrowing) on capital and interest. 5.5x on interest-only.
    6xIncome: from £30,000 sole / £50,000 jointMax LTV: 95%Helping Hand for first-time buyers: 95% LTV on a 5-year fix, 90% LTV on a 10-year fix (5 to 10-year fixes only). All income counts except self-employed income; not for the self-employed, shared ownership, interest-only or government schemes.
    6xIncome: eligible income of £75,000+ (sole or joint)Max LTV: 95%High Income: home movers, or remortgage with extra borrowing. Self-employed applicants included.
    6xIncome: no minimum incomeMax LTV: per productExisting Nationwide borrowers who move, port or borrow more.
    • First-time buyer = no mortgage in the last 3 years; Helping Hand is for the original purchase only (not Right to Buy, Help to Buy or First Homes).
    • For movers and remortgage on 5 to 10-year fixes Nationwide also has an "Extra help with affordability" route from £40,000 sole / £70,000 joint, self-employed included.
    • Everything else: 4.49x; equity share 4.49x; further advances 4.75x.

    Sources: Nationwide for Intermediaries - Affordability; Nationwide for Intermediaries - Borrower types (Helping Hand); Nationwide for Intermediaries - Helping Hand (checked 10 November 2026).

    HSBC UKbank

    6.5x

    HSBC lends 6.5x income, but only to Premier account holders. For everyone else the ceiling is 5.5x, and first-time buyers reach it from £35,000.

    Better termsMultiples unchanged. In August 2026 HSBC raised its maximum loan sizes (to £775,000 at 90% LTV).
    6.5xIncome: HSBC Premier accountMax LTV: 90%Premier: at least £100,000 a year paid into the account, or £100,000 of savings and investments with HSBC UK (or Premier status in another country). One applicant with Premier on the day of submission is enough.
    5.5xIncome: from £35,000 sole / £55,000 jointMax LTV: 90%First Home Mortgages for first-time buyers; new-build flats to 85% LTV.
    5.5xIncome: from £100,000Max LTV: 90%
    5xIncome: £45,000 to £99,999 (to 85% LTV) or £75,000 to £99,999 (85-90% LTV)Max LTV: 90%
    • Multiples use total evidenced income: 100% of basic pay, variable pay, self-employed, rental and pension income.
    • Over 90% LTV: 4.49x for everyone.
    • first direct (HSBC group, direct only, not through brokers): up to 5.5x for first homes and 4.75x for everyone else; up to 95% LTV on purchases and 90% on remortgages.

    Sources: HSBC UK for Intermediaries - All about HSBC UK (Aug 2026); HSBC Premier eligibility; HSBC UK for Intermediaries - Criteria: loan to income; first direct - Mortgages (checked 10 November 2026).

    NatWestbank

    6.5x

    NatWest changed its multiples four times in 2026. It now has one of the most detailed grids on the market: the higher the income and the deposit, the higher the multiple, with separate rules for sole and joint applicants.

    Higher multipleNatWest changed its multiples four times in 2026: 6x from January, 6.5x for couples on £150,000 from May, and now 6x up to 90% LTV and for couples from £75,000 (at 75% LTV). Sole applicants now need £100,000 for 6x at 75% LTV.
    6.5xIncome: joint income from £150,000Max LTV: 75%
    6xIncome: joint £75,000+ (to 75% LTV) or £100,000+ (to 90%); sole £100,000+ (to 75%) or £150,000+ (to 90%)Max LTV: 90%
    5.5xIncome: joint £40,000+, sole £50,000+ (to 75%); to 90% LTV: joint £50,000+, sole £75,000+Max LTV: 90%
    5xIncome: at 95% LTV: £100,000+, or joint £75,000+Max LTV: 95%
    • Enhanced multiples no longer need a higher credit score.
    • The grid covers capital and interest, interest-only and part-and-part; residential new business only.
    • Under £40,000: 4.45x to 90% LTV and 4.0x at 95% LTV.

    Sources: NatWest Intermediary Solutions - Affordability; Mortgage Solutions, 19.05.2026 - NatWest 6.5x (checked 10 November 2026).

    Barclaysbank

    6x

    Barclays keeps it simple: 6x for households earning £75,000+ with at least a 15% deposit, open to everyone, not just premier customers.

    Better termsMultiples unchanged (6x since November 2025). Since April 2026, a lower minimum stress rate at 85% LTV or less and higher multiples for couples each earning £35,000 to £75,000.
    6xIncome: two highest earners combined £75,000+Max LTV: 85%Capital and interest only.
    5.5xIncome: from £45,000Max LTV: 85%Capital and interest only.
    5xIncome: from £35,000Max LTV: under 85%
    5xIncome: interest-only or part-and-part: one applicant £75,000+ or two combined £100,000+Max LTV: 80%
    • Threshold income = basic pay, sustainable allowances and self-employed income.
    • If other debt repayments are 20% of income or more: max 4.0x. Over 90% LTV with income up to £50,000: 4.0x. Everyone else: 4.49x.
    • Family Springboard: 4.0x (4.49x with income over £50,000). Mortgage Boost (JBSP) does not raise the multiple.

    Source: Barclays for Intermediaries - Residential lending criteria (income multiples) (checked 10 November 2026).

    Halifax / Lloyds Bankbank (Lloyds Banking Group)

    5.5x

    Halifax and Lloyds Bank use a tiered grid: 5.5x for first-time buyers from £40,000 and for higher earners moving home.

    No changeNo change. Since December 2025 the First Time Buyer Boost has started at £40,000 (previously £50,000) and is open to the self-employed.
    5.5xIncome: total household income over £40,000Max LTV: 90%First Time Buyer Boost: at least one first-time buyer, purchase only, not shared ownership or shared equity. Self-employed allowed since December 2025. The credit profile can bring it down to 5x.
    5.5xIncome: over £75,000 (to 75% LTV) or over £125,000 (to 85% LTV)Max LTV: 85%
    5xIncome: £50,000 to £75,000 (to 85%) or £75,000 to £125,000 (75-85% LTV)Max LTV: 85%
    4.75xIncome: £40,000 to £49,999 (to 85%); over £75,000 at 85-90% LTV on loans to £500,000Max LTV: 90%
    • Like-for-like remortgage: up to 5.5x where the standard multiple would be lower (to 75% LTV).
    • Over 90% LTV and the £5,000 deposit mortgage (since May 2026): 4.49x.
    • Lloyds Bank offers the same First Time Buyer Boost (5.5x, 90% LTV).

