Get a quick estimate of how much tax free cash you could release from your home with our equity release calculator. In just two steps, our calculator can provide the maximum amount you could borrow with no further obligation. For an exact calculation use smartER – the first equity release research tool.
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Most lenders use 3 simple criteria to determine the maximum amount they could lend you with a lifetime mortgage, the most popular type of equity release plan. This equity release calculator online criteria includes:
There are also specialist plans that factor in your health too. These are called enhanced equity release schemes. If health factors suggest a potentially shorter life expectancy, providers can lend a higher amount. To calculate the size of your loan, you will need to complete a health and lifestyle questionnaire. The more severe your conditions are, the larger the loan will be.
Our exclusive cost of equity calculators provide a quick understanding of how much you could borrow across the complete range of lifetime mortgages, home reversion plans and retirement interest-only mortgages (RIOs). The specifics of the actual loan amount, however, can differ depending on the type of plan, lender, or another factor not considered by our equity calculators. This is where our specialist equity release advisers can assist.
The maximum percentage of the property that can be released largely depends on the age of the youngest homeowner – which is why our online equity release calculators factor this criterion into its assessment. The older the homeowner, the larger the percentage of equity can be released.
You can also release a larger percentage of equity with an enhanced lifetime mortgage. This plan takes into account your medical history and any existing conditions identified in a health and lifestyle questionnaire to calculate your life expectancy. A shorter life expectancy typically means a higher loan amount.
To give you an idea of the maximum equity release percentages available to UK homeowners, we have compiled a full list of lifetime mortgage rates based on age. This loan-to-value (LTV) table is live and updated regularly on a daily basis.
Maximum percentage of property released with LTV and enhanced equity release
| Age | Standard Maximum LTV* (%) | Enhanced Maximum LTV (%) |
|---|---|---|
| 55 | 29.6 | 32.2 |
| 60 | 34.1 | 36.8 |
| 65 | 38.8 | 41.8 |
| 70 | 44 | 48.3 |
| 75 | 51.3 | 56 |
| 80 | 58.1 | 58.4 |
| 85 | 58.4 | 58.4 |
These percentages vary based on the type of plan and whether the homeowner qualifies for a standard or enhanced lifetime mortgage.
Enhanced plans typically offer higher loan-to-value (LTV) ratios for those with certain health conditions, allowing them to release more equity.
There are a number of factors that will affect your final mortgage balance on the day the equity release loan is repaid.
Lifetime mortgages run until the last person has died or moved into a long-term care facility. From the day the plan starts to the date of repayment, interest will be charged by the lender. Assuming no repayments are made, interest will compound over that period.
The final calculation of how much the equity release plan will cost is the interest rate charged by the lender against the amount of equity that’s been released. The equity release provider will charge interest on the amount borrowed either monthly or yearly until the loan is repaid.
For perspective, we’ve provided an example of a lifetime mortgage loan of £50,000 based on a yearly compound interest rate of 5.25%. The table assumes that no repayments are made throughout the life of the loan and that the interest is compounded annually.
| Year | Loan Balance | Interest (5.25%) | Total Owed |
|---|---|---|---|
| 1 | £50,000 | £2,625 | £52,625 |
| 2 | £52,625 | £2,763 | £55,388 |
| 3 | £55,388 | £2,907 | £58,296 |
| 4 | £58,296 | £3,058 | £61,355 |
| 5 | £61,355 | £3,216 | £64,571 |
| 6 | £64,571 | £3,380 | £67,951 |
| 7 | £67,951 | £3,550 | £71,501 |
| 8 | £71,501 | £3,727 | £75,229 |
| 9 | £75,229 | £3,912 | £79,142 |
| 10 | £79,142 | £4,104 | £83,247 |
Should the equity release plan be repaid early, an extra set of early repayment charges could potentially be incurred. These should also always be accounted for when calculating the true cost of how much a lifetime mortgage could cost over your lifetime.
For more detailed information, you can request a key facts illustration (KFI) from your Equity Release Supermarket adviser, which demonstrates yearly what your future equity release balance will be.
