If you clicked this, you want a straight answer, not fluff: what’s the most cash you can unlock from your home without selling up? The short version: your age, property value, health, and the product type put a ceiling on the number. In the UK, the typical maximum loan-to-value (LTV) on a lifetime mortgage tops out around 55-60% for the oldest borrowers. In New Zealand, maximums are lower-often 45-50% at very advanced ages. There are edge cases, but no one gets 100% in cash from a standard lifetime mortgage. That’s the reality check.

• Typical UK maximum: roughly 55-60% LTV for older applicants; lower at younger ages (e.g., 20-30% in your late 50s).
• Typical NZ maximum: roughly 15-20% at 60, rising to 45-50% around 90+ (varies by lender/property).
• Health conditions can boost your max (enhanced plans) because lenders expect a shorter loan term.
• Home reversion isn’t the same: you sell a share of your home at a discount; you can sell 100%, but you won’t get 100% of market value.
• Rule of thumb: Maximum release = Property value × age-based LTV − any existing mortgage.

What’s the maximum you can actually get?

When people ask about the maximum, they usually mean lifetime mortgages (UK) or reverse mortgages (NZ). The limits are driven by safety rules and hard math: lenders need a big cushion because interest compounds and they promise you won’t owe more than your home is worth (the no-negative-equity guarantee in the UK, and similar protections/standards from reputable NZ lenders).

Here are realistic ceilings by market in 2025.

UK (Lifetime Mortgages)

• Age 55: ~20-25% LTV.
• Age 60: ~25-30% LTV.
• Age 65: ~30-38% LTV.
• Age 70: ~35-45% LTV.
• Age 75: ~40-50% LTV.
• Age 80: ~45-55% LTV.
• Age 85+: ~50-58% LTV (some enhanced plans may edge near 60%).

Absolute pound caps exist. Many lenders will cap the maximum total loan regardless of property value-often in the £1m-£2m range on standard terms. On very high-value homes, you may see a tiered LTV (a full LTV up to a threshold, then a reduced LTV beyond it).

Home reversion (UK) is different: you sell a share of your home to the provider, usually at a heavy discount to market value, in return for a tax-free lump sum and a lifetime lease to stay. You can sell 100% of your home, but you won’t receive 100% of its value-more like 20-60% depending on age and terms. So yes, the “maximum” can look huge as a share transfer, but the cash isn’t anywhere near market value.

New Zealand (Reverse Mortgages)

• Age 60: ~15-20% LTV.
• Age 65: ~20-25% LTV.
• Age 70: ~25-30% LTV.
• Age 75: ~30-35% LTV.
• Age 80: ~35-40% LTV.
• Age 85+: ~40-45% LTV (some products may reach ~50% at very advanced ages).

NZ lenders often apply regional/property-type limits, and they can trim the maximum for smaller towns, leasehold apartments, or unique builds. Minimum property value and minimum loan amounts also apply.

Why the gap between UK and NZ? The UK market is larger, more liquid, and tightly standardized through the Equity Release Council and FCA rules, which allows higher typical LTVs at older ages. NZ’s market is smaller and more conservative on max LTVs.

Key takeaway: Even at very advanced ages, the practical maximum is usually well below 60% LTV in NZ, and around the mid-to-high 50s in the UK for standard lifetime mortgages. If someone offers more, scrutinize the small print.

How lenders decide your maximum (and how to estimate yours)

Lenders don’t use income affordability in the usual way (unless you choose an interest-serviced option). They use a risk curve based on age, expected longevity, and property risk because interest rolls up over time. Here’s what moves the dial:

• Age: The single biggest factor. Older age = higher LTV because the expected loan term is shorter.
• Health and lifestyle: Medical conditions, smoking history, or reduced life expectancy can unlock an “enhanced” plan with a higher LTV.
• Property value and type: Higher values help, but lenders cap LTV or total cash for very high-value homes. Flats, leasehold, ex-local authority, or unusual constructions can reduce the max.
• Location: Lenders prefer mainstream, liquid markets. Rural or thin markets can see lower caps.
• Existing mortgage or secured loans: Any balance must be cleared at completion, reducing the net cash you get.
• Tenure and ownership: Sole vs joint applications, lease term remaining, and title quirks all matter.
• Product features: Drawdown vs lump sum, early repayment charge (ERC) styles, and interest-serviced options can affect the offer.

