As fixed mortgage rates continue to fall after recent rapid hikes, we look at what’s happening with the best mortgage rates in the UK. Read on for today’s lowest mortgage rates (updated daily), the best remortgage deals, best 5 year fixed rates, Buy to Let mortgage deals and more.
The best mortgage rates are continuing to fall as major lenders including NatWest, Barclays, TSB and Santander cut fixed mortgage rates further following recent hikes.
However, experts warn these cuts may slow or even be reversed due to the current uncertain outlook. Even with recent cuts, mortgage rates remain much higher than before the conflict started.
When the mortgage market is volatile, it’s even more important to act early. If you’re buying or remortgaging soon, consider locking in a rate and keeping it under review in case pricing improves before you complete. If you’re remortgaging, you can lock in a new deal up to 6 months before your current deal ends.
The best mortgage depends on your personal circumstances. We’ve partnered with Mortgage Advice Bureau, and their award-winning expert advisers will find the right mortgage for you.
Source: Mortgage Advice Bureau. Updated: 12 June 2026.Find more about our rates data here. The best mortgage for you depends on your personal circumstances. These tracker mortgage rates cover all variable rate mortgages, including discounted variable rate mortgages.
Fixed Rate Mortgages (Purchase)
The best mortgage rates on fixed deals vary depending on how long you fix for. Here are the best 2, 3, 5 and 10 year fixed rate mortgage deals currently available if you’re buying a house:
Source: Mortgage Advice Bureau. Updated: 12 June 2026. Find more about our rates data here. The best mortgage for you depends on your personal circumstances.
The best 2 year fixed rate mortgage if you’re buying a house is currently available from Halifax at 4.37% (fees £1,099).
But when you’re comparing the best mortgage deals for you, you’ll need to factor in any fees so that you can calculate which is the best mortgage deal overall. But don’t worry, you don’t need to do this yourself – a mortgage broker will do the calculations to find the best mortgage deals available for you.
2 year fixed rate mortgages are one of the most common mortgage types that buyers take out. Find out more about what you should consider in our guide What type of mortgage should I get?
Source: Mortgage Advice Bureau. Updated: 12 June 2026. Find more about our rates data here. The best mortgage for you depends on your personal circumstances.
Looking for a 3 year fixed deal? The best 3 year fixed rate mortgage in the UK if you’re buying a house is from Halifax (fees £1,099) which offers a rate of 4.53%.
Source: Mortgage Advice Bureau. Updated: 12 June 2026. Find more about our rates data here. The best mortgage for you depends on your personal circumstances.
But don’t just look at rates, remember to factor in any mortgage fees so you can calculate the best deal for you overall. An expert mortgage broker can crunch the numbers to find the right mortgage available for you.
Source: Mortgage Advice Bureau. Updated: 12 June 2026. Find more about our rates data here. The best mortgage for you depends on your personal circumstances.
Looking for a longer fixed deal? The best mortgage rate on a 10 year fixed rate mortgage in the UK is from Santander at 5.07% (fees £1,224).
Source: Mortgage Advice Bureau. Updated: 12 June 2026. Find more about our rates data here. The best mortgage for you depends on your personal circumstances. These tracker mortgage rates cover all variable rate mortgages, including discounted variable rate mortgages.
The lowest mortgage rate in the UK on a tracker mortgage is currently from Halifax at 3.96% (fees £1,599). However, it’s important to remember that the rate you’ll pay on a tracker mortgage can go up as well as down. This can make budgeting more difficult if the rate you pay increases.
Source: Mortgage Advice Bureau. Updated: 12 June 2026. Find more about our rates data here. The best mortgage for you depends on your personal circumstances. These tracker mortgage rates cover all variable rate mortgages, including discounted variable rate mortgages.
Looking to take out a 5 year variable rate mortgage? The lowest rate if you’re buying a house is from Barclays at 4.35% (fees £1,104). But remember, the rate you’ll pay on a variable rate mortgage can go up or down.
Your home may be repossessed if you do not keep up repayments on your mortgage.
