Get an estimate of how much you can borrow
A borrowing power calculator should be used before even searching for a property to give you an idea of how much you can afford to spend.
All you need to do is enter in your income, expenses and other financial commitments, as well as some loan details and you'll get an estimate of your borrowing power. You can also discuss the results with a qualified mortgage broker to get more information and to find out about other loan options.
This calculator doesn't give a result based on your deposit size. This is because in reality lenders decide how much to lend you based on a range of factors.
How to use the home loan borrowing power calculator
Income details
One of the first factors your potential lender will look at when evaluating how much you can borrow, in addition to your deposit, is your income. Your income will dictate how much you can repay off your loan each month, so they'll want to know if your income can meet the repayments for the size of loan you want. To find out how much your repayments would be on a particular loan size use our repayment calculator.
Your potential lender will ask you the following types of questions in regards to your income:
- How much of your income have you been able to save?
- Has your income been increased or decreased?
- A further factor not to be forgotten is your ongoing financial commitments. Before embarking on your quest for finance or pre-approval for your home loan, ditch all the outgoings that you can. Pay out your credit card debts and sell any products that you may be paying off with personal loans if you are able.
If you're married or buying your home with your partner, the household income factor rises and in turn so does the probable amount you can borrow. While this may seem great, remember there are still situations you must plan for, such as if one of you lose your jobs or if you decide to have children.
Proof of your ability to save is particularly important if you're buying your first home. If you're a first home buyer you may be entitled to the First Home Owners Grant (FHOG).
A good savings history will also tell a potential lender that you're likely to be able to keep up with regular repayments. If you already have a home loan and want to refinance, a savings pattern may not be so important because your potential lender will have your loan repayment history to assist them in their decision.
Back to topDebts and expenses
Your debts and what you spend each month are as important as your deposit, income and savings. When you want to work out how much to borrow you need to consider any financial commitments and debts you regularly put your income towards to find out if your income is still sufficient to make your repayments.
Before meeting with your lender to discuss how much you can borrow, make a determined attempt to get rid of all the outstanding debts that you can and if possible get rid of any credit cards you don't need. Go into discussions with your potential lender with as little financial baggage as you can and you'll be rewarded with the borrowing capacity you need to purchase the home you want.
Some debts or expenses may decrease the amount you can borrow or even cause your loan application to be rejected. In addition to what's been discussed above, these may include:
- Payment history: Do you pay on time? This is a determining factor in loan approval. Payment history includes credit cards, bills, car loans, mortgages and loans of all types. Bankruptcy is also taken into consideration.
- Outstanding debt: Most people have debt, but the lender wants to know how much you have. Outstanding balances for credit cards, personal loans, car loans and mortgages will determine a how much a lender thinks you should be able to borrow. It's important to note that your overall credit card limit will be used to asses your current level of outstanding debt - this is your entire credit limit, not just what you have used.
- Debt to income: The classic ratio of what you owe to what you make. This ratio is used to determine your ability to pay your current debt and possible future debt if you are approved for any loans or mortgages. Child care costs and children in general can sometimes reduce your borrowing power.
- Credit history: How long have you had credit? The length and usage of your accounts are taken into account. Not only does this show items like foreclosures and bankruptcies but also shows attempts at repaying debt. Loan processors use this to try and determine how reliable you are to pay back the loans.
- Pursuit of new credit: Each time you apply for credit it's noted in your credit history and lenders will look at this
Loan type and term
The type of loan you choose, as well as the term you plan to keep it for, also has a bearing on your borrowing power. A loan with minimal features, that has low fees and has a low interest rate might mean your repayments are lower and therefore could mean you can borrow more. If you plan to pay off your loan in 30 years as opposed to 25 years this will also lower your repayments. On the other hand a shorter loan term could save you thousands of dollars in interest but increase your repayments. When you meet with your potential lender or mortgage broker make sure you discuss the different options available.
Before you apply for a home loan, get your finances in order. Being prepared not only increases your chances of being approved, but also of you borrowing the amount you want. Regardless of how much your lender decides to lend you, work out if the loan suits you and your situation, what features it offers you and if you could still comfortably afford your repayments if interest rates increased.