Use this simple estimator to get in the right ballpark:

1. Find a realistic property value (recent local sales are better than online guesswork).
2. Pick an age-based LTV from the ranges above (be conservative).
3. Adjust for health: add up to ~5 percentage points if you have qualifying conditions (varies wildly by lender).
4. Apply any property/area haircut if you’re outside a major city or in a non-standard home (subtract ~5 points).
5. Subtract your existing mortgage balance.

Formula: Maximum cash ≈ Property value × LTV% − current mortgage.

Example (UK): You’re 75, house worth £500,000, no mortgage. A realistic LTV might be ~45-50%. So your maximum is roughly £225,000-£250,000. If you had a £50,000 mortgage to clear, subtract that.

Example (NZ): You’re 70, home worth NZ$900,000, no mortgage. LTV in NZ at 70 is often ~25-30%. Your maximum might be NZ$225,000-NZ$270,000, before any regional/property adjustments.

Pro tips to safely increase what’s available:

• Ask about enhanced plans if you have health issues-don’t self-censor; providers assess sensitively and confidentially.
• Consider drawdown: you take a smaller lump now and keep a reserve facility. Lenders often set the same headline LTV but releasing in stages can keep interest lower and preserve flexibility.
• Clean up title issues early (short leases, unconsented works, boundary questions) to avoid reduced offers.
• Shop multiple providers via an independent adviser; maximums differ a lot even on the same day.
• Don’t overborrow: interest compounds. Only take what you’ll use in the next 2-3 years.

Standards and regulators to know:

• UK: Equity Release Council (product standards like no-negative-equity guarantees); Financial Conduct Authority (FCA) rules under MCOB for lifetime mortgages.
• NZ: Guidance from Te Ara Ahunga Ora (Retirement Commission); maximum LVR schedules and terms published by lenders active in the market.

Real numbers, worked examples, and quick-reference tables

Let’s make this concrete. Below are typical age/LTV bands you’ll actually see quoted. These are not promises-just realistic ranges seen in 2025. Your property, health, and lender choice will shift the final number.

UK lifetime mortgage: indicative LTV by age

NZ reverse mortgage: indicative LVR by age

Now let’s run three real-world style scenarios.

Scenario 1 (UK): Couple aged 72 and 70, semi-detached house worth £650,000, £60,000 mortgage outstanding, both in average health.

• Indicative LTV: ~40-45% (based on younger borrower’s age).
• Maximum gross: £260,000-£292,500.
• Net release after clearing £60,000: £200,000-£232,500.
• Ways to improve: Health-enhanced terms if either qualifies; tidying any minor property issues; looking at multiple lenders.

Scenario 2 (NZ): Single borrower, age 78, townhouse in Auckland valued at NZ$1.2m, no mortgage, modest superannuation.

• Indicative LVR: ~32-37% (conservative base ~35%).
• Maximum: ~NZ$420,000 (assuming 35%).
• Considerations: If the property is leasehold or body corporate fees are very high, the max may be trimmed. Drawdown may suit budget smoothing.

Scenario 3 (UK, enhanced): Single borrower, age 80, flat worth £400,000, past smoker with a cardiac history.

• Indicative LTV: top of the standard range at this age might be ~52-55%.
• Enhanced uplift: possibly 2-5 percentage points depending on underwriting.
• Maximum: ~£220,000 (55%) to perhaps ~£232,000 (58%) on enhanced terms.
• Watchouts: Lease length on flats. If the lease is short (say under ~85-90 years), you might need to extend before completion, or accept a lower offer.

Shortcut heuristics you can use today:

• The 70/40 Rule (UK): At 70, expect about 40% LTV, give or take 5 points.
• The 60/20 Rule (NZ): At 60, expect about 15-20% in NZ, then roughly +1-2 points per year of age until the late 80s.
• Debt-first: Remember the lender clears your existing mortgage first, then pays you the balance.
• Reserve wisely: If you’ll need money across years, use a drawdown facility rather than grabbing the maximum lump sum on day one.

What if your property is unusual? Non-standard construction (e.g., some prefab systems), thatched roofs, or properties next to commercial sites can reduce the maximum or lead to a decline. Flats above shops, short leases, or over-55s villages are common causes of lower LTVs or extra conditions.