Please note some branches of Mortgage Advice Bureau may charge a fee for mortgage advice if you go direct. The fee is up to 1% but a typical fee is 0.3% of the amount borrowed. So make sure you use this site, this form or phone number for fee-free advice.
Current best mortgage rates (Remortgage)
These are the current best mortgage rates at different deposit levels for 2 and 5 year fixed rate mortgages and 2 year tracker mortgages if you’re remortgaging.
Source: Mortgage Advice Bureau. Updated: 12 June 2026.Find more about our rates data here. The best mortgage for you depends on your personal circumstances. These tracker mortgage rates cover all variable rate mortgages, including discounted variable rate mortgages.
Fixed Rate Mortgages (Remortgage)
Remortgaging and looking for a fixed deal? Here are the current best mortgage rates in the UK for 2, 3, 5 and 10 year fixed rate remortgages:
Source: Mortgage Advice Bureau. Updated: 12 June 2026. Find more about our rates data here. The best mortgage for you depends on your personal circumstances.
If you’re remortgaging, the best 2 year fixed rate mortgage rate is currently from Santander at 4.56% (fees £1,224). Find more about our rates data and methodology here.
But when you’re looking for the best mortgage deals for you, you’ll need to consider the overall cost including any fees. However, you don’t need to calculate this yourself – an expert mortgage adviser can do this for you.
Source: Mortgage Advice Bureau. Updated: 12 June 2026. Find more about our rates data here. The best mortgage for you depends on your personal circumstances.
While for 3 year fixed rate mortgages in the UK, if you’re remortgaging, the best current rate is from The Co-operative Bank at 4.60% (fees £1,099).
Source: Mortgage Advice Bureau. Updated: 12 June 2026. Find more about our rates data here. The best mortgage for you depends on your personal circumstances.
The best mortgage rate on a 5 year fixed rate mortgage is currently from HSBC at 4.56% (fees £999) for remortgages.
Source: Mortgage Advice Bureau. Updated: 12 June 2026. Find more about our rates data here. The best mortgage for you depends on your personal circumstances.
The best mortgage rate on a 10 year fixed rate mortgage in the UK if you’re remortgaging is from Santander at 4.98% (fees £1,224).
Tracker Mortgages (Remortgage)
Here are the lowest mortgage rates in the UK on 2 and 5 year tracker mortgages if you’re remortgaging:
Source: Mortgage Advice Bureau. Updated: 12 June 2026. Find more about our rates data here. The best mortgage for you depends on your personal circumstances. These tracker mortgage rates cover all variable rate mortgages, including discounted variable rate mortgages.
The best 2 year variable rate mortgage for remortgages is currently from Halifax at 3.96% (fees £1,499). Find more about our rates data and methodology here.
But remember, the rate on variable rate mortgages can go up or down. So make sure you can afford repayments if the rate you pay increases.
Also, when you’re looking for the best mortgage deals for you, you’ll need to factor in any mortgage fees so that you can calculate which is the best deal overall. If you’re using a mortgage broker, they will do this for you.
Source: Mortgage Advice Bureau. Updated: 12 June 2026. Find more about our rates data here. The best mortgage for you depends on your personal circumstances. These tracker mortgage rates cover all variable rate mortgages, including discounted variable rate mortgages.
The best mortgage rate on a 5 year tracker mortgage is from Barclays at 4.35% (fees £1,058) for remortgages.
Source: Mortgage Advice Bureau. Updated: 12 June 2026. Find more about our rates data here. The best mortgage for you depends on your personal circumstances.
Here are the best mortgage rates currently available if you have a 10% deposit (90% LTV) and are looking for a variable rate mortgage. Read our Best first time buyers mortgage rates guide – we bring you the best current fixed and variable mortgage rates in the UK whatever your deposit size, from 0% to 40%.
LTV stands for ‘loan to value ratio’ and is the size of your mortgage in relation to the value of the property you’re buying. You can work out your LTV with our handy loan to value calculator.
If you’ve got savings, could you use them to offset the amount of interest you pay on your mortgage? Find out how these mortgages work and the best offset mortgage rates currently available (updated daily) in our guide Offset mortgages explained.
How do I find the best green mortgage rates?
