After a separation, one of the biggest concerns is where you’re going to live and whether you’ll be able to afford a home on your own. 

The amount you may be able to borrow often looks very different compared to when you applied jointly. 

That’s because lenders are now looking at your situation as a single person, not a household. 

What affects how much you can borrow? 

There isn’t one simple number or formula. 

Lenders look at your overall financial position and how manageable the repayments are likely to be. 

That usually includes: 

• Your income
• Your regular spending
• Any debts or financial commitments
• Whether you have children
• Maintenance payments, either paid or received
• How stable your income is

All of these factors come together to shape what may be considered affordable. 

Why borrowing can change after divorce 

The biggest shift is moving from two incomes to one.

Even if your salary hasn’t changed, your financial responsibilities often have.

For example: 

• You may now be covering all household costs yourself
• Your outgoings may increase as you set up a new home
• You may be paying or receiving maintenance 

This means the amount you may be able to borrow is often lower than expected.

That can feel frustrating, especially if you’re hoping to stay in the same area or keep your current home. 

Does maintenance count as income?

Sometimes, yes.

Some lenders will take maintenance into account when assessing affordability. Others may be more cautious.

It often depends on:

• Whether payments are formalised
• How long they’re expected to continue
• How consistent they are

Because of this, two people in similar positions may be offered different amounts depending on how their situation is structured. 
 

What if you want to stay in your home?

Staying in the family home usually means taking on the mortgage in your sole name.

For that to happen, the borrowing needs to be affordable based on your income alone.

In some cases, this works. In others, the numbers don’t quite add up.

This is often where expectations and reality don’t initially match. 
 

Why online calculators don’t tell the full story

It’s normal to try a few online calculators to get a quick estimate.

They can be helpful as a starting point, but they don’t reflect how lenders actually make decisions.

They don’t fully account for:

• Changes after separation
• Childcare arrangements
• Maintenance payments
• Individual lender criteria 

That’s why the figures they produce can sometimes feel out of line with what’s actually achievable. 
 

How a mortgage capacity assessment helps

A mortgage capacity assessment gives you a more realistic view of what you may be able to borrow.

It looks at your personal circumstances and applies current lender criteria, so the outcome reflects your situation more closely.

This can help you understand:

• Whether buying on your own is possible
• How much you may be able to spend
• What your realistic housing options look like 

If you want to see how this works in practice, you can read more about our mortgage capacity assessments here. 
 

Can you increase what you can afford?

In some situations, there may be ways to improve your position.

That might include:

• Reducing existing commitments
• Adjusting the size or type of property you’re considering
• Revisiting how assets are divided as part of the settlement  

But it’s important to stay grounded in what’s sustainable, not just what looks possible on paper. 
 

So, what mortgage can you afford?

The honest answer is that it depends on your individual circumstances.

What matters most is having a clear understanding of what may be realistic before making wider decisions about your home or your financial settlement.

That clarity can make a difficult situation feel more manageable, and help you move forward with a plan that holds up in the real world.

If you’re unsure what your borrowing position may look like, you can get in touch and talk it through with us.