Equity Release Explained: What Is It & Is It Worth It in 2026?

Author profile
By Clare Townhill • Updated 7th January 2026                   Disclaimer: Prices and ratings correct at time of writing.

Equity release is a way for homeowners aged 55 and over to unlock tax-free cash from the value of their home without having to sell or move. It's a long-term financial product designed to turn property wealth into available money — often used to boost retirement income, repay debts, or help family members financially.

In 2026, equity release remains one of the most regulated areas of the financial market. It can provide stability and flexibility for some people, but it's not suitable for everyone.

This article explains how equity release works, the different product types, current interest rates, and whether it's worth considering in 2025.

Jump to:

    What Is Equity Release?

    Equity release allows you to access part of the money tied up in your home while continuing to live there.

    There are two main types of equity release:

    • Lifetime mortgage – a loan secured against your property that you repay (plus interest) when you die or move into long-term care. You keep full ownership.
    • Home reversion – you sell part or all of your property to a provider for less than its market value, in return for a lump sum or regular income. You live there rent-free for life, but ownership passes to the provider.

    Both types of equity release are regulated by the Financial Conduct Authority (FCA) and can only be arranged through a qualified equity-release adviser.

    How Does Equity Release Work?

    The process involves several regulated steps to protect you:

    1. Check eligibility – usually age 55 or over, UK main residence, little or no outstanding mortgage.
    2. Get advice – speak to a qualified, FCA-regulated adviser (for example, Age Partnership).
    3. Property valuation – a professional valuation confirms your home's worth.
    4. Offer & legal checks – you receive a personalised offer, reviewed by your solicitor.
    5. Receive your funds – as a lump sum or drawdown over time.
    6. Repayment later – loan + interest repaid from your home's sale when you die or move into care.
    💡 Interest is usually compounded — you pay interest on both the loan and previously-added interest — so comparing rates carefully is essential.

    The Different Types of Equity Release

    Type How it works Who it's for
    Lifetime Mortgage Borrow money secured against your home; interest builds over time and is repaid when you die or move into care. You keep ownership. The most common option for over-55 homeowners wanting to unlock cash value of their home but remain living in their property.
    Home Reversion Plan Sell part and/or all of your home to a provider for less than market value in return for a lump sum or income. You live rent-free for life, but transfer ownership. For those comfortable exchanging part ownership for guaranteed funds.
    💬 Martin Lewis' advice on Equity Release

    Martin Lewis advises that while equity release can be helpful for some, it should only be considered after exploring downsizing or other alternatives, such as using savings.

    He stresses that homeowners must understand how compound interest affects long-term costs, and only use FCA-regulated advisers and Equity Release Council members who provide the "no negative equity" guarantee.

    Key Safeguards to Look For

    • Right to stay in your home for life.
    • No negative equity guarantee — you'll never owe more than your home's value.
    • Portability — the option to move if the new property meets criteria.
    • Mandatory Independent legal advice from a regulated advisor before signing.

    Is Equity Release Worth It in 2026?

    Whether it's "worth it" depends on your goals, income, and family circumstances.

    After a period of rising rates, the market has stabilised. Average fixed rates now sit between 6.2% and 7.1% MER (Monthly Equivalent Rate) — higher than in 2021 but with far more flexibility and consumer protection.

    Modern plans allow optional repayments, inheritance protection, and downsizing features, giving homeowners more control. However, compound interest still means the total owed can grow quickly if no repayments are made.

    Top 3 Reasons that People Use Equity Release:

    1. Clear an existing mortgage

    If you have an existing mortgage, equity release can help you to clear it to free up more disposable income. This can give you peace of mind and make it easier to manage your finances in retirement. Please note: any existing mortgage or loan secured against your home must be repaid to take out a lifetime mortgage.

    2. Gifting to a family member

    Equity release can be used to gift money to a family member. This could be a way to help them with their own financial needs, such as buying a home or clearing their existing debts.

    3. Pay off existing debts

    If you have any existing debts, such as credit card debt or personal loans, equity release can help you to pay them off. This can free up your monthly income and put more money in your pocket. However, you should always think carefully before securing a loan against your home to repay existing debt.

    When It May Make Sense

    • You want tax-free cash but wish to stay in your home.
    • You need funds for home improvements, debt, or family support.
    • You prefer fixed rates and no mandatory repayments.
    • You want inheritance protection or drawdown flexibility.

    When It Might Not Be Right

    • You rely on means-tested benefits.
    • You expect to move soon.
    • You hope to leave most of your property's value as inheritance
    • You have other accessible savings.
    💡 Bottom line: Equity release can provide stability and financial freedom — but only if chosen with expert, regulated advice.