Checklist, pitfalls, FAQs, and next steps

Use this checklist before you chase the top number:

• Property reality check: What would it sell for today, quickly? Lenders value conservatively.
• Title & lease check: Lease length, easements, unconsented work-fix what you can first.
• Health review: List conditions and meds; ask for an enhanced terms assessment.
• Borrowing purpose: Prioritise needs (e.g., clear debt, essential repairs) before wants (e.g., gifting).
• Cashflow plan: Decide lump vs drawdown; map 2-3 years of spending.
• Benefit impact: If you get means-tested benefits, ask your adviser how a lump sum affects them.
• Family talk: Set expectations early; consider gifting tax rules in your country.
• Shop around: Compare at least three lenders via an independent adviser bound by FCA rules (UK) or licensed NZ advisers.

Common pitfalls that cap or erode your maximum:

• Chasing the highest headline LTV but ignoring early repayment charges or high interest rates that make future downsizing expensive.
• Taking the full lump sum and parking it in cash-this can hurt benefits and rack up unnecessary interest.
• Ignoring property issues (damp, roof, short lease) that could have been fixed for a better valuation.
• Not factoring in care needs or future moves; ERCs can bite if you repay early.

FAQs

• Can I get 100% of my home’s value?
  No with lifetime mortgages. With home reversion you can sell 100% ownership, but you’ll receive far less than 100% of market value because of the lifetime lease given back to you and longevity risk priced in.
• Does income affect my maximum?
  Not for standard roll-up lifetime/reverse mortgages; age and property are key. If you choose to pay interest monthly (an interest-serviced plan), affordability checks apply, but the maximum LTV is still age-driven.
• Will interest rates change the maximum?
  Indirectly. Higher rates can nudge LTVs down over time because compounding risk rises. Products are repriced frequently.
• Do joint applications reduce what I can get?
  Yes, often the LTV is based on the younger borrower’s age, so a younger partner can lower the maximum.
• What about protected equity?
  Some plans let you ring-fence a slice of your home’s value for inheritance. This usually reduces the maximum available upfront.
• Will releasing equity affect benefits?
  In the UK, lump sums can affect means-tested benefits like Pension Credit or Council Tax Support. In NZ, lump sums can affect subsidies assessed on assets/income. Get advice specific to your situation.
• How do I get an enhanced LTV?
  Complete a health/lifestyle questionnaire via your adviser. Conditions like certain cancers, cardiac disease, or smoking history can lead to a higher LTV.

Credibility and standards

• UK lifetime mortgages are regulated by the Financial Conduct Authority, and reputable providers follow Equity Release Council product standards, including the no-negative-equity guarantee.
• In NZ, look for lenders that publish clear LVR schedules, offer lifetime occupancy, and are covered by dispute resolution schemes; the Retirement Commission (Te Ara Ahunga Ora) provides consumer guidance.

Next steps

1. Estimate your number using the age/LTV table above and the simple formula.
2. List any health factors and property quirks to discuss with an adviser.
3. Decide whether you need a lump sum, a drawdown facility, or a mix.
4. Speak to a qualified, independent adviser who can access multiple lenders and check both standard and enhanced plans.
5. Request an Agreement in Principle and a realistic valuation before committing to costs.

Troubleshooting

• My offer is lower than expected. Ask the lender for the valuation notes; challenge factual errors; fix easy property issues and request a reconsideration; get a second lender’s view.
• My lease is short. Explore a lease extension before or alongside the application; some lenders allow it to complete simultaneously.
• I need more than the maximum. Consider staged drawdowns, downsizing, partial home reversion (UK), or pairing a smaller release with budgeting changes. Never borrow more just because it’s offered.
• I might move soon. Prioritise products with downsizing protection or fixed-term ERCs so you’re not locked in expensively.

One last sanity check: the biggest number isn’t always the best number. Interest compounds quietly in the background. Take what you need, keep a reserve if you’ll need more later, and make the product fit your life-not the other way around.

If you remember one thing, make it this: your maximum is the output of age, property, health, and product design, not a negotiation with a salesperson. Use those levers wisely, compare the market, and anchor every decision to your actual spending plan. That’s how you make equity release work for you without nasty surprises.