    Sources: Halifax Intermediaries - Criteria (Affordability, LTI and income multiples); Lloyds Bank - First-time buyer mortgages; Lloyds Bank - First Time Buyer Boost (checked 10 November 2026).

    Santanderbank

    5.5x

    Santander has one of the simplest grids: 5.5x from £100,000 of income, right up to 90% LTV.

    No changeNo change since August 2025.
    5.5xIncome: from £100,000 (combined)Max LTV: 90%Interest-only too, but capped at 85% LTV.
    5xIncome: £45,000 to £99,999Max LTV: 90%
    5.5xIncome: like-for-like remortgage, any incomeMax LTV: any
    • Under £45,000 and over 90% LTV: 4.45x.
    • My First Mortgage (98% LTV for first-time buyers): max 4.45x.
    • Self-employed: max 90% LTV. Santander says its multiples are guidance only and may change at short notice.

    Source: Santander for Intermediaries - Residential lending criteria (November 2026) (checked 10 November 2026).

    Virgin Moneybank (Nationwide group)

    5.5x

    Virgin Money's business moved into Nationwide on 2 April 2026, but it keeps its own broker range and criteria.

    No changeNo change since June.
    5.5xIncome: from £75,000Max LTV: 85%
    5xIncome: £50,000 to £74,999Max LTV: 85%
    5.5xIncome: like-for-like remortgage, any incomeMax LTV: 85%
    • Max 4.49x if LTV is over 85%, if any applicant is self-employed (contractors excepted) or for shared ownership.
    • Variable pay counted at 60%; rental income excluded.

    Sources: Virgin Money for Intermediaries - Income multiples; Virgin Money - transfer to Nationwide (checked 10 November 2026).

    TSBbank

    5.5x

    TSB raised its multiples in April 2026 and, unusually, gives 5.5x to self-employed applicants too.

    New to this listSelf-employed multiples raised in April 2026.
    5.5xIncome: from £75,001Max LTV: 85%Self-employed included. At 85-90% LTV, 5.5x only for new build and like-for-like remortgage.
    5xIncome: £50,001 to £75,000Max LTV: 85%Self-employed included.
    5.5xIncome: like-for-like remortgage from £50,001Max LTV: 90%
    • Up to £50,000 and over 90% LTV: 4.49x.
    • The maximum also depends on LTV and credit score. There is no separate 6x professional range.

    Source: TSB Intermediary - Affordability criteria (checked 10 November 2026).

    Metro Bankbank

    6x

    Since January 2026 Metro Bank has lent 6x to young professionals and 5x to 5.5x to higher earners.

    New to this list6x since 13 January 2026.
    6xIncome: regulated profession, qualified in the last 10 years; no minimum incomeMax LTV: 90%Solicitors, barristers, doctors, accountants, actuaries, vets, dentists, surveyors, architects, engineers. Max 2 applicants, minimum age 21; employed and self-employed; purchase and remortgage. 6x applies to both incomes if the professional is the higher earner (otherwise to the professional's income only). No JBSP.
    5.5xIncome: 1 to 2 applicants from £100,000 (3 to 4 from £150,000)Max LTV: 85%
    5xIncome: 1 to 2 applicants from £70,000 (3 to 4 from £100,000)Max LTV: 85%
    • Large Loan Range: 5.5x with no minimum income, to 85% LTV. Everyone else: 4.45x.

    Sources: Metro Bank - Residential lending criteria (July 2026); Metro Bank for Intermediaries - Lending criteria (checked 10 November 2026).

    Bank of Ireland UKbank

    6x

    Bank of Ireland raised the multiples on both of its ranges in 2026: up to 5x on standard and 6x on Bespoke.

    New to this list6x since January 2026.
    6xIncome: from £50,000 sole / £75,000 joint (one applicant at least £40,000)Max LTV: 90%Bespoke range: must pass credit scoring, minimum loan £150,000; 90% LTV to £1.25m, 85% to £2m, 80% to £2.5m.
    5xIncome: from £40,000 sole / £50,000 jointMax LTV: per productStandard range (since 26 February 2026).
    • Joint applications under £50,000: 4.49x.

    Source: Bank of Ireland for Intermediaries - Lending criteria (checked 10 November 2026).

    Large and mid-sized building societies

    Building societies are mutuals with no shareholders to satisfy. They have more freedom in how they lend, assess more cases by hand, and today they offer the highest multiples to first-time buyers, in some cases from £30,000 of income.

    Leeds Building Societybuilding society

    6x

    In April 2026 Leeds raised the Income Plus maximum from 5.5x to 6x and opened the range to home movers and remortgages. It is one of very few lenders offering 5.5x from £30,000 of household income.

    Better termsSince July 2026: a new Start Mortgage at up to 98% LTV and 5x income from £30,000. Income Plus: 6x since 14 April 2026 (previously a 5.5x maximum for first-time buyers only); Leeds also publishes total-debt caps (5.75x / 6.25x).
    6xIncome: household income over £75,000Max LTV: 95% first-time buyers, 90% movers and remortgageTotal secured debt (mortgage plus other secured lending) up to 6.25x income, or 6x where more than 90% of maximum affordability is used.
    5.5xIncome: first-time buyers £30,000 to £75,000; movers and remortgage £50,000 to £75,000Max LTV: 95% first-time buyers, 90% othersTotal secured debt up to 5.75x (5.5x where more than 90% of maximum affordability is used). Leeds' own example: £17,000 + £13,000 = £30,000 qualifies for 5.5x.
    5xIncome: from £30,000Max LTV: 98%Start Mortgage (since July 2026): minimum deposit £5,000, maximum loan £500,000, not new build, 5-year fix.
    • Income Plus: minimum 5-year fix, capital and interest only, self-employed welcome, new-build flats to 85% LTV, 10% overpayments a year without charges, standard valuation included.
    • First-time buyer = no mortgage in the last 3 years; one such applicant on a joint case is enough.
    • Standard first-time buyer range: 5x; everyone else outside Income Plus: 4.49x.

    Sources: Leeds BS for Intermediaries - Unlocking the next step; Leeds BS - We have expanded Income Plus (April 2026); Leeds BS - Mortgage lending criteria (effective 21.10.2026); Leeds BS - Start mortgages (July 2026) (checked 10 November 2026).

