Whereratesactually stand.
Indicative average rates across residential, buy-to-let, expat, and bridging products. Base rate verified against published Bank of England MPC decisions. These are market averages. Your actual rate will depend on your loan-to-value, income profile, and the lender we place you with.
Rates reflect the current lending environment.
The MPC voted 6–3 on 17 September 2026 to maintain Bank Rate at 3.75%, with three members preferring an increase to 4.00%. With three votes for a rise, an increase at the November meeting remains a live possibility.
Mainstream pricing for movers and first-time buyers. A larger deposit sharpens this; a higher LTV adds a little.
Five-year fixes are often stress-tested more gently, which is why this term can suit borrowers stretching on affordability.
Moves with the market rather than locking in. Many variable products carry no early repayment charge — useful if you may move or refinance.
The rate your deal reverts to when it ends. Well above anything you would be offered on a new product — anyone sitting on one should be reviewing.
These are averages, not offers. Your rate depends on your circumstances — let's find yours.
Personal-name BTL. Stress test usually applied at notional rate, not the headline rate.
Five-year fixes pass stress tests more easily — important for higher-LTV BTL.
Limited company BTL. Slightly higher headline but offsets fully against rental income.
The portfolio landlord's workhorse. Stress testing on this term is often more flexible.
Shorter-term fix for expats planning to return to the UK. Lender appetite improving.
British national living abroad. More lenders entering this space, premium falling.
Non-UK national buying UK property. Income packaging materially affects outcome.
Overseas residents purchasing UK BTL. Specialist lender selection essential.
Owner-occupied bridge — chain breaks, downsizing, divorce. FCA-regulated route.
Investment property bridging. Auction purchases, refurbishment, light development.
Capital raise without breaking an existing mortgage. Useful for refurb or deposit raising.
Ground-up development. Pricing tied to scheme strength, exit, and developer track record.
The direction is clear.
The timing matters.
The Bank of England has cut six times from its 5.25% peak, with the base rate now at 3.75%, unchanged since 18 December 2025. Rates don't move in step. Lenders reprice at different times and by different amounts, so who you approach matters as much as when.
Five-year fixes are the standout product right now. Pricing is competitive for strong borrowers after a run of base-rate cuts. Trackers offer upside if cuts accelerate, but fixing removes the risk of an unexpected reversal.
Stress testing continues to shape which BTL rates you can get. Many lenders require 125–145% rental cover at a notional 5.5%. Specialist lenders assess this differently — for portfolio landlords and limited company applicants, which lender you approach matters as much as the rate.
Expat and overseas cases turn on lender selection. The panel is smaller than for a UK-resident application and lenders differ widely in how they treat foreign currency income, time spent abroad and country of residence. How that income is packaged and presented determines the outcome.
Bridging pricing varies widely between lenders, so the lender matters as much as the rate. For many bridging clients, speed and certainty of funds matter more than rate.
Lawes Financial
“Five-year fixes represent genuine value after a long run of base-rate cuts. Clients who waited through the rate cycle are now in a position to act. The question isn't whether rates are good. It's whether your profile is in the right shape to take advantage of them.”
What these rates mean
for you specifically.
Rates are only meaningful in the context of your profile. Select your situation to understand what the current market means for your next move.
Five-year fixed pricing is a strong entry point for first-time buyers right now. If you have a 10–15% deposit and reasonably clean income, you're in a stronger position than you may realise. The key is getting your documentation in order and having an Agreement in Principle before you start actively viewing properties — which puts you ahead of competing buyers who haven't done this groundwork.
Many people who fixed near the peak in 2022–23 are coming off a higher rate than they could get today, though that depends on the deal you took and your situation now. You can lock in a new deal up to six months before your current one ends, so if you're in that window, now is the time to talk, not when your rate drops onto your lender's standard variable rate, which is usually well above what you'd be offered on a new deal.
BTL rates are falling, but rental stress tests (typically 125–145% cover at a notional 5.5%) still catch many investors out — particularly on lower-yield properties or those with complex income structures. The lenders who assess this more favourably aren't necessarily the obvious ones. For portfolio landlords, the limited company route continues to offer advantages both on tax efficiency and in some cases on lender appetite.
The expat and foreign national mortgage market has improved significantly since 2023. More lenders are now active in this space, the premium over standard residential rates has narrowed, and the process of managing applications remotely has become far smoother. Whether you're a UK national living abroad, a foreign national purchasing in the UK, or an overseas investor, there are credible routes to finance that weren't available three years ago.
Should you act now
or wait?
There's no single right answer — it depends entirely on your situation. Here's an honest framework to help you think it through.
- Competitive pricing after a run of base-rate cuts
- Certainty for 5 years while the market settles
- Stress testing is often more favourable on 5-year terms
- If rates fall sharply, you miss the benefit
- Early repayment charges apply if circumstances change
- Some forecasters expect further cuts; others don't. Nobody knows for certain.
- Pricing in 6–12 months could be better or worse than today
- Swap rates can move against you unpredictably
- Being on the SVR while waiting costs real money
- Timing the bottom of a rate cycle is rarely successful
- Benefits from each base rate cut immediately
- Many trackers carry no ERC, giving flexibility to exit or switch
- Payments move with the market, not with a rate you locked in
- Upward risk if base rate reverses course
- Monthly payments vary — harder to budget around
This is general guidance, not personal advice. The right answer for you depends on your specific financial situation. Speak with Nathan for a recommendation based on your circumstances.
Rates are only half the picture.
Your profile is the other half.
The rate you can actually access depends on your income, your deposit, your lender — and how your case is presented. Our protection review takes under 3 minutes.
These rates are indicative market averages only and do not represent a personalised quote or offer. The rate you receive will depend on your loan-to-value ratio, income type, credit history, property type, and the lender's current criteria — all of which vary significantly. Rates are sourced from publicly available lender data and market indices. Lawes Financial Limited (FRN 1046161) is an appointed representative of Andrew Charles Consulting Ltd, which is authorised and regulated by the Financial Conduct Authority (FRN 304904). Your home may be repossessed if you do not keep up repayments on your mortgage.
Numbers on a page
are just a starting point.
The rates on this page are averages and indicative figures, not offers. What you can actually access depends on your income, your loan-to-value, and which lender suits your profile. Speak with Nathan for a clear, honest picture — no commitment required.
Appointed representative · FRN 1046161 · Whole-of-market · Independent advice
Your home may be repossessed if you do not keep up repayments on your mortgage or any other debt secured on it.