What are the Current Lifetime Mortgages Rates in the UK?

The current interest rates for lifetime mortgages in the UK range from approximately 6.05% to 8%. 

This range gives you a snapshot of the options available to you, influenced by factors such as the loan-to-value ratio and specific features of individual plans.

Looking ahead, it’s worth noting the Bank of England’s indications of a possible increase in interest rates.  While nobody can predict the exact future rates, the current market trends and expert opinions are leaning towards an upward direction

If a lifetime mortgage is on your mind, talking to an adviser sooner could be a smart move for you.

To give you an idea, below is a table showing the current lifetime mortgage rates as of 28 August 2023. Bear in mind that these rates may have changed since our last update, and this list is not exhaustive. There are more options for you to choose from that suit your individual needs and preferences.

Type of Lifetime MortgageLenderProductRate (MER)TypeOffer
Drawdown Lifetime MortgageLegal & GeneralPremier Optional Payment Pearl5.87%FixedFree Valuation
Drawdown Lifetime Mortgagemore2lifeFlexi Choice Premier Super Life6.20%Fixed Free Valuation
Lump SumPure RetirementClassic Lump Sum6.20%FixedFree Valuation
Lump SumStandard LifeHorizon 240 Lump Sum Fee Free6.24%FixedFree Valuation, no application fee
Interest-OnlyJustJust For You – J16.30% FixedFree Valuation, no application fee
Voluntary Paymentmore2lifeFlexi Choice Lite6.55%FixedFree Valuation
Enhanced AvivaEnhanced  Lifestyle Flexible Option7.00%FixedFree Valuation, no application fee
Source: Rates from Equity Release Supermarket. This table is for guidance only; we don’t endorse or advise on specific products listed.

How Is Interest Calculated on Lifetime Mortgages?

Lifetime mortgage interest rates are the percentages applied to the amount you borrow against your home’s value, dictating the amount you’ll eventually need to repay. 

Understanding these rates is essential as they influence your financial commitments over the loan’s lifespan.

Two Types of Lifetime Mortgage Interest Rates: Fixed and Variable

To help you understand how these rates work, we’ll explore both fixed and variable interest rates, illustrating them with a simple example.

Imagine you’re considering a lifetime mortgage with a principal amount of £100,000. You have the option to choose either a fixed or variable interest rate.

A fixed-rate would mean that the interest percentage stays the same throughout the life of the mortgage, while a variable rate may change according to market conditions.

Fixed Interest Rates

With a fixed interest rate of 5%, your interest would remain constant each year. Here’s how it works:

YearPrincipalInterestTotal Owed
For indicative purposes only.

Variable Interest Rates

A variable interest rate might change each year. Suppose it starts at 4% and then rises by 1% each subsequent year:

YearPrincipalInterestTotal Owed
For indicative purposes only.

These tables demonstrate the accumulation of interest over time and the difference between fixed and variable rates. Fixed rates provide stability, while variable rates offer the possibility of initial savings but with increased risk.

But, it’s worth noting that variable rates on lifetime mortgages are often capped, ensuring they won’t exceed a predetermined level. This adds a layer of security for you if this option suits your financial outlook.

Pro Tip: Finding What Works for You

Think about what feels right for you. If you like knowing what to expect, a fixed rate might be best. If you’re okay with some changes and want to maybe save at first, a variable rate might work. If you’re unsure, consult with a lifetime mortgage advisor. They could provide clarity and assist you in making the best choice for your circumstances

What are the Pros and Cons of Lifetime Mortgages Rates?

Lifetime mortgage rates come in two primary types: fixed interest rates and variable interest rates. Here’s a look at the pros and cons of both to help you understand what may suit your needs:

Fixed Interest Rates


> Stability. You’ll know exactly what you owe every month, making budgeting easier and more predictable.
> Protection. You’re insulated from market fluctuations, so rising interest rates won’t affect your repayments.


> Less Flexibility. If market rates fall, you won’t benefit from the lower rates.
> Potential Higher Initial Rates. Fixed rates may be higher initially compared to variable rates at the start of the loan.

Variable Interest Rates


> Potential Savings. If interest rates fall, your payments might decrease, potentially saving you money over the loan’s lifespan.
> Possible Lower Initial Rates. Often start lower than fixed rates, providing initial savings.


> Uncertainty. Your payments can increase if interest rates rise, leading to financial uncertainty.
> Budgeting Challenges. The fluctuating nature makes it harder to budget for repayments.

How Does Compound Interest Impact Lifetime Mortgages?

As we touched on earlier, lifetime mortgages often use compound interest. This might sound complicated, but it’s just a way of calculating interest on both the amount you’ve borrowed and the interest that’s already been added. So, in a way, you’re earning interest on the interest.

Now, how often that interest is compounded – whether it’s done annually or monthly – makes a difference to your mortgage. 

