Rent affordability calculator
Rather than a rule about percentages, this takes your actual take-home and your actual outgoings and shows what a given rent leaves behind.
How this is calculated
Everything you enter is subtracted from your take-home. What remains is what you have left after the month is paid for.
The share of take-home going on rent is shown because it is the figure lenders, agents and guarantors will ask about, not because there is a correct number.
Letting agents commonly require an annual income of 30 times the monthly rent, so that threshold is shown for the rent you entered.
Deposits and the first month up front are not included. A five-week deposit plus a month in advance is the usual requirement and needs finding separately.
Rates used · 2026/27
| Common agent income test | 30 times the monthly rent, a year |
| Tenancy deposit cap, England | 5 weeks rent where annual rent is under £50,000 |
| Holding deposit cap | 1 week rent |
| Up front, typically | first month plus deposit |
Last checked July 2026. Source: HMRC and gov.uk.
Worked example
On £2,200 take-home with £950 rent and £810 of bills, travel, food and everything else, you are left with £440 a month. The rent is 43.2% of take-home, and an agent applying the usual test would want an annual income of £28,500.
Common questions
Is there a rule for how much rent I can afford?
Plenty of rules exist and none of them know your circumstances. A third of take-home is a common guide, but what matters is what is left afterwards, which is what this shows.
What will an agent check?
Usually annual income of at least 30 times the monthly rent, plus references and a credit check. A guarantor is often accepted where income falls short.
How much do I need up front?
Normally the first month plus a deposit capped at five weeks rent in England. On £950 rent that is about £2,046 before you move in.
Should I include a joint tenant?
Yes, add both take-home figures together and both sets of outgoings. Agents assess joint applicants on combined income.