Equity Release Calculator

Equity Release Calculator


An equity release calculator is an online tool that provides an estimate of how much money homeowners could unlock from their property as equity release. 

It considers factors such as property value, outstanding mortgages, and the age of the youngest homeowner. This article will explain how these calculators work, and their importance when considering equity release.

Table of Contents

Understanding the Equity Release Calculator

The Equity Release Calculator is an online tool which estimates how much money homeowners could potentially unlock from their property as equity release.

This tool allows homeowners to get an indication of equity release amounts.

The calculator works by taking into account several critical factors in determining the maximum amount you could release. These include the age of the youngest homeowner, the value of your home, and any outstanding mortgage or other debts on the property. 

The results from the Equity Release Calculator are usually presented as a tax-free cash lump sum.

However, it is necessary to note that this is an estimate of the equity you could release from your home. It is worth remembering that the actual amount you can borrow depends on the specific terms of the equity release lenders.

For a more accurate and personalised illustration of your equity release amount, it is recommended that you seek independent advice from an equity release adviser.

They will take your personal circumstances into account and evaluate the latest offerings from many lenders.

use the equity release calculator to see how much money you could release from your property.
Takes less than 60 seconds!

You can also watch this video on Youtube here.

How Does an Equity Release Calculator Work

The Equity Release Calculator uses the information you provide about your property and personal circumstances to calculate an approximate amount of equity. Therefore, this estimates potential equity release amounts.

The main inputs required are your age, property value, and any outstanding mortgage or other debts.

The age of the youngest homeowner is one of the key factors. This is because most lifetime mortgage products have a minimum age requirement, which is usually 55 years old. You will be able to release more money if the youngest applicant is older.

The property type and its value play a significant role too. This is because the more your property is worth, the higher the potential equity release. However, certain property types may be excluded by some lenders.

For instance, a holiday home or a buy to let property will not be acceptable for some equity release products.

The calculator also considers any existing mortgage or debts secured against your property. These will need to be repaid upon release of the money, reducing the net lump sum you can receive. If there are no other debts against the property, you can benefit from the full amount calculated.

Although the Equity Release Calculator is a simple tool, some of the calculations behind it are complex. It takes into account the accumulated compound interest over the years, as well as the negative equity guarantee offered by lenders who are members of the Equity Release Council.

Importance of Using an Equity Release Calculator

An equity release calculator can help homeowners to decide whether equity release is an option worth exploring further. The estimated figures will allow people to consider what financial aid their property can provide.

The calculator provides a clear idea of the approximate loan amount. Therefore, it can help you to plan your retirement income by having an understanding of how much tax-free cash you could release.

The figures can be used to discuss your options with an equity release adviser, laying the groundwork for your equity release options.

It is also necessary to note that equity release can impact eligibility for means-tested benefits and inheritance tax. The calculator provides an indication, supporting you to carefully consider the potential effects.

Using the calculator can also save you time. By providing an instant estimate, it quickly indicates whether equity release could be a viable option for you.

If the estimated loan amount is significantly less than you need or were expecting, you may need to consider alternatives.

Furthermore, equity release calculators do not account for early repayment charges, which can be substantial.

Consequently,  ensure that you have factored these fees into decisions around equity release.

Step-by-step Guide to Using an Equity Release Calculator

Firstly, you need to provide personal details, including the age of the youngest homeowner. The older the youngest homeowner, the more equity you could release.

Next, enter the estimated value of your home. This is important in determining how much equity you could release. You can get an estimated property value from estate agent websites. Alternatively, for a more accurate amount, you can seek a professional valuation.

You’ll also need to input any outstanding mortgage, or other debts secured against your property. These will be deducted from the total equity you can release.

Once all the information is entered, the Equity Release Calculator will provide an estimate of the potential tax-free cash you could release.

Remember, this is an estimate and the actual amount will depend on the specific terms offered by the chosen provider.

How Does an Equity Release Calculator Work

Accuracy and Limitations of Equity Release Calculators

Although Equity Release Calculators are useful tools, it’s important to understand their limitations. The figures provided are estimates based on general assumptions.

Therefore, they cannot account for all equity release product options that are available, or the specific criteria of all lenders.

For instance, most calculators won’t consider any enhanced or medically enhanced plans that you have.

This can allow you to release more equity. Also, some lenders might offer more favourable terms depending on the location and type of your property, yet the calculator cannot consider this.

Moreover, the estimated amount assumes releasing the maximum equity. This could affect eligibility for benefits such as Pension Credit, as well as reducing potential inheritance. Therefore, it’s important to seek advice on appropriate release amounts.

Finally, the interest rate used by the calculator is usually a general average.