    Pros and Cons of Equity Release

    Equity release allows homeowners to access cash from their property while staying in it, but it reduces their estate's value and can impact benefits.

    Key advantages include receiving tax-free cash and not having to make monthly repayments, while disadvantages include high interest rates and the risk of the debt growing significantly.

    Pros of equity release

    • ✅ Stay in your home: You can remain in your property for life or until you move into long-term care.
    • ✅ Tax-free cash: You receive a tax-free lump sum that can be used for any purpose, such as home improvements or paying off debts.
    • ✅ No monthly repayments (usually): Most plans don't require monthly payments; the loan is repaid when the house is sold or the last owner dies. You can sometimes choose to make voluntary payments to reduce the debt.
    • ✅ Benefit from house price rises: You retain full ownership of your home and benefit from any future increases in its value.
    • ✅ No negative equity guarantee: With Equity Release Council-approved plans, the amount you owe will never be more than the value of your home.
    • ✅ Flexibility: You can choose to take a lump sum or draw down smaller amounts as needed, only paying interest on what you release.
    • ✅ Inheritance protection: Some plans allow you to protect a portion of your home's value as an inheritance, though this may reduce the amount you can borrow.

    Cons of equity release

    • ❌ Reduced inheritance: Releasing equity reduces the value of your estate, meaning there is less for your beneficiaries to inherit.
    • ❌ Compound interest: If you don't make repayments, the interest compounds over time, causing the total debt to grow quickly.
    • ❌ Higher interest rates: The interest rates on equity release plans are often higher than those on traditional mortgages.
    • ❌ Impact on means-tested benefits: Receiving a lump sum could affect your entitlement to means-tested state benefits.
    • ❌ Early repayment charges: Repaying the loan early, for example, if you decide to sell or downsize, can incur significant penalties.
    • ❌ Fees and costs: There are setup fees, legal costs, and other charges associated with setting up an equity release plan.
    • ❌ Potential to move restrictions: You may be able to move house, but the new property must be approved by the provider.
    💡 Equity release offers flexibility and peace of mind, but it's not suitable for everyone. Always take qualified financial advice first.

    Latest Equity Release Interest Rates (January 2026)

    Provider Rate (MER) Notes
    Lowest advertised ~6.21% Lowest market rate (Nov 3 2025).
    Pure Retirement ~6.51% Flexible drawdown & interest-payment options.
    Aviva ~6.73% Inheritance protection and downsizing features.
    Market average 6.4-6.9% Across ERC-approved lenders.

    Important:

    • Equity release rates depend on age, property value, health, and loan size.
    • Compare multiple offers — even a 0.3% can add thousands over time.
    • MER explained: interest compounded monthly; AER is slightly higher.

    Worked Example 1 – Why a Small Difference in Interest Rate Matters

    Two homeowners each release £80,000 for 15 years, neither make any repayments.

      Owner 1 6.2% MER Owner 2 6.5% MER
    Amount borrowed £80,000 £80,000
    Total after 15 yrs £195,700 £203,300
    Extra cost - +£7,600 more

    A 0.3% rate difference adds about £7,600 in interest over 15 years.

    Worked Example 2 – How Small Payments Help

    Same loan – £80,000 at 6.5% MER for 15 years.

    Scenario Monthly payment Total after 15 yrs
    No payments £0 £203,000
    Pay £100/month £1,200/yr £176,000
    Pay £200/month £2,400/yr £149,000

    Even £100 a month reduces the final balance by ≈ £27,000.

    Tip: Many plans allow up to 10% overpayment a year without penalty.

    How to Compare Equity Release Providers

    • FCA regulation & ERC membership – always confirm that the lender has both before applying.
    • Interest rate type – most are fixed; check for variables.
    • Payment flexibility – can you overpay or pay interest monthly?
    • Inheritance protection – ring-fence part of your home's value.
    • Early repayment terms – look for downsizing protection or fee caps.
    • Customer service & reviews – aim for providers rated 4★ or higher.
    • Whole-of-market advice – use an independent, FCA-regulated adviser.
    💡 Tip: The lowest rate isn't always the best option - flexibility and protections matter too.

    Final Advice: Making the Right Decision

    Equity release can offer financial breathing room in later life — but it's a long-term commitment that should never be rushed.

    Before you decide:

    • Understand compound interest and its impact.
    • Check for inheritance protection or repayment options.
    • Choose an FCA-regulated, ERC-member provider.
    • Discuss plans with family before signing.

    As a First Step, Try the Over50Choices Equity Release Calculator

    As a first step, try the Over 50 Choices Equity Release Calculator.

    It gives a quick, personalised estimate of how much you could unlock and how interest may build over time.

    It's a free, no-obligation way to explore your options before speaking to a qualified adviser, helping you make a confident, informed decision.

