Best mortgage rates · Residential · July 2026

Today’s best 5-year fixed rates, certainty that goes the distance.

The lowest 5-year fixes on the market right now — purchase or remortgage, every deposit size, re-ranked from lender product books every night.

40+ lender product books Fee & no-fee best buys No signup, no credit check Refreshed nightly

Refreshed nightly — rates as of 13 July 2026

Loan to valueLTV = loan ÷ property value. A £50k deposit on a £250k home is 80% LTV.

Lender	Initial rate	Monthly	Fixed until	Then	Product fee
1 H HalifaxBest rate	4.26%	£1,356on £250,000	Sept 2031	7.24%	£999	See full deal →
2 L Lloyds Bank	4.26%	£1,356on £250,000	5 yrs	7.24%	£999	See full deal →
3 L Lloyds Bank	4.26%	£1,356on £250,000	5 yrs	7.24%	£999	See full deal →
4 B Barclays	4.34%	£1,367on £250,000	Sept 2031	5.74%	£899	See full deal →
5 L Lloyds Bank	4.38%	£1,373on £250,000	5 yrs	7.24%	None	See full deal →

Cheapest with no product feeLloyds Bank at 4.38% — £1,373/moView →

Monthly payments illustrated on a £250,000 repayment mortgage over 25 years; fees not added to the loan. Rates shown are for comparison — full lender criteria apply.

A 5-year fix locks your rate and payment until the early 2030s, whatever the Bank of England does in between. It’s the UK’s most popular longer fix for a reason: long enough to ride out a full rate cycle, short enough that you’re not committed for a decade. The price of that certainty is flexibility — leaving early usually triggers an early repayment charge that starts around 5% of the loan and steps down each year.

Two things are worth checking before you pick purely on rate. First, portability: most 5-year fixes can move house with you, but the top-up borrowing will be at whatever rates apply then. Second, the fee maths: on smaller loans a slightly higher no-fee rate often beats the headline deal — the no-fee best buy under the table makes that comparison one glance.

We ingest the data ourselves

Most comparison tables license the same third-party panel. We build ours directly from lender product data, run through our own quality-assurance pipeline — so we sometimes list deals other sites miss.

Refreshed every night

Every product, every lender, re-ranked nightly. No manually maintained best-buy lists, no stale screenshots of last week's market.

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Frequently asked questions

How these tables work, and how to choose between the deals on them.

01Is a 5-year fix better than a 2-year fix?

It depends what you’re paying for. A 5-year fix buys payment certainty and saves you a remortgage (with its fees and admin) at year two; a 2-year fix frees you sooner if rates fall and is sometimes cheaper upfront. Our fixed term comparison calculator works out the break-even — the rate a future 2-year deal would need to beat for the shorter fix to have been the right call.

02What happens when the 5 years end?

You roll onto the lender’s follow-on rate — the “Then” column above — which is almost always materially higher than today’s fixes. In practice you remortgage or take a product transfer in the final six months; most lenders let you lock a new deal up to six months ahead, so diarise month 54, not month 60.

03Can I get out of a 5-year fix early?

You can, but early repayment charges typically run on a sliding scale — around 5% of the balance in year one, falling to 1% in year five. Most deals also allow 10% overpayment per year without penalty, and porting the mortgage to a new home usually avoids the charge entirely. If there’s a real chance you’ll sell within a couple of years, price that in before fixing for five.

04Should I fix for 5 years if rates are expected to fall?

Nobody reliably knows where rates will be in two years — markets reprice constantly, and today’s fixes already have rate expectations baked in. The honest framing is insurance: a 5-year fix costs you the upside if rates fall sharply, in exchange for immunity if they don’t. If your budget couldn’t absorb a payment rise, certainty usually wins.

05Why do some 5-year fixes have product fees and others none?

Lenders offer the same money two ways: a lower rate with a fee (often £995–£1,499), or a higher rate without one. On larger loans the fee version usually wins over five years; on smaller loans the no-fee version often does. That’s why we surface the cheapest no-fee deal under every table — and our fee vs rate calculator does the exact arithmetic for your loan size.

Today’s best 5-year fixed rates, certainty that goes the distance.

5-year fixed rates by purpose

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We ingest the data ourselves

Refreshed every night

Mortgages only

Frequently asked questions

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