To support the accuracy of this table we want to have a live feed from our LP data of products (non-API and for products on API to gather their maximum loan to ascertain which is the highest LTV for each age in the table for a healthy (standard) and enhanced life.
An equity release calculator works very differently from a standard mortgage or remortgage calculator, with each using a completely different set of criteria.
For example, when calculating residential mortgages, lenders use a range of criteria to calculate how much they will lend you. This includes your income, age, and credit history. Interest rates are typically based on the amount you want to borrow against the value of your home – which is known as the loan-to-value (LTV). Generally, the higher the LTV, the higher the interest rate.
With our online equity release calculators, the amount you can borrow is calculated using the age of the youngest applicant, the property value and, in some cases, your postcode and property type. The older you are, the higher the LTV becomes and the larger the maximum equity release will be.
Residential mortgage calculators also require you to pass individual lenders affordability criteria and credit checks. With an equity release calculator, no personal details such as these are required: your income and credit status are not typically part of the final calculation.
The maximum amount of tax-free cash you can borrow depends on the type of plan and the details of you and your property. For example, a lifetime mortgage is calculated using the age of the youngest applicant, the value of the property, and the postcode.
Beyond equity calculators, lenders are also becoming savvier in how they calculate loans, and some now factor in whether the property is a flat or maisonette and reduce the loan-to-value accordingly.
For instance, Legal & General will only consider 85% of the property value for flats and maisonettes when applying their LTV calculations. Aviva will also consider the tenure of the property and whether it’s freehold or leasehold. Should the property be leasehold, Aviva will calculate the maximum loan amount on how long the duration of the remaining lease is. If the lease term is shorter, they won’t lend as much.
The older you are, the more you can borrow too. For example, if your home is valued at £300,000, at age 5560, you can borrow a maximum of 27%* of the property's value (the LTV) - that's a maximum loan amount of £74.000. At age 80 it's 50%* - or £150,000.
Our free equity release calculators will only give you a rough estimate of the maximum loan amount available with a lifetime mortgage, home reversion plan or retirement interest-only (RIO) mortgage. For a specific maximum loan calculation, try our intelligent smartER research tool, which can calculate the maximum loan amount for every equity release scheme based on your personal criteria.
*Based on Capital Select Platinum Plus Plan from Canada Life on 20th April 2023
The qualifying criteria for equity release applications is broadly the same information that you provide in our equity calculators. This includes:
To find out more about whether or not you can release equity from your property, head over to our qualify for equity release page. If you’re ready to find out the maximum you can borrow, try one of our equity release calculators for free, with no obligation to continue your application.
To find out the maximum equity release lump sum you could borrow, you will need to input the following details into our free equity release calculator as a minimum:
Equity Release Supermarket provide a comprehensive range of 12 equity release calculators online, all of which calculate the maximum amount you could borrow based on the type of equity release plan you are interested in.
The level of detail of each equity release loan calculator varies depending on which calculator is used. For example, our home reversion calculator, requires the percentage of your home you are looking to sell. Our switch plans calculator, on the other hand, requires the interest rate and balance from your existing plan.
Remember, an online equity release calculator is only as accurate as the information you provide. The more detail provided, the more accurate the results. Our smartER research tool is our most accurate equity calculator in the market as it allows you to input the most detailed information which brings the most personalised results.
Based on the details you provide, our release equity calculator will assess the maximum lump sum you could release from your property. By taking the youngest age of the homeowner, the property value, and the postcode, our UK equity release calculator determines which of the 700+ equity release plans offer the highest loan-to-value (LTV) for you.
For example, if someone age 65 has a property value of £350,000, the equity release calculator will identify that the maximum LTV is 32%*. In this case, the maximum lump sum result should be £112,000.
*20th April 2023 – Canada Life - Capital Select Platinum Plus Plan
Once you know the amount you can borrow with our online equity release calculator, you can then find out more about the available equity release plans and their interest rates.
Our equity release comparison table compares all four later life options: lifetime mortgages, home reversions, retirement interest-only mortgages and retirement mortgages. Here, you will find all available products listed with eligibility, interest rates, product features and incentives. You can also request a quote for any product you’re interested in to help you understand the impact that interest rates have on your future balance and the residual value of your estate.