Back to topDeposit size - what is a loan-to-value ratio (LVR)?
While it's not in the calculator, your deposit will also make up a big part of how much you're able to borrow.
Post-GFC, lenders are required to look closely at your ability to repay your loan when assessing how much you can borrow. One of the ways a potential borrower can demonstrate their ability to make repayments is through their deposit size. A large deposit demonstrates you've been able to save regardless of your expenses. This means the amount a lender will let you borrow depends on how large your deposit is in relation to the value of the property, otherwise known as an LVR.
An LVR is shown as a percentage and is worked out by dividing the loan size you require by the value of the property. Look below to find out how to work out what your LVR would be.
LVR Example
Chad is looking at purchasing a $400,000 home. He's got a deposit of $40,000 saved up and is ready to go. To work out his LVR, he first needs to find out how much he'll need to borrow. To do this Chad needs to subtract the deposit he's saved from the value of the property he wishes to buy.
Next, he needs to divide this amount by the value of the property and then multiply it by 100.
This means Chad's LVR would likely be 90%.
Lenders generally set the maximum LVR at 95% or lower. That's the most they will lend out, unless you're able to get a family guarantee, in which case you can sometimes borrow as much as 100%. If you're self employed and want to take out a loan with low documentation requirements a lender may require an LVR of 60% - that is you need a deposit of 40% of the value of the property. On the flip side, if you're not self employed, have a good credit history and opt to pay for lender's mortgage insurance, then you may be able to take out a loan with an LVR of 95%, meaning you only need a 5% deposit.
A lender will look at the issue like this: if a client is able and willing to commit to paying a percentage of the property's value, preferably no less than 20%, then the client in question has shown to have some good financial skills – being able to save the cash. Additionally, since the client has also invested their own money, there is a lower risk that they will default on the loan because 20% is generally a lot of money. Therefore these applicants will find it easier to get their home loans approved.
In reality, remember you also need to account for other costs when purchasing a home, which can include:
- Stamp duty
- Legal fees
- Building/pest inspections
- Home insurance
- Repair fees
- Maintenance fees
- Loan feature fees for facilities such as redraw
These may not make up your LVR but you should get acquainted with different types of fees and how much they may cost you.
Back to topHow can I find out what a specific bank will look at when deciding how much I can borrow?
One way of getting around this is to approach a mortgage broker. They'll be able to go through each aspect of your application and use their past experience with lenders to steer you in the direction of a loan which matches your eligibility.
How can I increase my borrowing power?
As alluded to in the article, you can increase the amount you can borrow in a number of ways. The easiest ways are to decrease your debts and liabilities and increase your income. Think about asking for a pay rise, starting a second business, or investing money into assets such as shares and making a regular income from dividends.
To decrease your debts, think about starting a budget and paying down your credit cards, in addition to closing non-essential credit accounts and loans.
How will my credit file effect my home loan application
Your credit file acts as a way for your prospective lender to know whether or not you'll be able to pay back your loan, in addition to your income and debts. If your credit file shows late payments, defaults and other negative listings, you may find it difficult to even obtain a loan in the first place. Always obtain a copy of your credit file before lodging an application with any lender.
Does my age play a part in my borrowing ability im 53
Hi Nev46,
Thank you for your question. You’ve reached finder.com.au we are a financial comparison website and general information service we are not mortgage specialists so can only offer general advice.
In Australia, lenders are not actually allowed to discriminate borrowers based on age. Australia’s anti-discrimination legislation, i.e. Age Discrimination Act 2004 and National Consumer Credit Protection Act 2009, prevents lenders from discriminating against mortgage applicants due to their age.
However, lenders would also like to make sure that you meet the general lending criteria, that is you can comfortably afford to repay the loan without having financial difficulties. So, the older you are, the more it might be difficult for you get a mortgage approval. Usually, lenders would limit the age requirements from 65 to 75 years.
