Borrowing capacity in Poland 2026: how large a mortgage on a net income of 5, 7 and 10 thousand zł
Author: Tacjana MasiukiewiczMortgages~8 min read
How large a mortgage will I get if I earn 5, 7 or 10 thousand zł net? Every bank calculates borrowing capacity under its own model, but all of them must apply the same supervisory rules from the KNF's Recommendation S (the Polish Financial Supervision Authority). On that basis we show indicative loan amounts – with an explanation of where the numbers come from – and suggest what to do to increase your capacity.
Key facts
- On an income of 5 thousand zł net and no other commitments, the indicative capacity is about 245–310 thousand zł, on 7 thousand zł – about 345–430 thousand zł, on 10 thousand zł – about 495–615 thousand zł (our own calculation, details below).
- With a variable-rate mortgage the bank calculates capacity as if the interest rate were higher by at least 2,5 percentage points.
- Even if you take the loan for 30 years, capacity for a term above 25 years is calculated as for 25 years (Recommendation S).
- The KNF expects particular caution when instalments take more than 40% of income (for incomes up to the regional average) or 50% (for higher ones).
- Capacity is reduced by, among other things, other instalments, limits on cards and in the account – even unused ones.
What is borrowing capacity?
The Banking Law defines borrowing capacity as the ability to repay a loan taken out together with interest on the dates set in the agreement. The Mortgage Credit Act requires the bank to assess it before concluding the agreement, and the agreement can be concluded only on a positive assessment (Art. 21 and 23). The assessment cannot rely mainly on the value of the property – what counts is whether you will be able to pay the instalments.
How does a bank calculate borrowing capacity?
In simplified terms the bank:
- Establishes your net income and whether it is stable (type of contract, length of service, industry).
- Deducts the household's living costs (they depend on the number of people) and instalments of other commitments, including card and account limits.
- Checks the DSTI ratio – what share of income all the instalments will take. Recommendation S points to levels of 40% and 50% as thresholds above which the bank should exercise particular caution; banks may exceed them, but consciously and with a warning to the client.
- Calculates the instalment at an increased interest rate: for a variable rate – at least 2,5 percentage points higher than the current one; for a periodically fixed rate the buffer depends on the length of the fixed-rate period.
- Takes the repayment period – for a loan longer than 25 years, capacity is assessed as for 25 years.
- Verifies your history in the BIK (credit bureau) and other databases.
How large a mortgage on a net income of 5, 7 and 10 thousand zł – a table
Assumptions: one person or a household with the stated total net income, no other loans and limits, a zloty loan at a variable rate. The average interest rate on new housing loans in PLN according to the NBP (new agreements excluding renegotiated ones, NBP MIR) in July 2026 is 6,07%, so with a buffer of 2,5 percentage points we calculate capacity at 8,57%, over 25 years. The columns show two levels of income burdened by the instalment: 40% (cautious) and 50% (the upper threshold from Recommendation S).
| Net income per month | Max. instalment at 40% | Indicative loan | Max. instalment at 50% | Indicative loan |
|---|---|---|---|---|
| 5 000 zł | 2 000 zł | about 247 thousand zł | 2 500 zł | about 309 thousand zł |
| 7 000 zł | 2 800 zł | about 346 thousand zł | 3 500 zł | about 432 thousand zł |
| 10 000 zł | 4 000 zł | about 494 thousand zł | 5 000 zł | about 617 thousand zł |
The actual instalment will be lower than the one with the buffer. Example: a loan of 432 thousand zł at an interest rate of 6,07% over 30 years is an instalment of about 2 610 zł, and over 25 years – about 2 800 zł. The buffer only checks whether you could bear the instalment if rates rose.
What does this mean when buying a flat?
Add your down payment to the loan amount. With a 20% down payment, a loan of 432 thousand zł lets you buy a flat for about 540 thousand zł, and with 10% – for about 480 thousand zł. For comparison, in our Wrocław offer the median price of a 2-room flat is 684 thousand zł, and the cheapest two-room flats cost about 472 thousand zł (as of 26.09.2026). Details in the article How much does a flat cost in Wrocław (in Polish).