You can find more information on green mortgages including some of the best green mortgage rates currently available in our guide Are green mortgages worth it?
As featured in
Latest mortgage rate news
Mortgage lenders including NatWest, Barclays, TSB and Santander have continued to cut fixed mortgage rates, following recent, rapid hikes.
However, experts warn these cuts may slow or even be reversed due to the current outlook, and note that rates are much higher than before the conflict started.
There was other positive news in June 2026. Mortgage product choice has climbed above 7,000 options for the first time since March, with the total number of residential mortgages rising from 6,784 at the start of May to 7,132 in June, figures from Moneyfacts show.
Also, mortgage approvals have reached their highest level in fifteen months. Figures from the Bank of England show around 65,900 mortgages were approved in April, compared to an average of about 63,100 in the previous six months.
On 30 April, the Bank of England held interest rates at 3.75%, which was widely expected.
Speaking in late May, Governor Andrew Bailey said the Bank is in no rush to raise interest rates while the outcome of the Iran war remains uncertain and the UK’s growth rate stays weak.
He said it was tolerable for inflation to stay above the Bank’s 2% target during the current crisis, but that would change if a more permanent increase in prices began to take effect.
However, homeowners are still counting the increased costs of recent mortgage rate hikes. Analysis by Moneyfacts suggests that for a typical £250,000, 25-year mortgage, that would translate to an increase in monthly repayments of nearly £300 from £1,445.50 before the war to £1,727 – an annual increase of £3,380. Experts are dubbing the increase in costs ‘Trumpflation’.
“Mortgage rates have stabilised and are coming down. Swap rates have responded positively to some stabilisation in terms of global tensions and the landscape looks positive. However, we know things are still uncertain and world events can make a huge difference to what happens with mortgage rates. So it’s about being organised and securing your deal as early as possible.”
KEY INFORMATION
How to secure the best mortgage rates
When there’s volatility in the mortgage market, it’s more important than ever to shop around for the best mortgage ratesfor you. If you’re remortgaging, you can do this up to 6 months before your current deal ends.
You can apply for a mortgage and lock in a rate, then keep it under review in case rates improve before you need to switch.
When you’re looking at the best mortgage rates remember to look at the whole picture including any mortgage fees so you can find the cheapest mortgage deal for you overall.
But don’t worry, a mortgage broker will do the calculations for you to find the best mortgage deals available for you.
When will UK mortgage rates come down?
Experts previously expected mortgage rates would trend down in 2026, however, the outlook has become more uncertain following the conflict in the Middle East, which has pushed up energy prices and could delay or limit future interest rate cuts, or even result in interest rates rising.
This unpredictable outlook comes as little surprise to the UK public. In our 2026 research, we found that around a quarter of Brits expect rates to rise (23%) and a similar proportion think they will fall (25%), while 28% expect them to stay the same and 24% are unsure.
On 8 June 2026, the average 2 year fixed mortgage rate in the UK was 5.64%, according to Moneyfacts.
The average 5 year fixed mortgage rate was 5.60%.
While these average rates are lower than in recent week, they’re still higher than the 2 year average mortgage rate of 4.84% and 5 year average mortgage rate of 4.95% on 6 March.
How much is the average standard variable rate?
The average standard variable rate in June 2026 in the UK is 7.13%. The standard variable rate is the default rate you’ll roll onto when your mortgage deal ends. But SVRs vary widely by lender.
So while the best mortgage rates on offer this month may seem high compared to what has been available in recent years, your lender’s Standard Variable Rate (SVR) could be significantly higher.
How to find the best mortgage deals
If your current mortgage deal ends in the next six months you should act now to find the best mortgage deal for you. Here’s our advice:
Shop around: Whether you’re remortgaging or buying a house, don’t just go to your bank for your mortgage. Always shop around for the best mortgage rates for you. Getting fee-free advice from a mortgage broker is the quickest and easiest way to find the lowest mortgage rates for you.
Act now: The mortgage market has been volatile in recent months. But if you secure a remortgage deal several months in advance you’ll have that in the bag while keeping your eye out for other deals before your remortgage completes. Get fee-free advice from a mortgage broker today to explore your options.