We’ve already looked at some examples using fixed and variable rates, and the idea is the same here. The more frequently the interest is compounded, the more you’ll end up owing over time.

The choice between fixed and variable rates, along with how often the interest is compounded, can impact not only how much you’ll owe but also other aspects of your lifetime mortgage.

There are also other costs like setup fees and monthly charges that can affect the final amount you’ll have to repay.

But don’t worry, there are ways you can manage how much interest grows. You might decide to make voluntary payments to lessen the impact of compounding. Or you could choose how often the interest is compounded, such as annually or monthly, to align with your financial goals.

Always consider talking to a financial advisor about these decisions, as they can provide advice tailored to your unique situation, so you make the best choices for your future.

What is the Difference between AER vs. MER?

AER (Annual Equivalent Rate)

This represents the interest added over one year. It gives you a clear picture of the yearly cost of the loan, making comparisons between different products easier for you.

MER (Monthly Equivalent Rate)

MER is the interest added over one year divided by 12 months. It’s used to indicate the monthly interest charges, helping you understand what you’ll owe each month.

Interest Rates on Various Lifetime Mortgages

When it comes to lifetime mortgages in the UK, you have a range of options available, each tailored to different needs and preferences. Below, we’ll take you through some of the most common types to help you find what might be best for you.

Lump Sum Mortgages

If you’re looking for a one-time large sum of money, lump-sum mortgages could be the way to go. You can choose between fixed or variable interest rates, and the rate applies to the entire lump sum. This means the interest compounds over time, making it a suitable option if you need substantial funds upfront.

Drawdown Lifetime Mortgages

Unlike lump sum mortgages, drawdown allows you to access funds as and when you need them. You only pay interest on the amount you’ve withdrawn, providing more control over the interest you accrue. It’s a flexible option that can adapt to your ongoing financial needs.

Flexible Lifetime Mortgages or Voluntary Payment Options

This type lets you make voluntary payments towards either the interest or capital without any penalties. Even though the interest rates are generally in line with other lifetime mortgages, it hands you the reins to control the growth of your loan.

Interest-Only Lifetime Mortgages

You pay only the interest monthly, keeping the principal balance the same. To opt for this, you’ll need a steady income source to cover the interest payments. The principal must be paid at the end of the term, so it requires a clear plan for managing this significant payment.

Image suggestion: Infographic summarizing different types of lifetime mortgages.

Factors Influencing the Best Lifetime Mortgage Rates.

When it comes to lifetime mortgages, finding the best interest rate is key to shaping your financial future. Several factors will play a role in determining your rate and understanding these can guide you to the most beneficial terms. Interest rates for 2023 might begin as low as 5.70%, though they can fluctuate.

Factors that could affect the interest rates you are offered include:

  • Your Age
  • Property Value
  • Loan-to-Value or Loan Amount
  • Health & Lifestyle

Talking to an equity release adviser is a sensible step in this process. They can provide personalised insights and advice tailored to your situation, helping you make sense of interest rates and identify the most fitting options for your needs.

Securing the best rate is about more than just knowing the current market; it’s also about aligning your choices with your unique financial goals through informed decisions and professional guidance.

The Bottom Line

Understanding lifetime mortgages in the UK doesn’t have to be complex. Focus on what suits your needs, and don’t hesitate to seek expert advice. With proper research and the right choices, you can find the mortgage that aligns with your financial goals, without unnecessary complexity.

Key Takeaways

  • Lifetime Mortgage Rates in the UK generally fall between 6.05% to 7% and are influenced by elements such as the loan-to-value ratio, your age, property value, and the specific features of the plan.
  • Fixed rates provide stability and protection from market changes, while variable rates may vary with market conditions. It’s important to understand the advantages and disadvantages of each before choosing a rate.
  • Compound interest in lifetime mortgages means that interest is added to the original amount, and then future interest is calculated on this new total.  This causes quicker growth in debt, but strategies like voluntary payments can help manage this effect.
  • The UK market offers various types of lifetime mortgages, such as lump sum, drawdown, flexible, and interest-only mortgages.
  • Your interest rate can be influenced by things like your age, property value, the amount you want to borrow, and your overall lifestyle. To get the best rate, it’s about finding what fits your financial needs and talking to an expert if you need to.

Get Matched with a Lifetime Mortgage Advisor

If you’re curious about lifetime mortgages, the interest rates are a crucial factor to understand. This guide is a stepping stone to help you get to grips with the subject, but your situation needs more than a one-size-fits-all approach.

Choosing a lifetime mortgage is a substantial decision, and interest rates play a significant role in it. That’s where an equity release specialist comes in handy. They can clarify how these rates would work in your particular case, aiding you to make the soundest decision for your financial future.

To take your first step, simply reach out to us. We will connect you to an experienced mortgage advisor who specialises in lifetime mortgages today.