    Coventry Building Societybuilding society

    6.5x

    Since September 2026 Coventry has lent first-time buyers up to 6.5x income with a 5% deposit. It is one of the highest first-time buyer multiples at a large lender.

    New to this list6.5x since 1 September 2026.
    6.5xIncome: from £30,000 sole / £50,000 jointMax LTV: 95%First-time buyers only; no applicant may be self-employed; Coventry's scorecard must be passed. New build: houses to 95%, flats to 85%.

    Source: Coventry for Intermediaries - First time buyer product guide (checked 10 November 2026).

    Skipton Building Societybuilding society

    6x

    In October 2026 Skipton widened its LTI Booster: 6x up to 90% LTV and 5.5x with a 5% deposit.

    Higher multipleSince 5 October 2026: 6x to 90% LTV (previously 5.5x) and 5.5x at 95% (previously 5x); threshold £40,000 sole and £60,000 joint.
    6xIncome: from £40,000 sole / £60,000 jointMax LTV: 90%LTI Booster.
    5.5xIncome: from £40,000 sole / £60,000 jointMax LTV: 95%LTI Booster.
    5xIncome: all other products, including Track RecordMax LTV: 100% (Track Record)Track Record: 100% LTV for renters with 12 months of rent paid on time.
    • LTI Booster works on residential, Shared Ownership, First Homes, Help to Buy and LIFT products; not on Track Record, Delayed Start, product transfers or buy-to-let.

    Sources: Skipton Intermediaries - LTI changes; Skipton Intermediaries - First-time buyers (checked 10 November 2026).

    Accord Mortgages (Yorkshire Building Society)building society, broker-only brand

    5.5x

    Accord is Yorkshire Building Society's broker-only brand. First-time buyers get 5.5x with no income threshold at all, even at 95% LTV.

    TightenedThe only tightening in this guide: since 20 May 2026 the threshold for anyone who is not a first-time buyer has risen from £50,000 to £65,000. First-time buyers have had no threshold since December 2025.
    5.5xIncome: no minimum incomeMax LTV: 95%First-time buyers (never owned a property), Boost LTI range.
    5.5xIncome: from £65,000 (sole or joint)Max LTV: 90%Movers and remortgage, Boost LTI range.
    5xIncome: first-time buyers: no threshold; others: from £65,000Max LTV: 95% first-time buyers, 90% others
    • Up to 4.49x: everyone, to 95% LTV, no income threshold.
    • Cascade-score cases: max 5x. £5k Deposit Mortgage: 4.49x.
    • Yorkshire Building Society direct (Income Lifter, by phone only, not in Northern Ireland): up to 5.5x for first-time buyers or households earning over £65,000; 5x as standard.

    Sources: Accord Mortgages - Criteria: loan limits; Accord Mortgages - Boost LTI; Yorkshire BS - Income Lifter (high LTI) mortgages (checked 10 November 2026).

    Principality Building SocietyWales' largest building society

    5.5x

    Principality gives 5.5x to first-time buyers and newly qualified professionals from £30,000 of income.

    No changeNo change (£30,000 threshold since April 2026, previously £40,000).
    5.5xIncome: from £30,000Max LTV: 95% (first-time buyers)First-time buyers: 2, 3 and 5-year fixes (not 95% new build), no schemes or JBSP, no interest-only, employed only. Newly qualified professionals (within 5 years): 5.5x sole and joint. Minimum loan £150,000; broker-only.
    5xIncome: from £30,000Max LTV: per product"Thank you" range for medical professionals; same minimums.

    Sources: Principality for Intermediaries - Income boosts; Principality for Intermediaries - Income criteria (checked 10 November 2026).

    Nottingham Building Societybuilding society

    6.5x

    Nottingham has a separate Make it Possible range: up to 6.5x income with no minimum income.

    6.5xIncome: no minimum incomeMax LTV: 90%Make it Possible: purchase only, capital and interest; LTV bands 75/80/85/90%; max loan £1m to 80% LTV and £750,000 above; terms to 50 years (repaid by 85); 75% of variable income; employed and self-employed, first-time buyers and homeowners.
    5.5xIncome: over £50,000Max LTV: per productCore range.
    • Core range under £50,000: 4.49x.

    Source: Nottingham BS for Intermediaries - Make it Possible (updated 26.10.2026) (checked 10 November 2026).

    Newcastle Building Societybuilding society

    6x

    Newcastle has an Enhanced+ range for higher incomes and larger loans, plus 5x on its standard range from £35,000.

    New to this listEnhanced+ since August 2025.
    6xIncome: from £75,000 (employed)Max LTV: 90%Enhanced+: loans £450,000 to £3.5m (90% LTV to £1m, 85% to £1.5m, 80% to £2m, 75% to £2.5m, 65% to £3.5m).
    5.5xIncome: from £81,819 (self-employed)Max LTV: 90%Enhanced+.
    5xIncome: from £35,000Max LTV: 90%Standard range.
    • Over 90% LTV or income under £35,000: 4.49x.

    Source: Newcastle BS - Residential lending policy (checked 10 November 2026).

    Cumberland Building Societybuilding society

    6x

    Cumberland has some of the simplest rules: 6x with a 20% deposit whatever the income, and with a smaller deposit from £40,000.

    New to this list
    6xIncome: any income (sole or joint)Max LTV: 80%
    6xIncome: from £40,000 (sole or joint)Max LTV: over 80%
    • Under £40,000 with LTV over 80%: 4.49x. Gross income is used.

    Source: Cumberland BS for Intermediaries - Residential lending criteria (checked 10 November 2026).

    West Brom Building Societybuilding society

    5.75x

    West Brom lowered its income thresholds in May 2026: 5x from £40,000 and 5.75x from £60,000.

    New to this listSince 26 May 2026 the thresholds fell from £50,000 to £40,000 (5x) and from £75,000 to £60,000 (5.75x).
    5.75xIncome: over £60,000Max LTV: 90%
    5xIncome: over £40,000 up to £60,000Max LTV: 90%
    • Up to £40,000: 4.5x. Multiples above 4.5x are capped at 90% LTV. Based on the society's "allowable income".

    Source: West Brom for Intermediaries - Lending and security guidelines (checked 10 November 2026).

