Hundred SummersEquity release calculator: the compounding, shown honestly
Providers' calculators tell you what you can borrow. This one tells you what borrowing costs: the compound roll-up of a lifetime mortgage against your home's projected value, so the question that matters, how much of the house is left?, gets a number. Your figures never leave your browser.
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Worked example
Computed when this page was built by the same engine that runs the calculator above, so the figures below and the live tool can never disagree. Change any input above to see your own.
| Inputs | |
|---|---|
| Lifetime mortgage | £80,000 |
| Interest rate | 6.0% |
| Years | 20 |
| Home value now | £350,000 |
| House-price growth | 2.5% |
| Results | |
|---|---|
| Owed after 20 years | £256,571 |
| Of which interest | £176,571 |
| Home value then | £573,516 |
| Equity left | £316,945 (55%) |
The next question
Would downsizing release more? →Downsizing calculator
Or answer it with everything else: the full Hundred Summers plan connects your pay, pensions, savings, property, tax and spending year by year, and stress-tests them across 500 simulated market histories.
Read the guide
- Care home fees: the numbers nobody explains until it's urgent →What care actually costs, the £23,250 means-test line and when the home counts, why councils pay less than you would, and how to stress-test a plan against a late-life care phase.
The doubling arithmetic
With no repayments, interest compounds on interest: at 6% the debt doubles roughly every 12 years, so £80,000 released at 70 can be £250,000+ owed at 90. House-price growth offsets some of it, which is why this page projects both sides. Many plans allow voluntary interest payments that stop the compounding entirely: the single most cost-effective feature to use if income allows.
Council-standard plans guarantee no negative equity and lifetime tenure. The costs beyond interest: less for care fees or inheritance later, possible effects on means-tested benefits, and early repayment charges. Downsizing releases equity without a loan at all: the full Hundred Summers plan models both routes inside your whole picture, estate included.