However, the actual interest rate you are offered may be higher or lower. The rate will affect the total cost of the loan and the growth of debt over time.

Despite these limitations, Equity Release Calculators are a useful starting point. They provide a rough idea of your options, helping inform your discussions with professional advisers.

Types of Equity Release Calculators in the UK

Popular calculators include those for lifetime mortgages, interest-only mortgages, home reversion plans and enhanced lifetime mortgages.

The most common is the Lifetime Mortgage Calculator. This is designed specifically for the lifetime mortgage, the most popular form of equity release. It calculates the potential lump sum based on the age of the youngest homeowner and the property value.

There’s also the Interest-Only Mortgage Calculator, used to calculate the potential monthly payments. Unlike the standard lifetime mortgage, this product requires you to make regular interest payments, reducing the final amount to repay.

The Home Reversion Calculator is another tool, used for a less common form of equity release. This calculator estimates the percentage of your home’s value that you could sell to a home reversion company, in exchange for either a lump sum or regular payments.

The Enhanced Lifetime Mortgage Calculator considers health and lifestyle factors.

If you have certain health conditions or habits, such as smoking, you may be able to release more equity. This calculator estimates the additional amount you could be entitled to.

It is also worth noting that not all calculators are available on all websites. In addition, the accuracy of the calculators can vary. It is recommended to use them as an initial guide and seek advice from a qualified equity release adviser for a personalised illustration.

Finally, it’s important to note that although helpful, these calculators only provide estimates.

For bespoke advice and illustrations tailored to your situation,  it is necessary to consult an independent equity release adviser .

Types of Equity Release Calculators

Comparing Different UK Equity Release Calculators

There are numerous Equity Release Calculators available online, each varying slightly in their inputs, calculations and results. Different assumptions and algorithms are used by different calculators, so estimations can vary between different tools.

When comparing calculators, check if they account for enhanced plans and special lender deals, as this can affect equity release amounts.

In addition, compare independent calculators with those from providers. Whereas some calculators only require basic details, others may ask for additional information such as health and lifestyle factors. 

Also, consider the source of the calculator. Calculators provided by equity release providers may only consider their own products, while those offered by independent advice services may give a more accurate figure.

How to Interpret Equity Release Calculator Results

Interpreting the results from an Equity Release Calculator is straightforward. The calculator typically provides an estimated maximum lump sum that you could potentially release from your home, based on the details you’ve provided.

However, the figure is an estimate, and the actual amount will depend on the terms and conditions of the chosen provider. Consequently, the figure should be used as a free guide, not a guaranteed offer.

Finally, it is crucial to take the interest rate indicated by the calculator into consideration. This is usually an average rate, with the actual rate you’re offered potentially being higher or lower.

The interest rate will significantly impact the total cost of the loan and the final amount you have to pay back.

Tips for Maximising Equity Release Calculator Benefits

Firstly, be as accurate as possible with the information you provide. This is because the more accurate your details, the more reliable the estimate will be. To accurately determine the amount of equity available, it is important to source a professional property valuation.

Secondly, use the calculator as a starting point, not a final answer. You will need a personalised illustration for a precise figure.

Also, consider your long-term needs, as releasing equity is a big decision with long-term implications. Therefore, remember to consider your future financial needs, any means-tested benefits that will be affected and the impact on your family.

Finally, seek independent professional advice. An equity release adviser can help you understand the figures, explore different options, and offer you expert advice throughout the process.

Legal Aspects of Equity Release Calculators in the UK

In the UK, Equity Release Calculators and the advice provided around them are regulated by the Financial Conduct Authority (FCA).

Lenders and advisers must also abide by the rules of the Equity Release Council, which is the industry body for equity release. In short, they must provide a clear, non-misleading and fair presentation of their products, including the costs, benefits, and risks.

The figures provided by an Equity Release Calculator are not legally binding, since they are estimates based on the information which you provide. The actual offer you receive is based on an in depth assessment of your application by the lender.

Joint Lifetime Mortgage and Equity Release Calculator

A Joint Lifetime Mortgage is a type of equity release plan that allows couples to release equity from their main residence together.

The Equity Release Calculator plays a significant role in estimating how much money you could release as a couple.

It is important to note that releasing equity through a joint lifetime mortgage can potentially affect your eligibility for means-tested benefits. Therefore, once again, it is essential to discuss this with an equity release adviser before making any decisions. 

Finally, it’s worth considering the implications of early repayment charges. These are fees that lenders may charge if you decide to repay your joint lifetime mortgage early.

Although the Equity Release Calculator will not typically provide information on these charges, they are an important consideration to raise with an equity release advisor.