    Saffron Building Societybuilding society

    no cap

    Saffron has three routes: standard up to 5.5x, Professional Income Boost up to 6x, and Premier Income with no maximum multiple at all.

    no capIncome: from £150,000Max LTV: 80% (70% interest-only)Premier Income: loans £1m to £5m, assessed on income and spending.
    6xIncome: professional from £30,000 / joint £50,000Max LTV: 80%Professional Income Boost: qualified in the last 10 years in one of 15 professions (including doctor, dentist, solicitor, accountant, engineer); self-employed with 2 years' trading; loans £100,000 to £3m (£1m at 90%).
    5.5xIncome: professional from £30,000 / joint £50,000Max LTV: 90%Professional Income Boost.
    5.5xIncome: sole £50,000+ / joint £80,000+Max LTV: under 85% (85-90%: 5x)Standard range.
    • Self-employed, contractors and JBSP on the standard range: 4.49x (5x at underwriter discretion to 80% LTV).

    Sources: Saffron for Intermediaries - Lending criteria; Saffron BS - Professional Income Boost; Saffron BS - Premier Income (checked 10 November 2026).

    Chorley Building Societybuilding society

    6x

    Chorley gives 6x only to newly qualified professionals, and applies it to the professional's own income.

    6xIncome: professional's income (other applicants: standard multiple)Max LTV: 90%Qualified in the last 3 years as an accountant, actuary, architect, barrister, chartered surveyor, commercial pilot, dentist, doctor (including locum), optometrist, pharmacist, solicitor or vet; member of the professional body; completely clean credit file; repaid by age 75.
    • Standard: up to 4.49x total income (1 to 4 applicants).
    • "Low start" option: interest only for the first 5 years. Houses to 95% LTV, flats to 90% (up to the 5th floor).

    Source: Chorley BS for Intermediaries - Lending criteria (checked 10 November 2026).

    Leek Building Societybuilding society (formerly Leek United)

    6x

    Since February 2026 Leek can lend 6x income even at 95% LTV, but only on referral to an underwriter.

    No changeNo change (6x on referral since February 2026).
    6xIncome: main or joint income, on referralMax LTV: 95%
    5xIncome: main or joint incomeMax LTV: 90%
    • Standard to 95% LTV: 4.49x. Shared ownership: 4.49x. Flats in buildings from 2020 onwards: up to 12 storeys.

    Source: Leek BS for Intermediaries - Residential lending criteria A-Z (checked 10 November 2026).

    Smaller building societies: often the most flexible of all

    Little-known societies often have no fixed multiple at all and work from the household budget instead. In return they may cap loan sizes, lend only in certain areas or offer just a handful of products. This is the niche where a broker adds the most value.

    Teachers Building Societybuilding society

    7x

    Teachers Building Society lends education workers up to 7x income, even with a 5% deposit. Everyone else gets up to 5x.

    New to this list7x for education staff since November 2025 (previously 5x).
    7xIncome: education professionals; one applicant earning at least £13,000Max LTV: 95%
    5xIncome: all other professions; one applicant earning at least £13,000Max LTV: 95%
    • Purchase and remortgage to 95% LTV; remortgage with capital raising to 90%.
    • Maximum loan: £2m to 75% LTV, £1.5m to 80%, £500,000 at 80-95%.
    • Over 90% LTV: must be the only property owned, earned income and child benefit only, repaid before retirement and age 70.

    Source: Teachers BS for Intermediaries - Lending criteria (checked 10 November 2026).

    Tipton & Coseley Building Societybuilding society

    6.5x

    Tipton offers 5x on all its fixed and discount products, and up to 6.5x on its Higher Income Multiple range.

    New to this listThe 6.5x range was relaunched in June and July 2026.
    6.5xIncome: no published income thresholdMax LTV: 80%Higher Income Multiple: purchase and remortgage, loans up to £1.5m.
    5xIncome: all fixed and discount productsMax LTV: per product
    • Society minimum loan: £50,000.

    Sources: Tipton for Intermediaries - Residential lending criteria; Tipton - Higher Income Multiple guide (23.07.2026) (checked 10 November 2026).

    Market Harborough Building Societybuilding society

    no cap

    Market Harborough has no maximum income multiple at all. Higher multiples sit in higher-priced product tiers.

    New to this list
    no capIncome: subject to affordabilityMax LTV: 80%Loans £200,000 to £3m: above 4.5x in Tier 1, above 6x in Tier 3. Large loans £3m to £5m to 70% LTV: above 4.5x Tier 2, above 6x Tier 3.
    • Criteria: "Loan to income (LTI): No maximum". No minimum income is stated.

    Sources: Market Harborough BS - Criteria hub; Market Harborough BS - Intermediary product guide (30.10.2026) (checked 10 November 2026).

    The Stafford Building Societybuilding society (Stafford Railway)

    no cap

    The Stafford lends on an affordability model only, with no income multiple limit.

    New to this list
    no capIncome: subject to affordabilityMax LTV: 95%Maximum loan £400,000 at 90-95% LTV.

    Source: The Stafford BS - Criteria guide (March 2026) (checked 10 November 2026).

    Vernon Building Societybuilding society

    no cap

    Vernon assesses professionals on guaranteed future income with no maximum multiple, and gives sole applicants up to 5.5x even at 95% LTV.

    New to this list
    no capIncome: professionals (including doctors, nurses, teachers, solicitors, accountants, engineers, pilots)Max LTV: 85%Assessed on guaranteed future income.
    5.5xIncome: sole applicants (joint 5x); Complex Prime: above 5.5x to 90% LTVMax LTV: 95%

    Source: Vernon BS - Mortgage product guide (from 1 June 2026) (checked 10 November 2026).

    Hanley Economic Building Societybuilding society

    6x

    Hanley is not just its 100% LTV Rent to Own. On its other products it offers 5.5x from £30,000 and 6x from £75,000, and like-for-like remortgages have no multiple cap.

    6xIncome: from £75,000 (sole or joint)Max LTV: 90%
    5.5xIncome: from £30,000 sole / £50,000 jointMax LTV: 95%
    5xIncome: Rent to Own: household income from £25,000Max LTV: 100%At least 12 months' rent history; payment capped at 133% of current rent; loans to £350,000; no new build or flats; capital and interest only, up to 40 years.
    no capIncome: like-for-like (pound for pound) remortgageMax LTV: per product
    • Other products: 5x with no minimum income. Multiples are guidance; cases outside them can go to the Credit Committee.
    • Fixed rates of 5 years or more are not stress-tested at a higher rate.

    Sources: Hanley Economic BS - Credit risk & lending policy (Sept 2026); Hanley Economic BS - Lending criteria (checked 10 November 2026).

