2 year fixed mortgage rates today Every lender, updated nightly.
217 2-year fixed deals from 11 UK lenders, from 4.87%. The lowest at every deposit, each lender side by side and what it costs a month, read from the lenders themselves on 12 November 2026.
- Lowest rate
- 4.87%
- Deals
- 217
- Lenders
- 11
- Read from their sites
- 12 Nov 2026
The lowest 2 year fixed mortgage rates by deposit
The lowest 2-year fixed rate published at each loan to value by the 11 lenders here that offer one, beside the Bank of England’s average for September 2026, the latest month it has published. Only deals open to a new-build buyer are counted.
| Loan to value | Lowest rate | Lender and deal | Bank of England average, September 2026 |
|---|---|---|---|
| 60% LTV40% deposit | 4.87% | NatWest2 year fixed rate - Online Only · £1,495 fee | 5.01%0.14 points below |
| 75% LTV25% deposit | 5.00% | Yorkshire Building Society2 Year Fixed Rate · £1,495 fee | 5.13%0.13 points below |
| 85% LTV15% deposit | 5.10% | Yorkshire Building Society2 Year Fixed Rate · £1,495 fee | 5.26%0.16 points below |
| 90% LTV10% deposit | 5.23% | Santander2 year fixed rate · £1,499 fee · home movers only | 5.37%0.14 points below |
| 95% LTV5% deposit | 5.52% | Leeds Building SocietyHome Mover Only 2 Year Fixed Rate · £1,499 fee · home movers only | 5.70%0.18 points below |
2-year fixed mortgage rates by lender
Each lender’s lowest 2-year fixed rate with a 25%, 15%, 10% and 5% deposit. A lender’s name opens all of its rates.
| Lender | 75% LTV25% deposit | 85% LTV15% deposit | 90% LTV10% deposit | 95% LTV5% deposit |
|---|---|---|---|---|
 | 5.00%2-year fixed, £1,495 | 5.10%2-year fixed, £1,495 | 5.40%2-year fixed, £1,495 | No deal |
 | 5.02%2-year fixed, £899 | 5.29%2-year fixed, £899 | 5.30%2-year fixed, £899 | 5.66%2-year fixed, no fee |
 | 5.03%2-year fixed, £999 | 5.16%2-year fixed, £999 | 5.28%2-year fixed, £999 | 5.83%2-year fixed, no fee |
 | 5.04%2-year fixed, £1,495 | 5.18%2-year fixed, £1,495 | 5.28%2-year fixed, £995 | 5.75%2-year fixed, no fee |
 | 5.05%2-year fixed, £999 | 5.12%2-year fixed, £999 | 5.25%2-year fixed, £999 | 5.69%2-year fixed, £999 |
 | 5.10%2-year fixed, £1,499 | 5.17%2-year fixed, £1,499 | 5.23%2-year fixed, £1,499 | 5.70%2-year fixed, no fee |
 | 5.11%2-year fixed, £999 | 5.20%2-year fixed, £999 | 5.32%2-year fixed, £999 | 5.60%2-year fixed, £999 |
 | 5.14%2-year fixed, £995 | 5.24%2-year fixed, £995 | 5.44%2-year fixed, £995 | 5.74%2-year fixed, £995 |
 | 5.23%2-year fixed, £1,495 | 5.32%2-year fixed, £1,495 | 5.39%2-year fixed, £1,495 | 5.67%2-year fixed, £495 |
 | 5.34%2-year fixed, £999 | 5.34%2-year fixed, £999 | 5.44%2-year fixed, £999 | 5.52%2-year fixed, £1,499 |
 | 5.99%2-year fixed, £999 | 6.29%2-year fixed, £999 | 6.49%2-year fixed, £999 | 6.79%2-year fixed, £999 |
What a 2-year fixed costs a month
The monthly repayment on a £300,000 home over 30 years at the lowest 2-year fixed rate for each deposit.
| Deposit | Loan | Rate | Monthly payment |
|---|---|---|---|
| 5% deposit£15,000 | £285,000 | 5.52%Leeds Building Society | £1,622 |
| 10% deposit£30,000 | £270,000 | 5.23%Santander | £1,488 |
| 15% deposit£45,000 | £255,000 | 5.10%Yorkshire Building Society | £1,385 |
| 25% deposit£75,000 | £225,000 | 5.00%Yorkshire Building Society | £1,208 |
| 40% deposit£120,000 | £180,000 | 4.87%NatWest | £952 |
2-year fixed mortgage rates: your questions
What is the lowest 2-year fixed mortgage rate today?
4.87%, NatWest’s 2-year fixed at 60% LTV, with a £1,495 fee. With a 10% deposit the lowest is 5.23% (Santander). With a 5% deposit, 5.52% (Leeds Building Society). The lowest rate is not always the lowest cost once fees count: the comparison works out both for your deposit.
What is the average 2-year fixed mortgage rate?
The Bank of England’s average quoted 2-year fixed rate at 90% LTV was 5.37% in September 2026, the latest month it has published. The lowest published by the lenders here today is 5.23%.
Should I fix for 2 years or 5?
That depends on how long you want your payment fixed and how likely you are to move or repay early; NewHomeSearch does not advise. As numbers: today the lowest 2-year fix at 90% LTV is 5.23% and the lowest 5-year fix 5.00%. A 5-year fix holds the payment longer but its early repayment charges usually run longer and higher too.
Are there early repayment charges on a 2-year fixed?
Almost always. A typical 2-year fixed here charges 2% in year 1, 1% in year 2 of what you repay early, and most let you overpay 10% a year without one. Each deal’s own schedule is in the comparison.
Where do these mortgage rates come from?
From each lender’s own website, read every night by NewHomeSearch: 11 UK lenders, their rates, fees, loan to value bands and early repayment charges exactly as they publish them for buying a home. We are not a broker, take no commission and rank nothing for payment, so every deal is shown on the same terms, sorted by its numbers. Rates change, and a lender decides who it lends to: check a deal with the lender before you apply.
Your next step
Compare every 2-year fixed for your price and depositHow we read the rates
- From each lender’s own website, every night. 11 UK lenders, read at 02:45 UTC; this page’s rates were read on 12 Nov 2026. Every rate links the page it came from.
- No broker, no commission, no paid placings. Nothing here is ranked for money, so every deal is shown on the same terms, sorted by its numbers.
- Only deals that lend on new-build homes. Every home on NewHomeSearch is a new build, so a deal its lender keeps from new builds is never shown.
- The sums done for you. Monthly payments, the true cost over the deal and the APRC are worked out with the lender’s own fees, in the comparison, for your price and deposit.
An illustration, not advice: rates change, and a lender decides who it lends to. Check a deal with the lender before you apply. How NewHomeSearch reads the lenders’ sites.