High LTV Mortgage Rates: 90% and 95% LTV - Updated November 2026
- best 90% LTV fix (Danske Bank, £1,124 fee)
- 5.15%best 90% LTV fix (Danske Bank, £1,124 fee)
- change on the 90% best buy since October
- +0.38%change on the 90% best buy since October
- best 60% LTV 2yr fix, for comparison
- 4.78%best 60% LTV 2yr 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 90% LTV mortgage rate is 5.15% (Danske Bank, £1,124 fee), up from 4.77% a month ago. That is 0.37% above the best 60% LTV fix at 4.78%. 95% LTV products price above the 90% best buy and change quickly, so ask us for a live comparison. This guide shows how rates step up by deposit and what a 10% or 5% deposit costs.
High LTV Mortgage Rates - November 2026
Swipe the table sideways to see every column.
| Deposit / LTV | Indicative best rate | Notes |
|---|---|---|
| 40% deposit / 60% LTV | 4.78% (Halifax, £1,099) | Best-buy band |
| 10% deposit / 90% LTV | 5.15% (Danske Bank, £1,124) | Best high-LTV rate this month |
| 5% deposit / 95% LTV | above the 90% best buy | Fewer lenders; live comparison needed |
| New build at 90%+ | case by case | Most new-build lenders cap at 85%-90% LTV |
What moves a 90% or 95% LTV mortgage rate
Deposit size
The jump from 60% to 90% LTV costs about 0.37% on the best buys this month (4.78% to 5.15%). Getting from 95% to 90%, or 90% to 85%, usually brings the next price step down.
Affordability
Lenders apply tighter affordability at high LTVs, and some offer lower maximum income multiples at 90% or 95% LTV than at 75%.
Property type
Flats, new builds and non-standard construction often have lower LTV caps. Many new-build lenders cap at 85%-90% LTV.
Credit history
High-LTV products are priced for clean credit. Recent missed payments or defaults usually rule out the best 90% and 95% deals.
Fee choice
On a typical first-time buyer loan a no-fee or low-fee product can beat a lower rate with a £1,000+ fee over a 2-year fix. Compare total cost, not rate.
What the November rise costs at 90% LTV: worked example
- October best 90% LTV rate, 4.77%
- £1,411.70 a month
- November best 90% LTV rate, 5.15%
- £1,474.27 a month
- Extra cost
- about £63 a month, about £750 a year
£270,000 repayment mortgage over 30 years (a £300,000 home with a 10% deposit).
If you had a mortgage offer at October's rates, keep it alive: offers usually last about six months. 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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Enough detail to price it is the amount, the security, the purpose and how you plan to repay. The rest we can fill in on a call.
Whole of market · 130+ lenders · FCA 814533 · Same working day response
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 90% LTV mortgage rate in November 2026?
5.15% with Danske Bank (£1,124 fee), as at 3 Nov 2026. It was 4.77% in October.
Can I still get a 95% mortgage?
Yes. Several lenders offer 95% LTV mortgages, mostly to first-time buyers on standard houses. Rates sit above the 90% best buy and change often, so ask us for today's figures.
Why did 90% LTV rates go up this month?
High-LTV pricing has risen with the wider fixed-rate market, which is priced from swap rates. Deals at 90% and 95% LTV carry more risk for lenders, so they tend to move first and furthest.
How much more does a 10% deposit cost than a 40% deposit?
On the best buys, about 0.37% on the rate (5.15% against 4.78%). At this month's rates that is roughly £61 a month on a £270,000 loan over 30 years.
Is it worth waiting to save a bigger deposit?
Sometimes. Moving from 90% to 85% LTV usually cuts the rate, but house prices and rents keep moving while you save. Compare the saving with what another year of renting costs.
Do high-LTV mortgages have higher stress tests?
Affordability is assessed in the same way, but many lenders apply lower maximum income multiples at 90% and 95% LTV.
Will 90% LTV rates fall after the Bank of England decision?
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 follow swap rates, so a cut in high-LTV pricing needs swap rates to fall first.
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
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.
Find the best 90% or 95% LTV mortgage for your case
Independent whole-of-market advice · FCA No. 814533