    Furness Building Societybuilding society

    6x

    In October 2026 Furness added 6x for incomes over £80,000.

    Higher multipleSince 22 October 2026: a new 6x tier from £80,001 to 90% LTV; maximum loan at 90% raised to £1m.
    6xIncome: from £80,001Max LTV: 90%
    5xIncome: £50,001 to £80,000Max LTV: 95%
    • Only basic income counts towards the multiple. Minimum income £20,000; up to £50,000: 4.5x. Self-build: 6x over £100,000.

    Source: Furness BS for Intermediaries - Lending criteria (checked 10 November 2026).

    Bath Building Societybuilding society

    6x

    Bath offers 5x to everyone and 6x from £50,000 sole or £100,000 joint.

    New to this list
    6xIncome: from £50,000 sole / £100,000 jointMax LTV: per product
    5xIncome: up to £50,000 sole / £100,000 jointMax LTV: per product

    Source: Bath BS for Intermediaries - Residential lending criteria (checked 10 November 2026).

    Harpenden Building Societybuilding society

    6x

    Harpenden lends up to 6x income.

    New to this list
    6xIncome: no published thresholdMax LTV: 85% (75% interest-only)

    Source: Harpenden BS - Residential criteria card (April 2026) (checked 10 November 2026).

    Hinckley & Rugby Building Societybuilding society

    5.5x

    Hinckley & Rugby has an Income Flex range: 5.5x instead of the usual 4.49x.

    New to this list
    5.5xIncome: qualifying standard incomeMax LTV: 95%First-time buyers and remortgage; minimum loan £100,000. Larger maximum loans for doctors, dentists, barristers, solicitors and accountants.
    • Up to two non-standard income sources, but those cases are capped at 4.49x.

    Source: Hinckley & Rugby BS - Income Flex information sheet (March 2026) (checked 10 November 2026).

    Marsden Building Societybuilding society

    5.5x

    Marsden offers 5.5x from £75,000 sole or £100,000 joint.

    New to this list
    5.5xIncome: from £75,000 sole / £100,000 jointMax LTV: per product
    • Below those thresholds: 4.5x.

    Source: Marsden BS for Intermediaries - Residential criteria (checked 10 November 2026).

    Beverley Building Societybuilding society

    5.5x

    Beverley usually lends up to 5.5x and will consider more for trapped borrowers and in exceptional cases.

    New to this list
    5.5xIncome: as standardMax LTV: per productHigher possible for trapped borrowers or in exceptional cases.
    • Stress rate: 6.59%.

    Source: Beverley BS - Lending criteria (checked 10 November 2026).

    Suffolk Building Societybuilding society (formerly Ipswich)

    5.49x

    Suffolk offers 5.49x if one applicant earns over £75,000, or if you can show 12 months of rent at a level close to the new mortgage payment.

    New to this list
    5.49xIncome: one applicant over £75,000, or 12 months of rent within 10% of the new paymentMax LTV: per product
    • Standard 4.49x; no minimum income on standard applications.

    Source: Suffolk for Intermediaries - Lending criteria (checked 10 November 2026).

    Cambridge Building Societybuilding society

    5.5x

    Cambridge's First Step Mortgage combines 98% LTV with up to 5.5x household income.

    New to this listOpen to all brokers since July 2026; 5-year fix added 1 October 2026.
    5.5xIncome: household income (sole or joint)Max LTV: 98%Maximum loan £500,000, minimum price £100,000, 2 or 5-year fix; self-employed considered.

    Source: Cambridge for Intermediaries - First Step mortgage (checked 10 November 2026).

    Swansea Building Societybuilding society

    5.5x

    Swansea has a dedicated product for doctors and dentists at 5.5x income.

    New to this list
    5.5xIncome: from £30,000; at least one registered doctor or dentistMax LTV: 80%MEDPRO26 product, loans £50,000 to £1.5m.
    • The professionals and key worker (PROF26) and High Income (from £100,000 / £150,000) products do not state a multiple.

    Source: Swansea BS - Medical professional mortgage (checked 10 November 2026).

    Newbury Building Societybuilding society

    5x

    Since March 2026 Newbury has offered 5x where income after commitments is at least £30,000.

    New to this listSince 10 March 2026.
    5xIncome: £30,000+ after commitmentsMax LTV: per product
    • Below that: 4.75x. Shared ownership: 4.75x / 4.5x.

    Source: Newbury BS - Updated affordability and income multiple criteria (checked 10 November 2026).

    Family Building Societybuilding society

    5.33x

    Family Building Society can go up to 5.33x on its 100% Family Mortgage, where the family secures part of the loan.

    New to this list
    5.33xIncome: Family MortgageMax LTV: 100%Family savings or a charge over a family home must make up 20% together with any deposit. Purchase only, England and Wales, loans £96,000 to £750,000.
    • Standard mortgages: 4.5x, higher only by exception.

    Source: Family BS for Intermediaries - Criteria A-Z (I) (checked 10 November 2026).

    Scottish Building Societybuilding society

    5x

    Since September 2026 Scottish Building Society has lent in England and Wales too. Professionals get 5x at 95% LTV.

    New to this listAvailable in England and Wales since 9 September 2026.
    5xIncome: professionals (accountants, dentists, doctors, solicitors, actuaries, optometrists; pharmacists and vets who are partners or owners)Max LTV: 95%95% to £500,000, 85% to £750,000, 75% to £1m, 60% to £1.25m; no trainees or students.
    • Standard: 4.5x sole and joint at every LTV.

    Source: Scottish BS - Professional mortgages (checked 10 November 2026).

    Melton Building Societybuilding society

    case by case

    Melton publishes no multiple: decisions rest entirely on the ability to repay. It offers a 100% LTV mortgage for first-time buyers.

    case by caseIncome: Melton affordability calculatorMax LTV: 100%100% LTV: first-time buyers only (one applicant is enough), age 23 to 80, at least 6 months in the current job, terms to 40 years, no new build, England and Wales, no rent history needed; loans £25,000 to £500,000.

    Source: Melton BS for brokers - Lending criteria (checked 10 November 2026).

    Specialist and challenger lenders

    This is where you will find the highest multiples on the market (7x), no-cap lending for households earning £40,000 to £50,000 or more, and tolerance of minor credit blips. Most are broker-only, and rates can be a little higher than at the banks.

