How much can I typically borrow against my house?

Most lenders allow secured borrowing up to 85–95% of your property's value, minus any existing mortgage balance. On a £300,000 home with a £150,000 mortgage at 85% LTV that's up to £105,000 of additional borrowing, subject to affordability and credit checks.

What is the maximum LTV on a secured loan?

Standard lenders cap at 85% combined LTV (existing mortgage + new secured loan). Specialist lenders go to 95%, and a small number consider 100% LTV in specific circumstances. The higher the LTV, the higher the rate — most homeowners get the best deal at 75% LTV or below.

Does my income affect how much I can borrow?

Yes. Lenders run an affordability assessment based on your income, regular outgoings, and existing credit commitments. Equity sets the ceiling on what's available; affordability sets the ceiling on what you'll actually be offered.

Can I borrow more if I have bad credit?

Adverse credit usually reduces your maximum LTV (e.g. 75–80% rather than 85–95%) and increases the rate. But specialist lenders will still consider applicants with missed payments, defaults, CCJs and IVAs — the property security gives them more room to lend than an unsecured personal loan would allow.

What's the smallest and largest secured loan I can take?

The standard market range is £10,000 to £500,000. Below £10k you're usually better off with an unsecured personal loan. Above £500k, specialist secured lenders can go to £5m and beyond, particularly for HNW or property-investor borrowers.

Will a soft search tell me how much I can borrow?

A soft search returns indicative options based on your equity, credit profile, and inputs — without affecting your credit score. The exact maximum is confirmed only at full underwriting once you commit to an application.

Borrowing guide · 8 min read

How much can I borrow against my house?

The honest answer: it depends on three things — your property's equity, your income, and your credit profile. This guide walks through each, with worked examples for £200k, £300k, and £500k properties.

Last reviewed: April 2026By Charles Frank, FCA-authorised broker (30+ years)

The three numbers that decide your maximum

Every secured-loan lender runs the same three checks: equity, affordability, and credit. Equity sets the upper ceiling on what's available against your property. Affordability sets the ceiling on what's actually responsible to lend you. Credit determines which lenders will say yes — and at what price.

The lowest of those three numbers is what you'll actually be offered. Most homeowners hit the affordability ceiling first; high earners with modest equity hit the LTV ceiling first; those with adverse credit hit the credit ceiling first. Knowing which one is your binding constraint changes how you should approach the application.

Equity: the LTV ceiling

Combined loan-to-value (LTV) is your existing first-charge mortgage plus the new secured loan, expressed as a percentage of your property's value. Most prime lenders cap at 85% combined LTV. Specialist lenders go to 95%, and a small handful will consider 100% LTV for the right borrower.

Worked example — £300,000 property, £150,000 mortgage

• Equity available: £150,000
• At 75% combined LTV: max additional secured loan = £75,000
• At 85% combined LTV: max additional secured loan = £105,000
• At 95% combined LTV (specialist): max additional secured loan = £135,000

All subject to affordability + credit. The 75% tier carries the keenest rates.

Higher LTV always costs more. Going from 75% to 85% LTV typically adds 1–2% to your interest rate. Going from 85% to 95% can add another 2–3%. If you have flexibility on the loan amount, dialling it back to keep within a lower LTV band can save thousands over the loan term.

Affordability: the income ceiling

Lenders use a stress-tested affordability calculation: gross monthly income, minus minimum payments on existing debts (mortgage, credit cards, car finance, personal loans), minus essential outgoings (council tax, utilities, childcare, food). The remaining headroom must comfortably cover the new secured-loan payment with margin to spare.

Different lenders apply different stress rates. Some test affordability at the offered rate plus 1%; others stress at the lender's standard variable rate. This is why the same applicant can get £80,000 from one lender and £120,000 from another with identical equity — affordability calculations vary that much across the panel.

Self-employed? Most lenders want two years of accounts or SA302s, but specialists will consider one year, contractor day rates, dividend income, and other complex income types.

Credit: who will lend, and at what price

Clean credit gets you the prime panel and the keenest rates — typically from 6% APRC. Some adverse credit (missed payments older than 12 months, settled defaults) bumps you onto a "near prime" panel at 8–10% APRC. Heavier adverse (recent CCJs, IVAs, bankruptcy) moves you to specialist-only panels at 11–15% APRC.

Crucially, secured-loan lenders are significantly more flexible on credit than mortgage or unsecured-loan lenders. Because they have your property as security, they can lend to people the high street has declined. If you've been refused a personal loan or a further advance from your existing mortgage lender, a secured loan often still works.

Worked examples by property value

Property value	Mortgage	Max @ 75% LTV	Max @ 85% LTV
£200,000	£100,000	£50,000	£70,000
£300,000	£150,000	£75,000	£105,000
£500,000	£250,000	£125,000	£175,000

Indicative only — actual figures depend on affordability and credit checks.

How to find your actual number

The fastest way is a soft-search quote. We compare 30+ lenders and return real indicative figures based on your specific circumstances — without leaving a footprint on your credit file. Most clients see their indicative options within 24 hours.

Try the secured-loan calculator →Get an indicative quote

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