Rent Affordability Calculator

How UK letting agents check affordability

Most letting agents and landlords in the UK use a simple income test: your combined annual household income should be at least 30 times the monthly rent. For example, a flat at £1,200 a month needs a household income of about £36,000 a year. Some agencies instead look for an annual income of 2.5–3 times the yearly rent, so requirements vary slightly by agent.

What the calculator shows

The calculator checks your rent budget two ways:

• The letting-agent rule (30×) — the maximum rent you are likely to be approved for on your income.
• A comfortable budget — roughly a third of your take-home pay after tax and National Insurance. Agents may approve more than this, but keeping rent near a third of net income leaves room for bills, council tax and saving.

Upfront costs when you move in

• Holding deposit — capped at 1 week's rent (usually deducted from your first payment).
• Tenancy deposit — capped at 5 weeks' rent (6 weeks if the annual rent is over £50,000) under the Tenant Fees Act 2019.
• First month's rent — paid upfront before you move in.

Agents can no longer charge most other tenant fees. See our UK renting guide for the full process from viewing to move-in day.

Joint applications and guarantors

Couples and flatmates can combine incomes to pass the affordability check — £1,000-a-month rent needs £30,000 between you. If you do not meet the rule on income alone, many agents accept a guarantor: someone who agrees to pay if you cannot. Guarantors usually need to earn around 36–40 times the monthly rent, and often must be UK-based homeowners.

Budgeting for the rest of your rent bill

Rent is only part of the cost of a home. Remember to budget for council tax, energy bills, water, TV licence and contents insurance. Our monthly budget calculator helps you see how a new rent fits with everything else, and our renting a home checklist walks you through each step of securing a tenancy. Always confirm current rules on the official GOV.UK private renting guidance.