Conclusion: on a single income of 5–7 thousand zł net, buying a flat in a big city usually requires a larger down payment or a second borrower. A couple with a total income of 10 thousand zł net already has real access to 2-room flats, and in cheaper districts – to 3-room ones as well.
What reduces borrowing capacity?
- Other instalments – a car loan, 0% instalments, personal loans.
- Credit card and account limits – the bank counts them as commitments even when you do not use them.
- More dependants – higher living costs.
- Short length of service or an unstable income – for example a probationary contract, a newly started business.
- Delays in repayments visible in the BIK.
How to increase borrowing capacity?
- Close unnecessary credit cards and account limits.
- Repay small commitments, especially instalments with a high interest rate.
- Consider a joint loan with a second person with a stable income.
- Choose a longer repayment period – but remember that above 25 years capacity is calculated as for 25 years anyway.
- Consider a periodically fixed rate – the buffer for a longer fixed-rate period is lower than for a variable rate.
- Check your data in the BIK: you can download a free copy of your data once every 6 months. A bank's mere enquiry about a loan is not taken into account in the BIK score.
- Increase your down payment – it does not raise capacity, but reduces the loan amount needed.
Read also:
- Mortgage for a foreigner – residence card, PESEL
- Loan instalment – tables for 500–800 thousand zł (in Polish)
- A mortgage for a single person – capacity (in Polish)
- A mortgage on B2B and sole trader income – how income is calculated (in Polish)
Frequently asked questions
How large a mortgage will I get on a net income of 5000 zł?
Indicatively about 245–310 thousand zł if you have no other commitments – under the assumptions in our table (an interest rate of 6,07% per the NBP, new agreements, July 2026 + a buffer of 2,5 percentage points, 25 years, an instalment of 40–50% of income). The actual amount depends on the bank, living costs and your situation.
How large a mortgage on a net income of 10 000 zł?
Under the same assumptions about 495–615 thousand zł. If the income is for two people, the bank will take into account the higher living costs of the household, which may reduce the amount.
Does an enquiry about a loan lower the score in the BIK?
According to the BIK, credit enquiries are not taken into account when calculating the BIK score. Banks do see your applications in the report, however, and may take them into account in their own assessment.
Can a bank grant a loan if the instalment exceeds 50% of income?
Recommendation S sets no rigid limit – it indicates that above 40% or 50% (depending on income) the bank should exercise particular caution. A bank may exceed these levels, but it must consciously justify it and warn the client.
How do I check my borrowing capacity without visiting a bank?
Indicatively – with a calculator or from the table above. The exact amount will be given only by the bank after analysing the documents. During a consultation with a mortgage expert we will compare the results of several banks for your situation.
Summary
Borrowing capacity depends on income, other commitments, living costs and the buffer for rising rates. With current parameters an income of 5 thousand zł net gives indicatively 245–310 thousand zł of loan, 7 thousand zł – 345–430 thousand zł, and 10 thousand zł – 495–615 thousand zł. We describe the whole process from application to payout in the guide Mortgage in Poland step by step, and the sources of a down payment – in the article Down payment 2026.
Want to know your real capacity? Book a consultation with a mortgage expert – we will check what amount you can count on at several banks and in what budget it is worth looking for a flat.
Indicative calculations as of September 2026. They are not an offer or a credit decision – the decision is made by the bank.
Sources
- KNF, Recommendation S (in Polish) – the version after the June 2023 amendment (recommendations 7, 9.3, 25.6, glossary point 7a – the interest rate buffer).
- Act on Mortgage Credit and on Supervision of Mortgage Credit Intermediaries and Agents (in Polish) – consolidated text, Dz.U. 2025 item 720 (Art. 21–24).
- Act – Banking Law (in Polish) – consolidated text, Dz.U. 2026 item 38 (Art. 70).
- NBP, interest rate statistics (MIR) (in Polish) – the interest rate on new housing loans in PLN, July 2026.
- BIK, Do enquiries affect the score and The BIK report and a copy of data (in Polish).
- Flat prices: TM Invest developments catalogue, Wrocław, as of 26.09.2026.
