10 Year Fixed Mortgage Rates - Updated November 2026
- best 10yr fix, purchase (Santander)
- 5.29%best 10yr fix, purchase (Santander)
- best 10yr fix, remortgage (Santander)
- 5.21%best 10yr fix, remortgage (Santander)
- best 5yr fix, for comparison
- 4.78%best 5yr fix, for comparison
- BoE Bank Rate (next decision Thu 5 Nov 2026)
- 3.75%BoE Bank Rate (next decision Thu 5 Nov 2026)
As of 3 Nov 2026, the best 10-year fixed mortgage rate is 5.29% for a purchase and 5.21% for a remortgage (Santander). That is about half a percent above the best 5-year fix at 4.78%. You pay that premium for ten years of fixed payments, and for protection against further rises in a market where Bank Rate is expected to go up rather than down.
10 Year Fixed Mortgage Rates - November 2026
Swipe the table sideways to see every column.
| Product | Best rate (lender) | Notes |
|---|---|---|
| 10-year fix, purchase | 5.29% (Santander) | Highest certainty |
| 10-year fix, remortgage | 5.21% (Santander) | Slightly sharper than purchase |
| 5-year fix, purchase | 4.78% (Halifax, £1,099) | Average 6.00% |
| 5-year fix, remortgage | 4.85% (Halifax, £999) | - |
| 2-year fix, purchase | 4.78% (Halifax, £1,099) | Average 5.97% |
What to weigh before a 10-year fixed mortgage
Early repayment charges
ERCs on 10-year fixes usually run for the full term, often starting at several percent of the balance and stepping down each year. Moving home is possible if the deal is portable, but selling without porting can be expensive in the early years.
Rate premium
The best 10-year rate is about half a percent above the best 5-year fix (5.21%-5.29% against 4.78%). That premium is the price of removing the 2031 refix risk.
Affordability
Some lenders stress test a 10-year fix at the pay rate rather than a higher stressed rate, which can increase how much you can borrow. Ask how your lender assesses it.
Life plans
Ten years covers job moves, children, relationships and retirement planning. A 10-year fix suits stable households who value certainty more than flexibility.
LTV
The best 10-year rates need a 40% deposit or equity. At higher LTVs the premium over a 5-year fix usually widens.
10-year fix vs 5-year fix: worked example
- 10-year fix at 5.29%
- £1,504.02 a month
- 5-year fix at 4.78%
- £1,429.61 a month
- Cost of certainty over years 1-5
- about £4,465
£250,000 repayment mortgage over 25 years, purchase rates.
The 10-year fix costs £74.41 a month more for the first five years.
That is roughly what a 5-year borrower would lose if their 2031 refix came in about 0.5% higher. If you expect rates to be higher in five years, the 10-year fix is the insurance. Rates as at 3 November 2026, before fees.
Deals last 13 days on average - lock in today, review before completion
The figures above are indicative and describe the best case. Send your own scenario and we will come back the same working day with terms from the lenders that actually fit it.
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Rate context and outlook
Bank Rate is 3.75% (next decision Thu 5 Nov 2026). Most economists expect a rise to 4.00%: 54 of 63 in a Reuters poll on 15 October. Fixed rates are priced from swap rates rather than Bank Rate, so much of the expected move is already in fixed pricing: the best 2-year and 5-year fixes are now level at 4.78%, and the Moneyfacts averages are 5.97% (2-year) and 6.00% (5-year).
The average deal stays on sale for only 13 days (Moneyfacts), so a quoted rate can disappear quickly. If your deal ends in the next six months, securing a rate now and reviewing it before completion is the lower-risk approach. Trackers (best 2-year 3.99%) move with every Bank Rate change.
Reviewed by David Doulton, Director, Doulton Bridging Finance, over 20 years in property finance. Last reviewed 3 November 2026. Doulton Money Ltd t/a Doulton Bridging Finance, FCA No. 814533.
Frequently asked questions
What is the best 10-year fixed mortgage rate in November 2026?
5.29% for a purchase and 5.21% for a remortgage, both with Santander, as at 3 Nov 2026.
Is a 10-year fixed mortgage worth it?
It is worth it if you value certainty and do not expect to move or repay in the next decade. You pay about half a percent more than the 4.78% 5-year rate for that protection.
Can I move home with a 10-year fix?
Usually, if the mortgage is portable and the new property and loan meet the lender's criteria. If you need to borrow more, the extra is often on a separate product at the lender's current rate.
What are early repayment charges on a 10-year fix?
They typically run for the whole 10 years and step down over time. Most deals still let you overpay up to 10% of the balance each year without a charge.
Will 10-year fixed rates go up?
Bank Rate is 3.75% (next decision Thu 5 Nov 2026). Most economists expect a rise to 4.00%: 54 of 63 in a Reuters poll on 15 October. Long fixes are priced from longer-dated swap rates, which move less than short-term rates around a single Bank Rate decision.
Why is a 10-year fix cheaper to remortgage onto than to buy with?
Lenders compete hard for remortgage customers with large equity, so the best remortgage rate (5.21%) is a little below the best purchase rate (5.29%).
How much can I borrow?
Usually 4 to 4.5 times income, with some lenders going to 5 or 5.5 times for higher earners and certain professions, subject to affordability.
How long does a mortgage take?
A mortgage in principle takes minutes to a day; a full offer usually takes 2–4 weeks from application.
Is a lower rate with a high fee better than a no-fee deal?
It depends on the loan size. On smaller loans the no-fee deal often wins; we compare the total cost over the fixed period.
How early can I remortgage?
You can secure a new deal up to six months before your current one ends.
What documents will I need?
ID, proof of address, 3 months' payslips and bank statements, or 2 years' accounts or tax calculations if self-employed.
Where this applies
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Your home may be repossessed if you do not keep up repayments on a mortgage or any other debt secured on it. Think carefully before securing other debts against your home.
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Independent whole-of-market advice · FCA No. 814533