Which UK Lenders Lend Into Retirement?
85 UK lenders will let a mortgage term run past retirement age, and published maximum ages range from 70 to 90 — with several building societies setting no maximum at all. The key is proving the repayments stay affordable on your pension income, not your age itself.
Data refreshed 2026-07-06. Information only — not advice.
Your situation
High Street Lenders
- AIB— Up to 95% LTV
- Bank of Ireland— Up to 95% LTV
- Barclays— Up to 95% LTV
- Clydesdale Bank— Up to 95% LTV
- Halifax— Up to 95% LTV
- HSBC— Up to 95% LTV
- Metro Bank— Up to 95% LTV
- Nationwide— Up to 95% LTV
- Santander— Up to 95% LTV
- The Co-operative Bank— Up to 95% LTV
- TSB— Up to 95% LTV
- Virgin Money— Up to 95% LTV
Building Societies
- Accord Mortgages— Up to 99% LTV
- Bath Building Society— Up to 95% LTV
- Beverley Building Society— Up to 95% LTV
- Buckinghamshire Building Society— Up to 90% LTV
- Cambridge Building Society— Up to 95% LTV
- Chorley Building Society— Up to 95% LTV
- Coventry Building Society— Up to 95% LTV
- Cumberland Building Society— Up to 95% LTV
- Darlington Building Society— See lender criteria
- Dudley Building Society— Up to 90% LTV
- Earl Shilton Building Society— Up to 95% LTV
- Ecology Building Society— See lender criteria
- Family Building Society— Up to 80% LTV
- Furness Building Society— Up to 95% LTV
- Godiva Mortgages— Up to 95% LTV
- Hanley Economic Building Society— Up to 95% LTV
- Hinckley & Rugby Building Society— Up to 95% LTV
- Leeds Building Society— Up to 95% LTV
- Leek Building Society— Up to 95% LTV
- Loughborough Building Society— Up to 95% LTV
- Mansfield Building Society— Up to 95% LTV
- Market Harborough Building Society— Up to 80% LTV
- Marsden Building Society— Up to 95% LTV
- Monmouthshire Building Society— Up to 95% LTV
- Newbury Building Society— Up to 95% LTV
- Newcastle Building Society— Up to 95% LTV
- Nottingham Building Society— Up to 95% LTV
- Penrith Building Society— Up to 90% LTV
- Principality Building Society— Up to 95% LTV
- Progressive Building Society— Up to 95% LTV
- Saffron Building Society— Up to 95% LTV
- Scottish Building Society— Up to 95% LTV
- Skipton Building Society— Up to 100% LTV
- Stafford Railway Building Society— Up to 95% LTV
- Suffolk Building Society— Up to 95% LTV
- Swansea Building Society— Up to 80% LTV
- Teachers Building Society— Up to 95% LTV
- The Melton Building Society— See lender criteria
- Tipton & Coseley Building Society— Up to 95% LTV
- Vernon Building Society— Up to 95% LTV
- West Bromwich Building Society— Up to 95% LTV
Specialist Lenders
- Aldermore— Up to 95% LTV
- Atom Bank— Up to 95% LTV
- Bluestone Mortgages— Up to 90% LTV
- BM Solutions— Up to 80% LTV
- Castle Trust— See lender criteria
- Central Trust— See lender criteria
- Cynergy Bank— Up to 90% LTV
- Fleet Mortgages— Up to 75% LTV
- Foundation Home Loans— Up to 90% LTV
- Gatehouse Bank— Up to 80% LTV
- Generation Home— Up to 95% LTV
- Hodge Bank— Up to 95% LTV
- Kensington Mortgages— Up to 95% LTV
- Keystone Property Finance— Up to 80% LTV
- Landbay— See lender criteria
- Legal & General Home Finance— Up to 60% LTV
- LendInvest— Up to 90% LTV
- LiveMore— Up to 80% LTV
- Moda Mortgages— See lender criteria
- Norton Home Loans— Up to 80% LTV
- Pepper Money— See lender criteria
- Perenna— Up to 95% LTV
- Precise Mortgages— Up to 95% LTV
- Skipton International— Up to 75% LTV
- Tandem Bank— Up to 90% LTV
- The Mortgage Lender— Up to 95% LTV
- The Mortgage Works— Up to 80% LTV
- Together— See lender criteria
- United Trust Bank— Up to 85% LTV
- Vida Homeloans— Up to 97% LTV
- West One Loans— Up to 97.5% LTV
- Zephyr Homeloans— Up to 80% LTV
Why some lenders say no
- The limit that matters is your age at the END of the term, not at application — a 60-year-old wanting a 25-year term needs a lender happy with age 85 at term end.
- For any term running past your intended retirement date, lenders assess affordability on provable post-retirement income (pension statements, annuities), which is often lower than salary.
- Interest-only into retirement is stricter than repayment — it usually needs a credible repayment vehicle or a retirement interest-only (RIO) product.
- If retirement is more than 10 years away, most lenders accept your current pension projections; within 10 years, they want firm evidence of what the pension will actually pay.
Related reading: Mortgages later in life · Lender income multiples
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Run My Affordability CheckFrequently asked questions
Can you get a mortgage at 78?
Yes. Several building societies have no maximum age at all, and others allow age 85-90 at the end of the term, so a shorter term arranged in your late 70s is realistic. The lending decision rests on your pension or investment income covering the repayments, and later-life lending is largely a building-society strength rather than a high-street one.
What income counts after retirement?
State pension, private and occupational pensions in payment, and annuity income are accepted almost universally. Many lenders also count investment income, rental income and drawdown from a pension pot — though drawdown treatment varies a lot, with some lenders assessing sustainability of the pot rather than the current withdrawal rate.
What's the difference between a standard mortgage, a RIO and equity release?
A standard mortgage into retirement has a fixed term and repayments that must be affordable on pension income. A retirement interest-only (RIO) mortgage has no end date — you pay interest monthly and the loan repays when the home is sold, on death or on moving into care, with affordability tested on the interest only. Equity release (a lifetime mortgage) needs no monthly payments at all but interest rolls up. They suit different situations, and a RIO often needs less income than people expect.
How long a term can I get at 65?
It depends on the lender's maximum age at term end: with an age-85 lender you could take 20 years, and with a no-maximum building society potentially longer. A longer term lowers the monthly payment, which can be the difference between passing and failing the affordability test on pension income.