    April Mortgagesspecialist lender (long-term fixes)

    7x

    April offers the highest multiple on the market, 7x, in return for a long fix of 10 or 15 years.

    7xIncome: £50,000+ (sole or joint) on a 10+ year fixMax LTV: 85%
    6xIncome: under £50,000 or a 5-year fix; everyone at 85-90% LTVMax LTV: 90%
    5.5xIncome: under £50,000 or a 5-year fix, at 90-95% LTVMax LTV: 95%At 90-95% LTV with £50,000+ and a 10+ year fix: 6x.
    • Minimum income £24,000. Self-employed accepted (lower of the latest year or a 2-year average; 2 years' trading). Bonus, overtime and commission accepted. Up to 4 applicants. England and Wales only.
    • Over 95% LTV (the 100% mortgage): below 4.5x. Like-for-like remortgage: as purchase up to 90% LTV.
    • No CCJs or defaults in the last 36 months.

    Source: April Mortgages - Key features (ORBPS0086) (checked 10 November 2026).

    Vida Homeloansspecialist lender

    7x

    Vida lends up to 7x income from £60,000 of income and up to 90% LTV, with manual underwriting of complex incomes.

    7xIncome: from £60,000 a yearMax LTV: 90%
    • Main applicant: minimum earned income £15,000. Maximum LTV 97% (to £750,000). Credit tiers Vida 36 / 24 / 6.

    Sources: Vida Homeloans - Lending criteria; Vida Homeloans - Residential products (checked 10 November 2026).

    Hodgespecialist bank

    no cap

    Since June 2026 Hodge has applied no income multiple cap at all for incomes of £40,000+, right up to 95% LTV.

    Higher multipleIn October 2025 the threshold for high LTI fell from £75,000 to £40,000, and from 30 June 2026 Hodge removed the LTI cap altogether for those incomes (previously 6x to 80% LTV).
    no capIncome: from £40,000 (sole or joint)Max LTV: 95%The maximum loan comes from affordability alone. Interest-only to 80%, new-build flats to 85%.
    • No minimum income. Applies to Resi, Resi Retire and RIO ranges.

    Sources: Hodge for Intermediaries - Criteria; Hodge - Latest criteria changes (checked 10 November 2026).

    West One Loansspecialist lender

    no cap

    West One has three levels: 5.5x on the core range, 6.5x on the Extra plan to 97.5% LTV, and LTI Boost with no multiple cap at all.

    Higher multipleSince 20 May 2026 the core range has offered 5.5x (previously 5x); since August, 6.5x for minor adverse credit too; since 29 September LTI Boost goes to 85% LTV (previously 80%).
    no capIncome: household income from £50,000Max LTV: 85%LTI Boost: loan size from affordability; some fixes need a £250,000 minimum loan; not for unencumbered properties.
    6.5xIncome: Extra plan (Premier Extra / Platinum Extra)Max LTV: 97.5%No interest-only; self-employed from 1 year's trading; new-build houses to 92.5%, flats 85%; debt consolidation to 97.5%.
    5.5xIncome: core range, minimum £15,000Max LTV: per product
    • Permanent right to reside required. Since August 2026 a Prime tier offers up to 6.5x at 90% LTV for borrowers with minor adverse credit.

    Sources: West One - Residential mortgages product guide (22.10.2026); Mortgage Solutions, 29.09.2026 - West One refreshes resi range (checked 10 November 2026).

    Precise Mortgages (OSB Group)specialist lender

    6x

    Precise offers 6x with no profession restrictions, including borrowers with minor credit problems, up to 95% LTV.

    6xIncome: minimum £10,000 (main applicant)Max LTV: 95%Fees can be added up to 97% gross LTV. New build and debt consolidation to 90%.
    • Outer limits: up to 5 defaults and 3 CCJs in the last 24 months; none in the last 3 months. Every case is credit-scored.
    • Employed, self-employed, first-time buyers, movers and joint applicants.

    Sources: Precise Mortgages - Residential; Precise Mortgages - Criteria (checked 10 November 2026).

    United Trust Bankspecialist bank

    6x

    UTB lends 6x across all its credit tiers up to 85% LTV and £2m.

    6xIncome: minimum £15,000 (to 85% LTV)Max LTV: 85%All tiers: Super Prime, Prime Plus, Prime, Near Prime and Specialist. Near Prime and Specialist over £1m: 4.5x.
    • Debt-to-income up to 50%. Minimum income: £40,000 above 85% LTV, £25,000 for first-time buyers, £50,000 for interest-only.
    • Contractors: day rate x 5 days x 48 weeks.

    Source: United Trust Bank - Residential product guide (02.10.2026) (checked 10 November 2026).

    Kensington Mortgagesspecialist lender

    6x

    Kensington has two "income stretch" ranges: 6x for professionals and 5x for public-sector heroes.

    6xIncome: from £35,000 sole / £50,000 jointMax LTV: 90%Professionals: chartered accountants, actuaries, barristers, commercial pilots, dentists, doctors, solicitors, architects, chartered engineers and surveyors, vets; underwriter decision, not an automated score; loans to £1m.
    5xIncome: NHS clinicians, paramedics and nurses, teachers and lecturers, armed forces, firefighters, policeMax LTV: 90%Hero: employed only; loans to £500,000.
    • Self-employed: 1 year's trading to 85% LTV, 2 years at 90-95%.

    Source: Kensington - Income stretch: Professionals (checked 10 November 2026).

    Aldermorespecialist bank

    6x

    Aldermore applies its multiple to total household income: 6x from £60,000 with a 20% deposit, and 5.5x from £80,000 even above 90% LTV.

    New to this list
    6xIncome: from £60,000Max LTV: under 80%
    5.5xIncome: £40,000 to £60,000 (under 80%); £60,000+ (under 90%); £80,000+ (90% and above)Max LTV: 98%
    5xIncome: £60,000 to £80,000 at 90% LTV and aboveMax LTV: 98%
    • Under £40,000: 4.49x. Minimum income £10,000. 98% LTV for employed applicants only; self-employed and contractors to 95%.

    Source: Aldermore - Residential criteria guide (July 2026) (checked 10 November 2026).

    Atom bankdigital bank

    6x

    Atom raised its multiples in September 2026: 6x from £75,000 to 90% LTV and 5.5x even at 95%.

