Mortgage product choice has contracted by around 10% since the start of March, with higher loan-to-value options (90% LTV and above) falling by 14%, which is likely to impact first-time buyers, according to the latest Moneyfacts report.
Although overall product availability rose month-on-month by 583 deals, this follows a larger reduction of 1,283 products in the previous month. Lenders have continued to adjust their ranges in response to uncertainty over the future path of interest rates.
Mortgage product churn has also eased, with the average shelf-life of a deal doubling from eight days to 16 days.
Since the start of April, average fixed rates have edged down slightly. The average two-year fixed rate fell by 0.06% to 5.78%, while the average five-year rate dropped by 0.07% to 5.68%. However, both remain above early March levels, when they stood at 4.84% and 4.96% respectively.
The Moneyfacts Average Mortgage Rate also declined for the first time month-on-month since January 2026, falling to 5.66%, though it remains higher than the 4.90% recorded at the start of March.
At higher loan-to-value tiers, the average two- and five-year fixed rates at 95% LTV remain above 6%.
Despite recent rate reductions, fixed-rate mortgages continue to price below average revert-to rates. The average Standard Variable Rate currently stands at 7.13%, down 0.45% year-on-year from 7.58%, with a recent high of 8.19% recorded in November and December 2023.
“The global pressures caused by the conflict in the Middle East completely flipped the expected path of inflation and future rate setting, which caused lenders to pull deals and hike fixed rates. Thankfully, the calm of product churn during April compared to the upheaval in March, resulted in the average shelf-life of a deal returning to a more realistic window, doubling from around a week to just over two weeks (eight days to 16 days).
“First-time buyers or those with little equity of just 5% hoping to grab a two- or five-year fixed deal will find average fixed rates remain above 6%. It is essential that new buyers in particular feel supported, to keep the market moving, but affordability strains are evident. Higher interest rates, the lack of affordable housing and the potential for a spike in the cost of living can all damage the mortgage market. Support and innovation from lenders will be vital to keep the market moving. The strain of high payments will make borrowers consider a longer-term deal, such as for 35 years or 40 years to make initial payments more manageable. However, this means paying more interest overall, so making overpayments where possible to reduce the debt and mortgage term is wise.
“It is understandable to see why affordability for borrowers continues to be stretched, incomes are not stretching far enough to acquire a mortgage and those trapped in the rental cycle struggle to build a sizeable deposit. Over recent years, there has been a rise in the proportion of borrowers taking on a mortgage with a high loan-to-income ratio (LTI).
“Official data from the Financial Conduct Authority (FCA) of gross advances by income multiples during Q4 2025 revealed that proportion of lending to a single borrower at four times’ income (4x LTI) rose to its highest levels since Q2 2021. As may be obvious, securing a mortgage can be more of a challenge for those going alone, which means any relaxation to loan-to-income rules, such as with building societies like Nationwide with its Helping Hand mortgage at six times’ income, can make all the difference. Seeking advice from a broker is wise to keep abreast of the latest deals and get invaluable advice on affordability constraints.”
| Mortgage market analysis | ||||||
| May-24 | May-25 | Nov-25 | Apr-26 | May-26 | ||
| Fixed and variable rate products | Total product count – all LTVs | 6,565 | 6,993 | 6,918 | 6,201 | 6,784 |
| Product count – 95% LTV | 347 | 462 | 465 | 368 | 436 | |
| Product count – 90% LTV | 791 | 876 | 897 | 759 | 871 | |
| Product count – 60% LTV | 748 | 786 | 787 | 739 | 791 | |
| All products | Shelf-life (days) | 28 | 19 | 21 | 8 | 16 |
| All LTVs | Average two-year fixed rate | 5.91% | 5.18% | 4.94% | 5.84% | 5.78% |
| Average five-year fixed rate | 5.48% | 5.10% | 5.01% | 5.75% | 5.68% | |
| 95% LTV | Average two-year fixed rate | 6.14% | 5.63% | 5.41% | 6.40% | 6.33% |
| Average five-year fixed rate | 5.64% | 5.58% | 5.41% | 6.18% | 6.06% | |
| 90% LTV | Average two-year fixed rate | 6.12% | 5.42% | 5.24% | 6.12% | 6.05% |
| Average five-year fixed rate | 5.57% | 5.24% | 5.16% | 5.98% | 5.87% | |
| 60% LTV | Average two-year fixed rate | 5.45% | 4.65% | 4.43% | 5.39% | 5.28% |
| Average five-year fixed rate | 5.08% | 4.58% | 4.67% | 5.43% | 5.35% | |
| All LTVs | Standard Variable Rate (SVR) | 8.18% | 7.58% | 7.27% | 7.13% | 7.13% |
| All LTVs | Average two-year tracker rate | 6.12% | 5.16% | 4.66% | 4.69% | 4.61% |
| Data shown is as at the first available day of the month, unless stated otherwise. | ||||||
| Source: Moneyfacts Treasury Reports | ||||||
| Moneyfacts Average Mortgage Rate | |||||
| May-24 | May-25 | Nov-25 | Apr-26 | May-26 | |
| Moneyfacts Average
Mortgage Rate |
5.75% | 5.17% | 4.99% | 5.72% | 5.66% |
| Calculated from the total of all on-sale, core market, fixed and variable tracker mortgages. Standard exclusions apply: Self-build only, shared ownership only, new build only, shared equity only, standard variable rates and adverse credit | |||||
| Source: Moneyfacts Average Mortgage Rate. | |||||
