How home mover rates are set
Home mover rates are determined by a combination of factors, including:
- Deposit / Loan to Value (LTV). The more equity you have in your current property, the greater the deposit you can put down on your new one, and the better your LTV will be. Lenders see healthier LTVs as lower risk and you will be more likely to have access to more favourable rates.
- Term length. A 2-year fixed rate offers lower initial rates and remortgaging flexibility, though could mean higher rates later. A 5-year fix provides long-term security and stable monthly mortgage payments, though at higher initial rates and with less flexibility. So, if you are anticipating moving on quickly, a 2-year mortgage might be more suitable for you, and if you’re planning to stay in your new property for some time, a 5-year fixed rate mortgage could work out to be the better option.
- Key lender criteria. Lenders take the following into consideration when working out home mover rates:
- Income. A higher income brings less risk so will attract lower rates.
- Affordability after the move. They will want to see that monthly repayments can be met comfortably. This also attracts more favourable rates.
- Property type. Rates can be different for leasehold properties or non standard construction properties, for example.
Rates shown are indicative only and used for illustrative purposes. Actual rates vary by lender, product, borrower profile and market conditions at the time of application.
| LTV | Term | Rate | Weekly change | Yearly change |
|---|
| 75% | 2-year fixed | 4.12% | +0.01% | -0.58% |
| 75% | 5-year fixed | 4.22% | +0.01% | -0.34% |
| 85% | 2-year fixed | 4.27% | +0.01% | -0.71% |
| 85% | 5-year fixed | 4.35% | +0.01% | -0.39% |
| 90% | 2-year fixed | 4.51% | +0.02% | -0.12% |
| 90% | 5-year fixed | 4.55% | +0.01% | -0.41% |
Stable growth predicted for 2026
The housing market has remained resilient during the first half of 2026, with most major lenders and analysts continuing to expect modest house price growth over the remainder of the year. This supports a market where careful planning matters more than urgency.
UK Finance continues to expect mortgage lending to remain resilient during 2026, even as transaction levels remain broadly stable, reinforcing the idea that borrowers are becoming more active without excessive house price inflation.
Ollie’s opinion
For home movers, chasing the very lowest rate is often the wrong priority. Timing, flexibility and certainty matter just as much - sometimes more.
If you’re in a chain or relying on porting, a lender that understands your situation and works to your timescales can be far more valuable than shaving a few basis points off the rate. In calmer markets like this one, planning beats panic every time.
With mortgage pricing becoming more stable over recent months, upgrading your home to gain that extra bedroom, a better location or more outdoor living space has become more achievable for many households. Don't wait for house prices to rise, because the property you're hoping to buy is also likely to increase in value.
Oliver Peace
BA(Hons) CeMAP DipFA
Managing Director and non-advising Firm Principal
A bit about Oliver…
After gaining his CeMAP qualification, Oliver began his career in financial services in 2007 as a mortgage adviser specialising in remortgages. In 2010, after gaining invaluable experience helping individuals and families, of all walks of life, to improve their financial situations, Oliver found the confidence to launch James Leighton Financial Services. His objective was to build a firm offering a full spectrum of financial services and whilst building a new and loyal client base, he gained his Diploma in Financial Advice, which enabled him to advise on pensions and investments. After building a relationship with a new build developer in 2011, with Oliver at the helm, the firm saw exponential growth from a sole trader to the firm that we see today, with a team of around 50 professionals, national coverage and a reputation as one of the
foremost new build specialists in the country. Oliver believes that the success of the firm is down to one of the firm’s core values which is to genuinely care about by focussing on improving. By treating each customer as if they are a member of the family has helped build real trust and long-term repeat business.
Oliver’s interests out of work centre around spending time with his daughter, enjoying holidays in the UK and abroad and, when he has time, furthering his passion for sportscars.