    💡 Using the calculator first helps you better understand your options and prepare more informed questions for your adviser.

    In Summary

    Equity release can be worth it for homeowners who want or need to access funds without selling their home. It's not right for everyone, but with trusted regulated guidance, careful comparison, and clear understanding, it can help you make the most of the value of your home during retirement and improve your quality of life by reducing financial worry.

    FAQs — Equity Release Explained (2026)

    Q. Do I still own my home if I release equity?

    Yes. With a lifetime mortgage, you remain the legal owner and can stay in your home for as long as you live. The property deeds stay in your name, and the loan is repaid only when you die or move into long-term care.

    Q. Will I lose my home if I can't make payments?

    No. All Equity Release Council (ERC)-approved plans guarantee your right to stay in your home for life. Repayment happens only when the property is sold — usually after death or a permanent move into care.

    Q. Is equity release regulated?

    Yes. Both advisers and plans are regulated by the Financial Conduct Authority (FCA). You should only use advisers and lenders authorised by the FCA — ideally, those who are also members of the ERC.

    Q. What does the Equity Release Council do?

    The ERC sets consumer-protection standards for the industry. All members must offer key guarantees, including the "no negative equity" promise, the right to stay in your home for life, and independent legal advice before you sign.

    Q. Can I still leave an inheritance?

    Yes, but taking equity reduces the total value of your estate. Some plans let you ring-fence a portion of your home's value to protect an inheritance, or make voluntary repayments to limit interest build-up.

    Q. Will releasing equity affect my benefits?

    Yes. If you receive means-tested benefits such as Pension Credit or Council Tax Support, releasing cash could reduce or remove your entitlement. Your adviser will help you understand any impact before you proceed.

    Q. Can I repay equity release early?

    You can, but there may be early-repayment charges. Many newer products include downsizing protection or partial-repayment options to make early repayment easier.

    Q. Can I take out equity release if I still have a mortgage?

    Yes, but you'll usually need to use part of the funds to clear your existing mortgage first. This is one of the most common reasons people take out equity release.

    Q. Can I change my equity release plan later?

    Sometimes. If your property value rises or you find a better rate, you may be able to switch plans or release more funds. Always seek professional advice before making changes.

    Q. What happens if I go into long-term care?

    If you're the last-named homeowner and move into care, the plan ends, and the loan is repaid from the sale of your home. If you have a partner, they can continue living there until they also move into care or pass away.

    Q. Can I move home if I have equity release?

    Yes. Most ERC-approved plans are portable, so you can move if the new property meets your lender's criteria. If it doesn't, the loan may need to be repaid when you sell. The ERC has a guide to the types of properties that it may be more difficult to get a lender to release equity from.

    Q. How will equity release affect my family?

    Releasing equity reduces what you leave behind, but it can also provide an early inheritance while you're alive — for example, helping children buy a home. It's sensible to involve your family in the conversation from the start.

    Q. How much does equity release cost?

    The main cost is compound interest, which increases over time. There are also advice, legal and valuation fees, often deducted from the release amount. Typical fixed rates in 2025 range between 6.2% and 7.1% MER.

    Equity release reviews

    Read our experts' reviews of the top equity release companies in 2025 including Aviva, Age Partnership, LV, Pure Retirement, L&G, and One Family.

    Is equity release safe?

    Is equity release safe? Learn about the safeguards and strict codes of conduct that providers and advisers must follow to protect consumers’ interests.

    Pros and cons of equity release

    What are the pros & cons of equity release? Alongside the benefits, there are some important ‘catches’ to consider before deciding if it's right for you.

    Did you find this information helpful?

    We work with

    Age Partnership

    We are members of

    Equity Release Council

    Part of the Over50choices group

    Over 50 Choices

    How this site works

    Our aim is to provide you with clear and accurate information to help you research your chosen financial products and services. The material on this site is for general information only and does not constitute any form of advice or recommendation.

    If a link has an * by it, it means it is an affiliated link to an insurance company or broker that may result in a payment to the site. Should you use the equity release calculator, speak to an Age Partnership adviser and take out a plan out using their services, we receive a commission, however this will not affect the price you pay.

    Also, from time to time you may see advertisements from third party companies who pay us a fee to advertise their services on our site.

    None of the above arrangements constitute advice or recommendations, as other products and companies are available. You should always obtain independent, professional advice for your own situation.

    The information provided on this site is accurate at the date of publication, occasionally however, things will change before we have had the opportunity to update them, so please do check. Always do your own research and take independent advice.

    We do not investigate the solvency of any company mentioned on our website and are not responsible for the content on websites we link to.

    Simply Equity Release is a member of the Equity Release Council and part of the Over50choices Group who is regulated by the FCA (No.594280) for insurance products.

    Try the Calculator