Beware of the SVR: If you’re on your lender’s standard variable rate, check your deal now to see if you can save by remortgaging as average mortgage interest rates on SVRs have soared over the last few years.
Mortgage rates are the rate of interest charged by a mortgage lender (bank or building society). The interest is charged by the lender as compensation for the money they have lent them in order to purchase a property.
Interest rates are determined by the lender and can be either fixed (ie remain the same for the term of the mortgage) or variable (where they fluctuate with a benchmark interest rate). Before you compare mortgages, you need to understand the different types. For more information see what type of mortgage should I get?
How long does a mortgage application take?
A mortgage application usually takes two to four weeks to process. However, factors including how busy the lender is, how straightforward your circumstances are and how quickly you respond to any requests can influence how long it takes for a mortgage to be approved. Find more information in our guide How long does it take to get a mortgage?
APRC stands for Annual Percentage Rate of Charge and shows, as a percentage, the annual cost of a mortgage over its lifetime. It incorporates all relevant charges (including fees) that relate to the mortgage borrowing. This is useful when comparing the best mortgage rates.
Your home may be repossessed if you do not keep up repayments on your mortgage.
Please note some branches of Mortgage Advice Bureau may charge a fee for mortgage advice if you go direct. The fee is up to 1% but a typical fee is 0.3% of the amount borrowed. So make sure you use this site, this form or phone number for fee-free advice.
If the base rate changes, how does it affect my mortgage?
Most trackers track the Bank of England base rate. So an increase to the base rate means your monthly mortgage payments will increase. And if the base rate decreases, so will your mortgage payments.
Discount rate mortgages
Your rate is a discount on the lender’s own standard variable rate (SVR). If the base rate changes, your lender can decide whether to pass on any or all of the increase/ decrease.
Your lender sets the amount you pay. If the base rate changes the lender can decide whether to pass on any or all of the increase/ decrease. These mortgages can be extremely expensive.
Fixed rate vs variable rate mortgages
Here’s an illustration of the rate you’ll pay on a fixed rate mortgage vs how it can fluctuate on a variable rate deal.
Should I remortgage now?
If your current mortgage deal ends in the next 6 months, and certainly if it ends in the next 3 months, you should start the remortgage process now to secure a rate. You can then keep the rate under review in case a better rate comes up before you need to switch.
Being ready with your next move before your current deal comes to an end also means you’ll avoid your mortgage rolling onto your lender’s Standard Variable Rate which is averaging an eye-watering 7.13%. Read our guide Should I remortgage now?
It’s possible to get a mortgage without a deposit, these are called 100% mortgages. But by saving a deposit of at least 5% and ideally at least 10% you’ll typically have access to more lenders and usually better mortgage rates too.
While the lowest mortgage rates are usually reserved for people with a deposit of at least 40%. This may be a cash deposit if you’re buying your first home or this could be equity in your home if you’re remortgaging.
Comparison of how deposit amount affects mortgage rates
Here’s an example of how much you’ll pay on a mortgage if you have a 40% deposit compared to if you have a 10% deposit. These examples are based on the best mortgage rates when taking out a £200,000 2 year fixed rate mortgage over 30 years.
Deposit amount
Best mortgage rate
Monthly mortgage payment
40%
4.37%
£1,001
10%
4.76%
£1,049
Source: MAB. 9 June 2026.
These examples only take into account the mortgage rate, not any fees you may pay like arrangement fees. To get a better understanding of the overall costs, speak to a mortgage broker who will crunch the numbers to find the best mortgage available for you.
Your home may be repossessed if you do not keep up repayments on your mortgage.
Please note some branches of Mortgage Advice Bureau may charge a fee for mortgage advice if you go direct. The fee is up to 1% but a typical fee is 0.3% of the amount borrowed. So make sure you use this site, this form or phone number for fee-free advice.
Will I pay more for my mortgage in 2026?
This depends on the rate you’re currently paying compared to the best mortgage deal you can get today.
If you’re coming off a cheap fixed rate mortgage, you’ll pay more for your mortgage in 2026.
