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Secured Loans
Get an indicative estimate of how much you could borrow against your home's equity to fund a kitchen, extension, loft conversion, or full renovation.
A home renovation loan calculator estimates how much you could borrow by looking at your property's value, your outstanding mortgage balance, and the equity you've built up. Most secured loan lenders will let you borrow up to 80-90% of your property's value in total, including your existing mortgage.
Most secured loans for renovations range from around £10,000 to £500,000, though the right amount for you depends on your project budget and personal circumstances. The calculator gives an indicative estimate; your final borrowing amount is confirmed after a full application, affordability assessment, and property valuation.
A home renovation loan calculator gives you a quick, indicative estimate of how much you might be able to borrow to fund a renovation, extension, or refurbishment project, based on your property's value, your outstanding mortgage balance, and the equity you've built up.
It's a starting point, not a formal offer. The figures a lender actually offers depend on a full affordability assessment, a property valuation, and your credit history. Using the calculator to check your indicative borrowing power uses a soft search that has no impact on your credit score.
Most renovation finance for larger projects works as a secured loan (sometimes called a second charge mortgage or homeowner loan), which lets you borrow against the equity in your home while keeping your existing mortgage in place.
The calculator uses a few pieces of information to estimate your borrowing power:
Equity is simply your property's value minus what you still owe on your mortgage. Most secured loan lenders will let you borrow up to 80-90% of your property's value in total (your mortgage plus the new loan), known as the combined loan-to-value.
Here's how the maths works in practice:
Your actual maximum will also depend on affordability, so the figure the calculator gives you is an estimate rather than a guarantee.
Renovation finance
Speak to an advisor about your renovation plans. We compare a wide range of lenders to find options that fit your circumstances.
Alongside your available equity, lenders look at your income and your credit profile before confirming how much you can borrow.
Most secured loan lenders offer amounts from around £10,000 up to £500,000, with some specialist lenders going higher for high-value properties. For most renovation projects, homeowners borrow somewhere between £10,000 and £50,000, though larger extensions or full property renovations can mean borrowing considerably more.
Beyond the loan-to-value limit, lenders check that your total secured debt repayments (your mortgage plus the new loan) stay within a level they consider affordable alongside your income, existing debts, and living costs.
Borrowing power
Knowing typical costs for your type of project can help you work out a sensible amount to borrow, including a contingency for unexpected costs.
Costs vary by region, the age and condition of your property, and the specification you choose. Most experienced renovators recommend adding a 10-15% contingency on top of your quoted price for unexpected issues like rewiring, damp, or structural surprises.
Borrow slightly more than your headline quote to cover a sensible contingency, but resist the temptation to round up 'just in case'. Every pound you borrow costs money in interest, so match the loan to your actual budget plus a realistic buffer.
A secured loan isn't your only option for financing a renovation. The right choice depends on how much you need to borrow, your credit profile, and how quickly you need the funds.
Funding options
A secured loan can be a sensible way to fund a renovation, but it's an important decision that deserves careful thought.
Your home may be repossessed if you do not keep up repayments on your mortgage or any other debt secured on it. Before you borrow, think honestly about whether you could keep up repayments if your circumstances changed, for example if you lost your job or your income dropped.
Other things worth thinking about:
If you're ever worried about keeping up with payments, MoneyHelper offers free and impartial guidance. You can reach them at moneyhelper.org.uk or by calling 0800 138 7777.
Applying for a secured loan involves a few more steps than a personal loan, mainly because of the property valuation and legal work involved. Here's what to expect.
Application process
Get an instant estimate
Use the calculator to see an indicative borrowing amount based on your property value and mortgage balance. This is a soft search that won't affect your credit score.
Speak to an advisor
Talk through your renovation plans and circumstances. Your advisor will explain the options available and what to expect from a full application.
Submit a full application
Provide proof of identity, proof of income, and your current mortgage details, along with information about how you plan to use the funds.
Property valuation
The lender arranges a valuation to confirm your property's value and condition. This might be a desktop valuation or a full physical inspection depending on the loan amount.
Offer and funds released
If approved, you'll receive a formal offer setting out the loan terms. Once you accept and any legal work completes, the funds are transferred to your account.
Common questions
It gives you an indicative estimate based on the figures you enter, such as your property value and mortgage balance. The exact amount you're offered depends on a full affordability assessment and a property valuation carried out by the lender.
You'll need your property's estimated value, your outstanding mortgage balance, your remaining mortgage term, and your current monthly repayment. Having these figures to hand gives you the most accurate estimate before you speak to an advisor.
No, using a mortgage affordability calculator has no impact on your credit score. It doesn't run a credit check or ask for sensitive personal information. It simply gives you a general idea of what you might be able to borrow, based on the numbers you enter, and doesn't leave a mark on your credit file.
This depends on your available equity, income, and credit profile. Most secured loan lenders cap combined borrowing (your mortgage plus the new loan) at 80-90% of your property's value, with typical loan amounts ranging from around £10,000 to £500,000.
A secured loan uses your home as security, which typically allows for larger amounts and longer terms, but your home is at risk if you don't keep up repayments. An unsecured personal loan doesn't require security, but borrowing limits are lower and terms are usually shorter.
From a full application to funds reaching your account typically takes 2-4 weeks, though this varies by lender and how straightforward your circumstances are. Having your documents ready in advance can help things move faster.
Yes. Some specialist lenders will consider applicants with past credit issues, provided you have sufficient equity and can demonstrate affordability. Speak to an advisor to talk through your options.
Contact your lender as soon as possible if you're struggling. They must treat you fairly and explore options such as payment holidays or extended terms before considering repossession. MoneyHelper (moneyhelper.org.uk, 0800 138 7777) also offers free and impartial guidance if you need extra support.
It depends on your circumstances. A secured loan lets you keep your existing mortgage rate intact, which is useful if you're on a competitive deal. Remortgaging might make more sense if your current deal has already ended.
Yes. The calculator gives you an indicative figure to work with, but the lender will arrange an official valuation as part of the full application to confirm your property's value and condition.
Yes, lenders don't typically restrict how you spend the funds. Whether you're planning a new kitchen, a bathroom, an extension, a loft conversion, or a full renovation, the choice is yours.
Most secured loan lenders offer amounts from around £10,000 up to £500,000, though this varies by lender. If your project needs less than this, a personal loan might be a more suitable and cheaper option.
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Secured Loans
Compare rates from a wide range of lenders. Our expert advisors will find the right secured loan for your circumstances.