Many of our customers are now using our intelligent smartER tool. This free equity release calculator places real-time equity release research in your hands – something that was previously only available to financial advisers. SmartER helps you find the best equity release rates for your personal requirements. It also provides you with a shortlist of plans and tells you exactly how much you could borrow based on your personal information.
We know that not all customers are looking for the same solution to later life lending. To find the best equity release rates, you need a plan that is tailored to your needs.
In our equity release calculator range, you’ll find everything from our standard equity release calculator for interest-only mortgages to our smartER Equity Release Search.
Many of our equity release calculators assess how much you can borrow based on a different type of plan. For example, our enhanced equity release calculatorconsiders a person with poor health and therefore offers a higher maximum lump sum than a standard calculator.
We also understand customers want to use tools to assess the impact equity release could have on their, and their beneficiary’s, future. Therefore, our three analysis equity calculators help you build an understanding of how releasing tax free cash could be flexed to suit your requirements. This includes our lender-specific, switch plans, and remaining equity calculators.
Finally, our intelligent smartER tool helps you conduct your equity release research in your own time to find the exact plans that you are eligible for – including the specific amount providers will lend and the interest rate offered.
To find the best equity release calculator, choose the option that best meets your requirements, below.
This plan offers a simple solution - providing a one-off, lump sum of money without any need for additional funds in the future. Lump sum plans have the flexibility of choosing whether you want to make repayments, or allow interest to roll-up.
Lump sum calculatorTake a tax free cash lump sum and make monthly interest only repayments for the life of your plan - requiring no proof of income. Repayment of an interest only lifetime mortgage will simply be the original amount you borrowed.
Interest only calculatorWith a history of poor health, enhanced plans could allow you to borrow a higher maximum lump sum due to potential reduced longevity. Completing a health and lifestyle questionnaire will assess the level of your borrowing capacity.
Enhanced calculatorThe original equity release scheme. Sell a percentage, or all of your home to a lender in return for cash lump sum and a lifetime tenancy. These plans can offer a higher lump sum than a lifetime mortgage and guarantee an inheritance.
Home reversion calculatorIf you have a buy-to-let property or portfolio, you could release money from these investments tax efficiently using specialist buy-to-let equity release plans. Roll-up or voluntary payment options are available.
Buy-to-let calculatorWith increasing flexibility, if you are age 55+ you can now release equity from a second or holiday home you own, located in the UK. The release can used for any purpose including even buying the property itself.
Second/holiday home calculatorThe most popular lifetime mortgage allows you to take an initial tax free lump sum and at the same time create a cash reserve facility which is held by the lender until you wish to drawdown additional money in the future.
Drawdown calculatorA residential interest only mortgage that runs for your lifetime. The amount you can borrow is based on your pre/post retirement income and the lenders affordability checks. You are mandated to make regular monthly payments.
RIO mortgage calculatorEach lifetime mortgage lender has their own maximum loan-to-value criteria. Select your preferred lender to calculate your maximum release of equity.
Lender specific calculatorIf you’ve had an equity release plan for some time, you may be able to switch to a better deal and potentially save thousands of pounds over the life of your new scheme. This calculator will identify your break-even point and how much you could potentially save over the long term.
Switch plans calculatorA flexible feature within all equity release plans. They allow you to make ad-hoc repayments between 10%-40% of the original amount borrowed each year with no penalty. These repayments help control the future balance of your plan and can reduce the final balance.
Voluntary repayment calculatorHow much equity and the inheritance you leave your beneficiaries is one of the main questions for anyone releasing equity. Our calculator allows you to create scenarios to understand how much money you could leave based on the amount you borrow, HPI and interest rates.
Equity remaining calculatorOur range of equity release calculators are designed to give you an idea about how lifetime mortgages and other equity release plans could help you. Please remember that they are only a guide. Your local expert adviser is on hand to answer all your questions and find the right plan for you. If you’re ready, why not call them now?