But if this includes you, don’t put off remortgaging because your costs could increase by much more if you do nothing and roll onto your lender’s standard variable rate when your current deal ends.
You’ll pay less on your mortgage in 2026 if your current mortgage deal is ending soon and the rate you’re paying is higher than you can get on a new deal.
However, always factor in any fees when comparing the cost of mortgages, don’t just look at the rate.
Historic UK mortgage rates (2000-2026)
Average mortgage rates in the UK have changed substantially over the last 25 years. This table shows how they’ve changed since 2000.
Year
2 year fix
3 year fix
5 year fix
2 year variable
2000
6.50%
6.20%
6.00%
6.30%
2001
5.80%
5.60%
5.50%
5.70%
2002
5.20%
5.00%
5.00%
5.10%
2003
4.80%
4.60%
4.50%
4.60%
2004
4.50%
4.30%
4.30%
4.20%
2005
4.40%
4.20%
4.20%
4.10%
2006
4.60%
4.40%
4.40%
4.30%
2007
5.00%
4.80%
4.80%
4.70%
2008
6.00%
5.80%
5.70%
5.60%
2009
4.00%
3.80%
3.70%
3.60%
2010
3.50%
3.30%
3.30%
3.20%
2011
3.80%
3.60%
3.50%
3.40%
2012
3.60%
3.40%
3.40%
3.20%
2013
3.50%
3.30%
3.30%
3.10%
2014
3.40%
3.20%
3.20%
3.00%
2015
3.20%
3.00%
3.00%
2.80%
2016
3.10%
2.90%
2.80%
2.60%
2017
3.00%
2.80%
2.70%
2.50%
2018
2.90%
2.70%
2.60%
2.40%
2019
2.80%
2.60%
2.50%
2.30%
2020
2.70%
2.50%
2.40%
2.20%
2021
2.60%
2.40%
2.30%
2.10%
2022
3.50%
3.30%
3.20%
3.10%
2023
3.50%
4.80%
4.70%
4.60%
2024
4.70%
4.50%
4.40%
4.30%
2025
4.90%
4.09%
4.50%
5.20%
Table data source: Statista
What does LTV mean?
LTV stands for loan-to-value, and tells you what percentage of the home’s value is borrowed. The best mortgage rates are usually available to those with an LTV of 60% or lower.
Pay a fixed rate during your initial term, usually 2, 3, 5 or 10 years. Your monthly mortgage payments won’t increase if interest rates rise, but you won’t pay less if they fall either.
Tracker mortgages
The rate you pay goes up and down in line with the base rate. So if the Bank of England cuts interest rates, your mortgage payments will go down. But if it hikes interest rates, your mortgage payments will go up.
Discounted variable rate mortgages
Discounted variable rate mortgages track under the lender’s standard variable rate. So your rate may go up or down, depending on any changes the lender makes to its standard variable rate.
Standard variable rate
Your lender sets the mortgage rate you pay. If the base rate changes the lender can decide whether to pass on any or all of the increase/ decrease. These mortgages can be extremely expensive.
At HomeOwners Alliance the best mortgage rates in our tables are from the award-winning expert advisers at Mortgage Advice Bureau and are updated regularly. These best mortgage rates do not take into account fees and are for illustration only. The average mortgage rate figures we use are from sources including Rightmove and Moneyfacts.
Frequently Asked Questions
Are five year fixed rate mortgages a good idea?
Some people choose five year fixed rate mortgages to have certainty over their payments for the next five years, however it does mean you could miss out on better mortgage deals in the meantime if rates go down. Our guide 2 or 5 year fixed rate mortgage explains what to weigh up.
However, what’s right for you will depend on your circumstances so it’s a good idea to chat through your options with an expert mortgage adviser.
What is a good mortgage rate?
In June 2026, the current average mortgage interest rate on a 2 year fixed rate mortgage at 60% LTV is 4.54%, according to Rightmove.
In comparison, the best mortgage rates are lower. The best rate on a 2 year fixed rate mortgage in June 2026 is from Halifax at 4.37% (Max LTV 60%, fee £1,099).
