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Sam covers personal finance topics, from the most affordable places to live to the reasons mortgage lenders say no. He enjoys crunching the numbers to help consumers get ahead.
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Buying a home is likely to be the biggest purchase you'll ever make – and the mortgage deal you choose can make thousands of pounds' worth of difference to your long-term costs.
At the start of the year, mortgage rates were slowly falling. However, conflict in the Middle East has pushed rates up. Lenders now expect the base rate to rise over the next 12 months.
Currently, the average two-year fixed mortgage rate is 5.97%, while the average five-year fixed rate stands at 6%. But cheaper deals are available.
In this guide, we'll reveal the best mortgage rates today for different loan-to-values (LTVs), whether you're thinking of buying a home or want to switch deals, and we explain the most important things to look for when comparing mortgages.
The information in this article is for information purposes only and does not constitute advice. Please refer to the particular terms and conditions of a provider before committing to any financial products.
Why you can trust Which? to help you find the best mortgage
We refresh the mortgage rates in our tables twice a day, using information from market-leading financial services data supplier Moneyfacts. So you can be confident as you shop around or talk to a broker.
A low rate is great, but you don't want to be hitched to a poor lender. Our unique research can tell you which lenders combine excellent customer satisfaction with consistently good rates.
All the tables in this guide show the best rate available to the typical consumer, updated twice a day.
Consequently, we exclude rates for existing customers, products limited to specific areas of the country or deals that are only available to homes with an EPC rating of A or B.
The data that powers these tables is supplied by Moneyfacts, the market-leading financial services data supplier.
You can use the links to jump to the information that is relevant to you.
Below, we've listed today's cheapest fixed-rate and tracker mortgage rates available to first-time buyers, plus the cheapest fee-free deals.
The rates are based on LTVs ranging from 80% to 100% – use our loan-to-value calculator to see which applies to you.
You can jump to the table you need using these links:
Table notes: Data from Moneyfacts, updated daily at 1am and 1pm. Customer scores are based on a survey of 6,514 members of the public in August-September 2026 and combine overall satisfaction with likelihood to recommend the provider. See our methodology and brand sample sizes here. The average customer score is 73%. To become a Which?
Recommended Provider, a lender must get a customer score above 71%, score at least four stars for customer service, rank among the 10 cheapest mortgage lenders for first-time buyers, home movers and remortgagers and be fully covered by the Financial Conduct Authority banking standards regime. 'Revert rate' is the standard variable rate (SVR), which is the mortgage rate you'd be transferred onto when your deal ended
if it remained unchanged between now and then.
Table notes: Data from Moneyfacts, updated daily at 1am and 1pm. Customer scores are based on a survey of 6,514 members of the public in August-September 2026 and combine overall satisfaction with likelihood to recommend the provider. See our methodology and brand sample sizes here. The average customer score is 73%. To become a Which?
Recommended Provider a lender must get a customer score above 71%, score at least four stars for customer service, rank among the 10 cheapest mortgage lenders for first-time buyers, home movers and remortgagers and be fully covered by the Financial Conduct Authority banking standards regime. 'Revert rate' is the standard variable rate (SVR), which is the mortgage rate you'd be transferred onto when your deal ended if
it remained unchanged between now and then.
Table notes: Data from Moneyfacts, updated daily at 1am and 1pm. Customer scores are based on a survey of 6,514 members of the public in August-September 2026 and combine overall satisfaction with likelihood to recommend the provider. See our methodology and brand sample sizes here. The average customer score is 73%. To become a Which?
Recommended Provider, a lender must get a customer score above 71%, score at least four stars for customer service, rank among the 10 cheapest mortgage lenders for first-time buyers, home movers and remortgagers and be fully covered by the Financial Conduct Authority banking standards regime. 'Revert rate' is the standard variable rate (SVR), which is the mortgage rate you'd be transferred onto when your deal ended
if it remained…