The Impact of Valuation Fee and Loan Secured on Equity Release

When considering an equity release plan, it is important to understand all the costs involved, one of these being the valuation fee. This fee covers the lender’s cost of assessing the value of your property, with the property value being a key factor in determining how much you can release.

The Equity Release Calculator does not include the valuation fee in its calculations.

However, the fee is typically subtracted from the total loan amount. Therefore, it’s essential to consider this cost when assessing the estimate provided by the calculator.

Another significant aspect is any existing mortgage or other loan secured against your property. These debts will need to be repaid with the equity release funds, potentially reducing the net lump sum you receive.

Understanding Variable Rates and Payments in Equity Release

When using an Equity Release Calculator, it will often refer to interest rates such as the Annual Equivalent Rate (AER) and Monthly Equivalent Rate (MER). These rates are used to calculate the estimated interest that would accumulate on top of the loan over time.

The AER is the annual interest rate. The MER, on the other hand, is the interest rate calculated on a monthly basis.

It is important to note that interest on equity release products is usually compounded, which means interest is charged on the original loan amount and the accumulated interest.

The calculator might also provide information on potential monthly repayments. These are regular payments you can choose to make to reduce any build-up of interest. Although these are voluntary payments, making these payments can reduce the overall cost of the loan.

Using the Equity Release Calculator as a UK Resident

As a UK resident considering equity release, the calculator is a useful tool. It provides an instant estimate of the money tied to your home that you may release as a tax-free lump sum.

However, before making any decisions, it’s crucial to seek independent advice. An equity release adviser can provide a better illustration based on your personal circumstances.

They can help you to understand the figures and offer you expert advice throughout the process.

It is also essential to note that equity release is not for everyone.

Depending on your circumstances, other options may be more appropriate for you. For instance, downsizing your home or using other savings. An adviser can help you to consider all your options and make an informed decision.

Remember, equity release is a long-term commitment and can have significant implications for your future finances and inheritance. It is crucial, therefore, that you seek independent advice before making a decision.


1. What is an early repayment charge and how does it affect my equity release?

An early repayment charge is a fee that may be incurred if you decide to pay off your equity release loan before the end of the set period. These charges are put in place as most lenders expect to earn a certain amount of interest over the lifecourse of the loan. If you repay early, they miss out on some of this interest, hence the charge.

Early repayment charges can vary greatly between different equity release products and lenders, with the specific amount being detailed in your equity release plan. Considering these potential charges when planning your equity release is paramount, particularly if you think that you might want to repay early. 

2. Can I use the tax-free cash from my equity release for long term care?

Yes, the tax-free cash you receive from your equity release is free to use as you wish, including for long term care. Many people choose equity release as a way of funding their care in later life, as it allows them to use the value of their own home whilst still living there.

However, using equity release to pay for long term care has long term implications. The decision will affect your tax position, eligibility for means-tested benefits and the inheritance you leave for your family. Therefore, it’s crucial to seek equity release advice before proceeding.

3. Are there any fees associated with getting equity release advice?

Yes, there is typically an advice fee for professional equity release advice. This covers the adviser’s time and expertise in helping you to understand the various products and potential considerations, as well as finding the most suitable solution for you.

The advice fee varies between different advisers and companies. Whilst some may offer a free initial consultation, others may charge a fee for their full service. Before proceeding with any advice service, ensure that you familiarise yourself with their fee structure, and what you will get in return.

4. What does the set period in an equity release plan mean?

The set period in an equity release plan refers to the duration of the equity release loan. For lifetime mortgages, the most common type of equity release, the set period is usually until you die or move into long term care. For home reversion plans, the set period is the remainder of your life, as you are selling a part or all of your property to the lender.

During the set duration, you can continue to live in your home under the terms of the equity release plan. You are not obligated to make any repayments during this time, although you can choose to do so. The loan, plus accumulated interest, is then repaid at the end of the set period.

5. Do I need a lower interest rate if I have joint applications for an equity release?

A lower interest rate is always beneficial in an equity release, as it reduces the amount of interest that accumulates over time. This ultimately means a smaller final repayment. However, whether it is a joint or single application does not affect the interest rate.

Lenders determine the interest rate based on various factors, including the youngest applicant’s age, the value of the property and market conditions. To find a competitive interest rate, it is wise to compare different equity release products and lenders. An equity release adviser can help you with this, as well as with understanding the long-term implications of different interest rates.

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Review of Article

This article has been reviewed by Saq Hussain, who is a pension and financial expert, with over 25 years experience of the financial services industry. Saq has regualrly featured in the UK press commentating on financial and specifically pension and retirement related issues.