    Higher multipleSince 2 September 2026, higher multiples at 90% LTV for incomes of £45,000 to £60,000 (£23,000 to £31,000 more borrowing).
    6xIncome: employed, £75,000+Max LTV: 90%At 95% LTV: 5.5x.
    5.5xIncome: employed £60,000 to £74,999; self-employed over £75,000 sole / £100,000 jointMax LTV: 90%
    5xIncome: employed £45,000 to £59,999Max LTV: 90%
    • Under £45,000: 4.49x. Minimum income £16,000. Self-employed: 2 years' trading, max 90% LTV. The grid covers Prime and Near Prime.

    Source: Atom bank for Intermediaries - Residential lending criteria (checked 10 November 2026).

    Foundationspecialist lender

    5.99x

    Since August 2026 Foundation has offered almost 6x (5.99x) to higher earners and professionals, with no cap on like-for-like remortgages.

    New to this listHigher tiers since 21 August 2026.
    5.99xIncome: sole £50,000+, multiple applicants £70,000+; or professionalsMax LTV: 90%
    5.49xIncome: key workers (armed forces, NHS clinicians, firefighters, teachers, lecturers, police, prison officers)Max LTV: 90%
    no capIncome: pound-for-pound remortgageMax LTV: 90%
    • Everyone else: 4.49x.

    Source: Foundation - Residential criteria guide (Aug 2026) (checked 10 November 2026).

    Perennalong-term fixed-rate lender

    6x

    Perenna specialises in 5 to 15-year fixes and lends up to 6x income even at 95% LTV.

    New to this list
    6xIncome: no minimum incomeMax LTV: 95%95% LTV to £750,000, 90% to £1.5m; 5, 7, 10 and 15-year fixes; no maximum age.

    Sources: Perenna for Intermediaries; Perenna - 5-year fixed added to range (checked 10 November 2026).

    Gen H (Generation Home)digital lender

    5.5x

    Gen H lends 5.5x gross income from £50,000, including at 95% LTV.

    New to this list
    5.5xIncome: combined gross income from £50,000Max LTV: 95%At 95%: no new build, no missed payments or defaults in the last 6 months; houses to £700,000, flats to £500,000.
    • Under £50,000, or with an income booster (a family member's income): 4.49x.

    Source: Gen H for Intermediaries - Criteria (checked 10 November 2026).

    The Mortgage Lender / Bluestone (Shawbrook)specialist lenders

    5.5x

    The Mortgage Lender and Bluestone (Shawbrook group) raised their maximum from 4.5x to 5.5x in November 2025.

    New to this list
    5.5xIncome: from £50,000 sole / £70,000 jointMax LTV: 90%TML: RL0 and RL1 products only. Bluestone: "Clear" products only.
    • Everyone else: up to 4.5x.

    Sources: The Mortgage Lender - Residential products and criteria; Bluestone Mortgages - Residential product guide (checked 10 November 2026).

    Gatehouse Bank (Home Purchase Plan)Islamic bank, Sharia-compliant finance

    6x

    Gatehouse offers a Sharia-compliant Home Purchase Plan, an alternative to an interest-bearing mortgage, at up to 6x income.

    New to this list
    6xIncome: from £75,000 (sole or joint)Max LTV: 80% FTV
    5.5xIncome: £50,000 to £74,999 (to 80% FTV); £75,000+ (80-90% FTV)Max LTV: 90% FTV
    5xIncome: £35,000 to £49,999 (to 80% FTV); £50,000 to £74,999 (80-90% FTV)Max LTV: 90% FTV
    • FTV (finance to value) is the equivalent of LTV. Over 90% FTV: 4.49x (from £20,000). Under £35,000: 4.49x.

    Sources: Gatehouse Bank - HPP criteria up to 80% FTV (20.10.2026); Gatehouse Bank - HPP criteria above 80% FTV (20.10.2026) (checked 10 November 2026).

    Gable Mortgages100% LTV lender

    5.5x

    Gable lends with no deposit (100% LTV), and key workers get a higher multiple than everyone else.

    5.5xIncome: key workers, joint application; minimum £25,000Max LTV: 100%
    5xIncome: key workers, sole application; minimum £25,000Max LTV: 100%
    • Everyone else: 4.49x, minimum income £27,780. Loans £125,000 to £1m, max 2 applicants, England and Wales only, no shared ownership.

    Source: Gable Mortgages - Residential lending criteria (checked 22 October 2026).

    Private banks and high-net-worth borrowers

    Private banks do not publish income multiples. They look at the client's whole balance sheet and cash flow, and loans usually start at £500,000 to £1,500,000. Below is what they actually say in public.

    Private banks can use lighter FCA rules for high net worth customers: people with net income of at least £300,000 a year or net assets of at least £3m. An affordability check still applies, just in a simpler form, and these loans are not excluded from the market-wide limit. Investec says it uses this route "very much the exception rather than the rule".

    Couttsprivate bank (NatWest Group)

    case by case

    Coutts publishes no income multiple. It looks at the whole picture, including bonuses, carried interest and equity income.

    case by caseIncome: new clients: loans above £1.5m; no minimum incomeMax LTV: 90%Interest-only up to 35 years; UK property only; no upper loan limit.

    Source: Coutts - Mortgage intermediaries (checked 10 November 2026).

    Investecprivate bank

    case by case

    Investec targets people earning £300,000+ a year with net worth of £3m+.

    case by caseIncome: £300,000+ a year and £3m+ net worthMax LTV: 95% in some casesLoans from £1m, typically up to £10m; income assessed holistically.

    Source: Investec - Residential mortgages (lender page (2026 archived copy), checked 10 November 2026).

    Arbuthnot Latham, C. Hoare & Co, Handelsbanken, Lloyds Private Bankingprivate banks

    case by case

    None of these banks publishes a multiple. They look at the whole financial position, and entry levels are high.

    case by caseIncome: Arbuthnot Latham: loans from £500,000, £750,000 relationshipMax LTV: 60%
    case by caseIncome: C. Hoare & Co: wealth typically £10m+, loans from £1mMax LTV: per product
    4.5x+Income: Handelsbanken: loans at 4.5x or more priced on its "Standard Plus" grid, manual underwritingMax LTV: per product
    case by caseIncome: Lloyds Private Banking: £100,000 income or £250,000 savingsMax LTV: per product

    Sources: Arbuthnot Latham - Borrowing; C. Hoare & Co - Mortgage brokers; Lloyds Bank Private Banking - Lending brochure (Feb 2026) (checked 10 November 2026).

