Buy-to-let equity release calculator
Two facts decide whether a property is worth a remortgage conversation: how much equity sits above 75% loan-to-value, and how close your current mortgage product is to ending. Enter three figures and see both.
Your property
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The headroom
Enter a property value and mortgage balance to see the equity, today's loan-to-value, and what a remortgage to 75% LTV could release.
How it works
Loan-to-value is your mortgage balance divided by the property's value. Equity is the value minus the balance. The headline figure — releasable to 75% LTV — is 75% of the value minus the current balance: the most a remortgage at that loan-to-value could raise over what you already owe, before costs. 75% is used because it is a common ceiling in buy-to-let lending, not because it is a promise — plenty of loans complete below it, and whether the rent supports the borrowing is a separate test. The product-end reading uses the same rule as Primehold's Refi Radar inside the app: a product ending within six months is flagged, because that's the window in which brokers typically start reviewing options.
What it doesn't do
- It takes your valuation at face value. Lenders instruct their own, and a down-valuation shrinks the headroom directly.
- It shows gross headroom — fees and any early repayment charge come out of whatever is released.
- It doesn't check affordability. Rental stress tests, not loan-to-value, are what actually cap most BTL borrowing.
- It is indicative arithmetic, not advice.
Found headroom worth thinking about? Put real numbers on it with the buy-to-let remortgage calculator — or read how a BTL remortgage actually works.
Common questions
Can I release equity from a buy-to-let?
Yes — by remortgaging to a balance larger than the one you owe, with the difference paid out as cash. What is available is capped first by the lender's loan-to-value ceiling: 75% is a common one in buy-to-let, though plenty of loans complete below it. On a £250,000 property with a £150,000 mortgage, 75% of the value is £187,500, so the gross headroom is £37,500 — before fees, any early repayment charge, and before the lender's own rent test.
Is this the same as equity release (a lifetime mortgage)?
No. This models an ordinary buy-to-let remortgage at a higher balance, with the interest paid monthly in the usual way. 'Equity release' in the over-55 sense normally means a lifetime mortgage or home reversion plan secured on the home you live in, where the interest typically rolls up instead of being paid. Those are regulated later-life products, they are not what this calculator does, and they need regulated advice.
What LTV can I remortgage a buy-to-let to?
75% is the common ceiling in buy-to-let lending and the figure this calculator uses; some lenders go a little above it and many loans settle below. The ceiling is only the first of two limits, and usually not the binding one — the rent still has to cover the mortgage interest at the lender's stressed rate, and that test caps most buy-to-let borrowing before loan-to-value does.
Do I pay tax on equity released from a rental property?
Money raised by remortgaging is borrowing rather than income, so it is not itself taxed when it is drawn. What can change is your tax position afterwards: how the interest on the larger loan is relieved depends on whether the property is held personally or through a company, and what the money is used for can matter too. That is a question for an accountant, not a calculator.
When should I start the remortgage process before my product ends?
This checker flags a product ending within six months, because that is the window in which brokers typically start reviewing options — the same rule Primehold's Refi Radar runs across a whole portfolio. Leaving it until after the product has ended usually means the loan reverts to the lender's standard variable rate, which is normally higher than the deal it replaced.
This check runs on whole books, automatically
Inside Primehold, the same headroom rule scans every property on a ledger and ranks the remortgage opportunity across the portfolio — every product end date tracked, every figure with its dated history behind it.