How to find the best 10-year fixed rate mortgage
The table above is sorted by interest rate, which is the right place to start but the wrong place to stop. The cheapest headline rate on a 10-year fix frequently carries a product fee of £999–£1,499, and on a smaller loan that fee can wipe out the saving entirely. A deal at 0.15% higher with no fee often works out cheaper over the 10 years.
The honest comparison is total cost over the deal period: the monthly payments you'll actually make for 10 years, plus every fee you pay to get the deal, minus any cashback. Two products with the same rate can differ by four figures once fees, valuation costs and legal work are counted.
On a ten-year deal the product fee is almost an irrelevance — spread across a decade, even £1,499 is about £12 a month. Here the rate genuinely is the thing that matters, along with the exit terms. Judge these deals on rate and on early repayment charges, and treat everything else as noise.
Check the APRC, then ignore it
APRC assumes you keep the mortgage for its full term and roll onto the lender's standard variable rate afterwards. Almost nobody does that. It is useful for spotting a deal with hidden costs, not for ranking deals you intend to switch away from.
Confirm the loan-to-value band
Rates are tiered by LTV. A product advertised at a headline rate may only be available up to 60% LTV — the same lender's 85% product will be priced noticeably higher.
Match the buyer type
Lenders price the identical product differently for a first-time buyer, a home mover and a remortgage. Use the selector above the table so you're comparing rates you could actually be offered.
A decade is a genuine commitment
Think about where you were ten years ago and how much of your life you'd have predicted correctly. That's the honest frame for this product. A ten-year fix is not a longer version of a five-year fix; it's a different kind of decision, because the probability that something material changes approaches certainty.
The upside is real and shouldn't be dismissed: a decade of known payments, complete insulation from rate rises, and no remortgaging admin, no fees and no risk of falling onto a standard variable rate for ten years. For the right person that's genuinely valuable — and for anyone who has recently been through a payment shock when a cheap fix ended, the appeal is obvious.
Early repayment charges over ten years
This is the crux. Some ten-year products taper their ERC gently over the decade; others hold a high percentage for the first five years before stepping down; a few charge a flat rate throughout. On a £250,000 balance the difference between structures can be five figures.
Look specifically at what the charge is in years three to six — statistically the most likely window for life to intervene. A product whose ERC has fallen to 2% by year five is a meaningfully different product from one still charging 5%, even if their rates are identical.
Portability is the safety valve — understand its limits
Every ten-year fix worth considering is portable, and lenders lean on this when selling them. Porting means moving your existing deal to a new property so a house move doesn't trigger the ERC. Over a decade, you will probably need it.
The limit is that porting is not a right you hold, it's an application you make. The lender reassesses your income, your credit and the new property against its criteria at that time. If you've gone self-employed, if lending rules have tightened, or if the new property is one the lender won't touch, the port can be declined — and then you're choosing between not moving and paying the charge.
There's also the top-up problem. Move to a more expensive home and you'll need to borrow more. The extra comes at whatever rates apply then, on a separate part with its own end date, which is how people end up with two deals expiring at different times and no clean way to remortgage either.
Who a 10-year fix actually suits
The clearest fit is someone in their forever home with a stable income who has explicitly decided that certainty is worth more to them than optimisation. Often that's someone approaching retirement who wants the mortgage payment fixed and known until it's cleared, or someone who found the last round of rate rises genuinely stressful and would pay a premium never to repeat it.
It's a poor fit if you might move, might need to borrow more, might repay early from a lump sum, or are choosing it because rates feel low right now. That last one is the trap — a decade is long enough for the market to move a long way in either direction, and you're locking in on both sides.
Common questions
What is a 10-year fixed rate mortgage?
Your interest rate is locked for ten years, giving you a payment that cannot change for a decade regardless of what the Bank of England base rate or the wider market does. It's the longest fix widely available in the UK.
Can I get out of a 10-year fix early?
Yes, but you'll pay an early repayment charge, and over a decade these are the largest in the market. The structure varies considerably between lenders — some taper year by year, others hold a high percentage for the first half of the term — so the exit terms deserve as much scrutiny as the rate.
What if I move house during a 10-year fix?
Most ten-year fixes are portable, so you can usually transfer the deal to a new property without triggering the charge. Porting requires a fresh application and the lender's approval of both you and the new property, and any additional borrowing comes at current rates rather than your fixed one.
Are 10-year fixed rates higher than 5-year?
Usually, though not always by much, and occasionally not at all — it depends on the shape of the interest-rate curve when the product is priced. The premium is what you pay for the extra five years of certainty.
How current are the rates on this page?
We collect product data from the lenders we track from their published information and refresh it regularly, so the ten-year products above are the most recent we've seen from the lenders that offer them. Lenders can withdraw or reprice a deal at any time, sometimes with a few hours' notice, and a rate shown here is not an offer — availability depends on your circumstances, the property and the lender's own criteria.