    How much more you could borrow: examples

    Same income, different lenders. These are the maximums the multiples allow; the final figure depends on affordability, commitments and deposit.

    Buying your first home alone on £35,000

    4.5x standard£157,500
    5.5x Leeds, Principality, Hanley£192,500
    6x Nationwide Helping Hand£210,000
    6.5x Coventry£227,500

    £70,000 more than at 4.5x. Repayment at 5% over 30 years: £1,221 a month at the maximum, against £845 at 4.5x. Coventry and Helping Hand: employed applicants only.

    A couple earning £60,000 between them

    4.5x standard£270,000
    5.5x Leeds, Atom£330,000
    6x Skipton, Cumberland£360,000
    7x April (10+ year fix)£420,000

    £150,000 more than at 4.5x. Repayment at 5% over 30 years: £2,255 a month at the maximum, against £1,449 at 4.5x. April 7x: up to 85% LTV on a 10 or 15-year fix.

    A couple earning £90,000 between them

    4.5x standard£405,000
    6x Leeds, Barclays, Nationwide£540,000
    6.5x Nottingham£585,000
    7x April, Vida£630,000

    £225,000 more than at 4.5x. Repayment at 5% over 30 years: £3,382 a month at the maximum, against £2,174 at 4.5x. Nottingham Make it Possible: purchase only, up to 90% LTV.

    Work out your own figure at different multiples with our affordability calculator.

    10 criteria that decide the figure

    The multiple is only the start. These rules are why two people on the same income can be offered very different amounts:

    • Which income counts. Furness uses basic pay only, HSBC counts 100% of variable pay, Virgin Money 60%, Nottingham 75%. The same multiple can produce very different loans.
    • Sole, joint or household threshold. Some lenders set separate thresholds (HSBC £35,000 / £55,000), others use combined income. "Over £40,000" (Lloyds) is not the same as "£40,000 or more".
    • LTV, in other words your deposit. The bigger the deposit, the higher the multiple: NatWest and Aldermore set different multiples for each LTV band, and Barclays gives 6x only up to 85%.
    • Length of the fix. April gives 7x only on a 10 to 15-year fix, Leeds Income Plus needs at least 5 years, Helping Hand 5 to 10 years. Fixes of 5 years or more often face a gentler stress test.
    • Other debts (DTI). Leeds caps total secured debt (5.75x / 6.25x), Barclays drops to 4x when debt repayments reach 20% of income, UTB allows DTI up to 50%.
    • Credit history and scoring. Bank of Ireland and Coventry require their scorecard to be passed, Halifax can cut the Boost to 5x, Chorley wants a spotless file. Precise tolerates minor blips.
    • Employment type. The self-employed are excluded from, among others, Coventry's 6.5x, Helping Hand, Principality and Virgin Money's enhanced multiples.
    • Profession and time since qualifying. Chorley: within 3 years, Principality: within 5 years, Metro and Saffron: within 10 years.
    • Property type. New-build flats often get a lower LTV (Leeds, HSBC, Coventry: 85%), and some products exclude new build altogether.
    • Who counts as a first-time buyer. Leeds and Nationwide: no mortgage in the last 3 years; Accord: never owned a property. On a joint case one such applicant is often enough.

    What to watch with a high multiple

    A bigger loan means a bigger payment. At 5% over 30 years, £540,000 (6x an income of £90,000) costs about £2,899 a month, against £2,174 at 4.5x. Make sure your budget can take it, including if rates rise.
    • A small deposit plus a high multiple raises the risk of negative equity if prices fall, which makes it harder to remortgage later.
    • Long fixes (April 10 to 15 years, Perenna up to 15 years) give certainty, but carry early repayment charges. Check portability and overpayment allowances.
    • The window could narrow. If the market goes above 15% of loans at 4.5x or more, lenders will have to rein them in. The share is already close (14.1%).
    • Criteria change fast. NatWest changed its multiples four times this year. Always confirm the current rules before you apply.

    How to go about it

    1. Work out your income the way lenders do: basic pay, bonus, overtime, self-employed income. Lenders count anything from 60% to 100% of variable pay.
    2. Get a rough figure with the affordability calculator at 4.5x, 5.5x and 6x.
    3. Match the lender to your profile: employment type, profession, deposit, credit history, property type.
    4. Get an agreement in principle (AIP/DIP) from the chosen lender, ideally through a broker who knows where the case will fit.
    5. Get your documents ready: last 3 payslips, P60, bank statements; self-employed: SA302s and Tax Year Overviews or company accounts.

    Want to know what you could really borrow, and where? Get in touch and we will compare every lender on this list for you.

    Message us on WhatsAppCheck what you can borrow

    Sources

    Each lender's criteria are linked in its profile. Market and regulatory sources:

    1. PRA PS19/26 - High loan to income lending (14.10.2026)
    2. FCA FG26/11 - High LTI lending guidance (October 2026)
    3. Bank of England - High loan-to-income lending data
    4. Bank of England - FPC record, September 2026
    5. Bank of England - Financial Stability Report, July 2026
    6. Bank of England - Monetary Policy Summary, November 2026
    7. FCA - Interest rate stress test rule
    8. FCA FS25/6 - Mortgage rule review feedback (December 2025)
    9. FCA Handbook - High net worth mortgage customer
    10. UK Finance - response on LTI in mortgage lending (July 2026)
    11. Mortgage Solutions - Number of lenders offering six times LTI quadruples (15.07.2026)
    12. Mortgage Solutions - High LTI lending more than doubles in 12 months (05.11.2026)
    13. Investing.com - Bank of England weighs raising high-risk mortgage threshold to five times income (31.10.2026)

    Important: this article is for information only and is not financial advice or a product recommendation. Multiples, income thresholds and LTV limits come from lenders' published material as at 10 November 2026, may change without notice and do not guarantee that a mortgage will be offered. Every application is subject to affordability and the lender's criteria. We charge a broker fee, which we always confirm up front. Albion Financial Advice is authorised and regulated by the Financial Conduct Authority (FCA). Your home may be repossessed if you do not keep up repayments on your mortgage.

    Dariusz Karpowicz

    Dariusz Karpowicz

    Director & Mortgage Adviser

    Dariusz is a seasoned adviser with 15+ years in financial services. He founded Albion Financial Advice after gaining experience with established brokers, and has helped over 5,000 clients secure their ideal mortgage and protection solutions.

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