The age table
Lenders set a maximum loan-to-value (LTV) for each age. It rises with age because the lender expects to wait less time for repayment. Typical maximums in 2026 for a standard plan look like this; individual lenders are a few points either side.
| Age of youngest owner | Typical maximum LTV | On a £300,000 home |
|---|---|---|
| 55 | 23% to 26% | £69,000 to £78,000 |
| 60 | 28% to 31% | £84,000 to £93,000 |
| 65 | 33% to 37% | £99,000 to £111,000 |
| 70 | 38% to 43% | £114,000 to £129,000 |
| 75 | 44% to 48% | £132,000 to £144,000 |
| 80 | 48% to 52% | £144,000 to £156,000 |
| 85 and over | 52% to 56% | £156,000 to £168,000 |
Two things to notice. The maximum is what the lender will lend, not what you should borrow; borrowing less means a lower rate and a smaller debt. And for a couple, it is the younger age that counts.
What comes off first
Any existing mortgage or secured loan must be repaid out of the money, because the lifetime mortgage lender has to be the only charge on the property. So a 70-year-old with a £300,000 home and £50,000 mortgage might be offered £120,000, of which £50,000 clears the mortgage, leaving about £70,000 before fees. The calculator does this sum.
What pushes it up
- Health. "Enhanced" or "impaired life" plans lend more to people with conditions such as heart disease, diabetes, cancer history, or a long smoking history, because the expected term is shorter. It can add 5 to 10 points of LTV. Always mention health to the adviser; it is one of the few times it helps.
- Age, obviously. Waiting two years can raise the maximum noticeably, though it also means two years without the money.
- A higher valuation than you expected. The lender's surveyor decides, not you or Zoopla.
What pushes it down
- Unusual construction, flats above shops, properties with land or annexes, ex-local-authority flats, homes worth under £70,000 to £100,000: some lenders decline, others cap the LTV.
- Leasehold with a short lease (under 75 years or so).
- A very high property value: some lenders cap the loan in pounds regardless of percentage.
Drawdown changes the question
With a drawdown plan the lender agrees the maximum as a facility. You take, say, £30,000 now and leave the rest available. Interest only runs on what you have taken, so "how much can I release?" becomes "how much do I need this year?", which is a much better question.
The free How Much Could I Release? worksheet has this table and a fill-in sum for your own figures.
A note on the numbers. Rates, loan-to-value limits, fees and timescales are typical figures at the time of writing (2026) and vary between lenders and with your age, health and property. This is information, not advice. Equity release must be arranged through an FCA-authorised adviser, who will give you a personalised illustration before you commit to anything.
Quick answers
Is there a minimum amount?
Usually £10,000 for a lump sum plan, and around £10,000 initial with £1,000 to £2,000 drawdowns after that. There is also a minimum property value, typically £70,000 to £100,000.
Can I release more later?
Often, yes. A drawdown facility is designed for it, and even a lump sum plan can usually be topped up with a further advance later, at the rate available at the time, subject to the LTV limit for your age then.
Ready to talk to someone who can actually do it?
We introduce you to a qualified, FCA-authorised equity release adviser who will look at every option, tell you how much you could release and how fast, and never charge you for the first conversation. No obligation.