Equity Release Calculator: Get a Rough Estimate
Wondering how much you could release from your home? Use this quick equity release calculator to get a rough, no-obligation estimate based on your age and property value. It takes less than a minute, and no personal details are needed.
Estimated amount you could release
Based on these figures, your outstanding mortgage balance is higher than this rough estimate of the amount available.
Flats and leasehold properties may have additional lender restrictions.
This is a rough estimate based on general industry figures, not a quote from any specific lender. Actual amounts vary between providers and depend on your individual circumstances, property, and health. This tool does not constitute financial advice. Equity release will reduce the value of your estate and may affect your entitlement to means-tested benefits. Speak to a qualified equity release adviser before making any decision.
What affects how much you could release?
Your age, property value, and the type of property all play a part. Generally, the older you are, the larger the percentage of your home's value you may be able to release. Lenders also apply their own individual criteria, which is why actual offers vary.
How the equity release calculator works out your estimate
The calculator uses a simplified version of the way lifetime mortgage lenders size a loan. It takes a percentage of your property value based on the age of the youngest homeowner, then makes a few adjustments.
| Youngest homeowner's age | Share of property value used |
|---|---|
| 55 to 59 | 20% |
| 60 to 64 | 25% |
| 65 to 69 | 30% |
| 70 to 74 | 35% |
| 75 to 79 | 40% |
| 80 and over | 45% to 50% |
- Flats: the estimate is reduced by 10%, because some lenders apply extra criteria to flats and leasehold properties.
- Existing mortgage: any outstanding balance is subtracted, because it would usually need to be repaid when the plan starts.
- A range, not a figure: the result is shown as a range either side of the central estimate, rounded outwards to the nearest £500, because individual offers vary.
What the estimate does not include
The calculator shows how much might be available to borrow. It does not show what the loan would cost. With most lifetime mortgages, interest is added to the loan each year and compounds, so the amount owed grows over time. There may also be advice, arrangement, valuation and legal fees.
It also leaves out factors that can change the figure in either direction. Some lenders offer higher amounts to people with certain health or lifestyle conditions. Lenders also set minimum property values and loan sizes, and many plans let you take money in stages through a drawdown facility instead of a single lump sum. The equity release costs guide explains these in more detail.
Lifetime mortgage or home reversion?
This estimate is based on a lifetime mortgage, the most common type of equity release, where you keep ownership of your home. With a home reversion plan you sell part or all of your home to a provider and keep the right to live there, usually for less than market value. Our equity release guide explains both types, who they may suit and the safeguards that apply.
Plans from members of the Equity Release Council include a no negative equity guarantee, which means you will never owe more than your home is worth when it is sold, provided the plan's terms are met.
Using your estimate
A calculator estimate is most useful as a first check. It can show whether equity release is likely to raise roughly the amount you have in mind, or whether another route may fit better. If the figure looks too low, it may be worth comparing retirement interest-only mortgages or downsizing. If it looks about right, the next step is usually a conversation with an FCA-regulated adviser, who can check your eligibility, compare plans across the market and explain the long-term cost before you decide anything.
What happens next?
This estimate is a starting point, not a decision. If you'd like to explore your options further, you can speak to a qualified adviser — free and with no obligation.
Frequently asked questions
How accurate is this equity release calculator?
It gives a rough range, not a quote. It applies a general percentage of your property value for your age, then deducts any mortgage. Actual offers depend on each lender's criteria, your property, and sometimes your health. A regulated adviser can obtain personalised illustrations that show a precise figure and the full cost over time.
Why does age change how much I could release?
With a lifetime mortgage, the loan is usually repaid when the last borrower dies or moves into long-term care. Lenders expect the loan to run for a shorter time for older borrowers, so they are often willing to lend a larger share of the property value. This is why the percentage used in the calculator rises with age.
Do I need to pay off my existing mortgage first?
Any existing mortgage usually has to be repaid when the equity release plan starts, often from the money released. That is why the calculator subtracts your outstanding balance. If the balance is higher than the estimated amount, equity release on its own may not be enough, and other later-life options may be worth understanding.
Does using the calculator affect my credit file?
No. The calculator runs in your browser, asks for no personal details and makes no credit search. Nothing you enter is stored or shared. It is simply a way to get a feel for the figures before deciding whether to find out more.
Is the amount I release the amount my family loses?
Usually more. With most lifetime mortgages, interest is added to the loan and compounds over time, so the amount owed can grow well beyond the amount released. Our guide to equity release costs explains how this works and what can reduce it, such as drawdown or voluntary repayments.