Cheers,
May
a has 1000000 savings deposit with the phil. national bank. One day a borrowed 200000 from the bank. without asking permission from a, the bank subtracted the 200000 from a’s account , leaving a balance of 800000 in a’s favor. Is the bank’s action proper?
Hi Shaina,
Thanks for your question.
Please note that we are an Australian financial comparison and information website. As such, we can’t provide specific advice for your situation.
If the terms and conditions of the loan clearly state that the bank can deduct the balance of the loan from their client’s existing account, then the bank’s action is acceptable. It would be best if the person concerned will directly get in touch with the bank and confirm this.
Cheers,
Anndy
Very useful! With this calculator, I can do the entire math in just some minutes. Brilliant!
I’m glad you found it useful Franco! We’ve got many more calculators here if you’re interested.
howdy. just seeing if you could recommend a good lender for us. I am full time employed on about 50k a year, boss supplies car and pays for my phone. my partner is a contract teacher
Hi Scott,
Thank you for contacting finder.com.au, a financial comparison website.
We are not able to offer recommendations for any particular lenders however you can compare hundreds of loans on our best home loans page or contact a mortgage broker who can make a recommendation based on your specific needs.
Regards
Jodie
whats the average interest rate at the moment for discharged bankrupt
Hi Debbie,
Thank you for reaching out.
Please visit our page on Home Loans for Discharged Bankrupts to see the options available for home loans.
Regards
Jodie
Is untaxed income ie. family assistance and/or child support payments>
Hi Debbie,
Thank you for reaching out to finder.com.au, a financial comparison website.
Please contact the ATO directly to find out what is considered untaxed income, if you receive income that you are aware that you do not pay tax on you can add this to the untaxed income field or if you are unsure you may wish to leave this income out of the calculations or you can contact a mortgage broker to discuss the possibilities.
Regards
Jodie
My father is getting on in age and he has a loan with pepper that is just getting to much for him to pay. This loan was on the equity of his home. . Is it possible that I could take out a loan to pay this for him. As the home will be left to us upon his death.
Hi Joyce,
Thanks for your question.
Please note that finder.com.au is an online comparison service and is not a product issuer. If you would like to discuss your eligibility or options, please get in touch with a lender featured on this page.
If you find that none of these loans are suitable for your situation, there is always the option of speaking to a home loan broker. They’ll be able to help you further should need further help in narrowing down a suitable home loan option.
Cheers,
Shirley
Greetings,
I have $200,000 from an inheritance and I would like to borrow another $200,000 to buy a home. I am currently a low income earner, and get government assistance. what are my chances of getting a loan?
Many thanks in advance.
Hi Nat,
Thanks for your question.
There are still a number of lenders who may be able to provide you with a loan. It’s advisable that you speak to a mortgage specialist – they can assess your needs and advise on a range of options available to you.
Cheers,
Shirley
Hi there
I have just been approved for a loan and thank you.
I received an email stating the pay dates are the day before i actually get paid who shall I tell and how?
Hi FeeFee,
Thanks for your question.
Please get in touch with the lender directly to let them know.
Cheers,
Shirley
What is the benefit of having a guarantor on a home loan application and if I am applying with my partner can we still have a guarantor or is it only for people who are not applying with someone else.
Hi Renee,
thanks for the question.
A guarantor is beneficial if you don’t have enough of a deposit to afford a home. This is because your guarantor can offer up some of their home as security for your loan, meaning you have to provide less of a deposit. If someone wanted to purchase a property worth $300,000 for example, and only had a deposit of $6000 (2% of the property value), most banks wouldn’t consider the application, as they will expect at least 5%, but more often 10%- 20% of the property’s value in the form of a deposit.
If the borrower’s guarantor was to offer up $30,000 of their property as security in this example, the borrower would in effect then have a deposit of $33,000, or a deposit of 11%, which might qualify them for a home loan depending on the bank.
Guarantors can also be useful to avoid paying Lender’s Mortgage Insurance (LMI).
Guarantors are available for joint applicants depending on the lender.
I hope this helps,
Marc.