If you’re looking at the current best mortgage rates in the UK, choosing between a fixed and variable deal such as a tracker mortgage can be a tough decision. The type you choose determines whether you’ll pay a fixed amount on your mortgage each month, or whether it can go up or down.
To check when your current fixed rate mortgage finishes, you’ll need to check your paperwork or contact your lender. It’s a good idea to start the remortgage process up to 6 months before the end of your current deal.
I’m selling: How do I find the best estate agent?
Start by using our Best Estate Agent Finder tool, which compares fees, the average time to sell a property like yours, how often they achieve the asking price and how successful they are at selling similar homes. You may consider using an online agent. Check out our online estate agent comparison table.
Can you apply for a mortgage before finding a house?
You can’t make a full mortgage application until you’ve had an offer accepted on a house but you can get a ‘mortgage in principle‘ before finding a house. Find out more in our guide on Mortgages in Principle.
How much deposit do I need to access the best rates?
The lowest mortgage rates are usually offered to borrowers with large deposits, typically 40% or more of the property value. Having a higher deposit reduces the lender’s risk and can unlock lower interest rates and better deals.
A number of factors can affect the mortgage rate you are offered, including your credit score, deposit size (loan-to-value ratio), length of mortgage deal, personal circumstances like employment status and any existing debts.
Will my rate go up after the fixed term ends?
Once your fixed-rate period ends, your mortgage usually reverts to the lender’s standard variable rate (SVR), which is typically higher and can change at the lender’s discretion. You can avoid unexpected increases by remortgaging onto a new fixed or tracker deal before the fixed term expires. You can start the remortgage process up to 6 months in advance.
How often do lenders update their rates?
Lenders can update mortgage rates as frequently as daily or weekly, depending on market conditions and their internal lending policies. It’s important to check rates regularly if you’re in the market for a mortgage.
What’s the difference between APRC and interest rate?
The interest rate is the percentage charged on the mortgage loan amount, while the APRC (Annual Percentage Rate of Charge) shows total annual cost of your mortgage over its lifetime, including interest and fees, expressed as a percentage.
How do I find the best mortgage rate?
The best mortgage depends on your personal circumstances. So the simplest way to find the best mortgage rate for you is to speak to an expert mortgage adviser.
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Key mortgage terms explained
Not sure what some of the terms mean? Here’s a quick guide to the most common mortgage phrases you’ll come across when comparing the best mortgage rates.
The percentage of the property’s value you borrow. For example, a £180,000 mortgage on a £200,000 property is 90% LTV.
APRC (Annual Percentage Rate of Charge)
The total annual cost of your mortgage over its lifetime, including interest and fees, expressed as a percentage. Useful for comparing the best mortgage rates.
The interest rate you’ll be charged for the set period at the start of your mortgage.
Initial rate period
The length of your fixed or variable rate mortgage deal before you switch to the standard variable rate.
Mortgage term
The full length of your mortgage, including any introductory term.
Your home may be repossessed if you do not keep up repayments on your mortgage.
Please note some branches of Mortgage Advice Bureau may charge a fee for mortgage advice if you go direct. The fee is up to 1% but a typical fee is 0.3% of the amount borrowed. So make sure you use this site, this form or phone number for fee-free advice.
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Alliance is not intended as a recommendation or financial advice.
HomeOwners Alliance Ltd is an Introducer Appointed Representative of Mortgage Advice Bureau (Derby) Limited which is authorised and regulated by the Financial Conduct Authority.
HomeOwners Alliance Ltd is an Introducer Appointed Representative (IAR) of LifeSearch Limited, an Appointed
Representative of LifeSearch Partners Ltd, authorised and regulated by the Financial Conduct Authority. (FRN:
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Independent Financial Adviser service is provided by Unbiased, who match you to a fully regulated, independent
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Bridging Loan and specialist lending service provided by Chartwell Funding Limited, registered office 5 Badminton Court, Station Road, Yate, Bristol, BS37 5HZ, authorised and regulated by the Financial Conduct Authority (FRN: 458223). Your property may be repossessed if you do not keep up repayments on a mortgage or any debt secured on it.
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