What 90% LTV means for a 5-year fix
This page filters the 5-year fixed market down to products a borrower at 90% loan-to-value can actually take — that is, deals whose maximum LTV is 90% or above. On a £250,000 property that means a mortgage of about £225,000, with £25,000 covered by your deposit or existing equity.
A 5-year fix at 90% is a specific trade: you lock in high-LTV pricing for five years in return for five years of complete certainty. That's a reasonable deal for some borrowers and a poor one for others, and it's worth deciding consciously rather than by default.
Choice is narrower here than in the lower bands, and criteria are applied more strictly. Check the maximum LTV on the individual product — new-build flats and non-standard construction are commonly capped below 90% even by lenders whose headline range reaches it.
Getting under 90% LTV before you take a 5-year fix
Whether you qualify at 90% comes down to the lender's own valuation, divided into the amount you want to borrow. Not the price you paid, not a portal's estimate, and not what a neighbour's house sold for. Since a 5-year fix locks that band in for 5 years, it is worth a few minutes' attention before you apply rather than after.
The bands are hard steps, so landing marginally the wrong side of 90% costs you the whole band for the full 5 years — not a proportionate amount. Two things can move you across: a modest overpayment before you apply, and challenging a low valuation with evidence of comparable local sales. Remortgage valuations are frequently automated from property data, and automated figures are sometimes conservative enough to be worth contesting.
Is a 5-year fix at 90% LTV right for you?
The case for it is protection. If you're stretching to buy, five years of a fixed payment while you settle into the costs of ownership is worth a lot — and if property prices fall, you're insulated from remortgaging at a worse LTV in two years' time.
The case against is that at 90% your loan-to-value is likely to improve on its own, through capital repayments and any price growth, and a shorter deal lets you convert that improvement into a cheaper rate sooner. If your income is secure and you can absorb a payment change, the 2-year alternative at this LTV is worth pricing.
Common questions
What does 90% LTV mean on a 5-year fix?
You're borrowing 90% of the property's value, with the other 10% covered by your deposit or the equity you already hold, and that ratio sets the price band your rate is drawn from for the whole 5-year deal. On a £300,000 property it means a mortgage of £270,000.
Can I get a 5-year fixed rate at 90% LTV?
Yes — the table above lists the 5-year fixed products we currently see available at 90% LTV. Availability and pricing depend on the lender's criteria, the property type and your circumstances as well as the 90% figure, and the range on offer at this band is not the same as at the bands above or below it.
Is fixing for 5 years at 90% LTV a mistake?
Not necessarily, but it's a deliberate trade. You're accepting high-LTV pricing for five years in exchange for certainty and protection against falling prices. If you're confident your LTV will improve quickly and you can handle a payment change, a shorter fix may serve you better.
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 5-year fixed deals listed are those we last saw available to a borrower at 90% LTV. 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.