Last updated: 24th February 2026
In 2026, the UK mortgage market is shifting from a period of high volatility into what experts call a phase of synchronisation. With the Bank of England base rate currently held at 3.75% as of February 2026, the landscape for borrowers has changed significantly from previous years.
For the 1.8 million homeowners reaching the end of their fixed deals this year, the choice between a tracker and a fixed mortgage is no longer about choosing the lowest mortgage rate, it is about timing the interest rate cycle.
Before we delve into the best mortgage strategy, let’s first understand the difference between a tracker vs. fixed mortgage.
Fixed Rate Mortgage
A fixed rate mortgage is a type of mortgage where the interest rate on your mortgage stays the same, for the duration of your deal. They can be a useful way to manage your money, as you’ll have a good idea about what you’re going to pay each month.
You’ll see them advertised as two-year fixed rate mortgages or five-year fixed rate mortgages, along with the interest rate charged for that period.
When this period ends, you’ll move onto a standard variable rate (SVR), unless you remortgage. The SVR is likely to be significantly higher than your fixed rate, which can lead to a big increase in your monthly repayments.
Pro’s of a fixed rate mortgage
- You know exactly how much your mortgage repayments will be for the length of your fixed term
- Your mortgage interest rate cannot go up during your fixed term
Con’s of a fixed rate mortgage
- Fixed rate deals are usually slightly higher than variable rate mortgages.
- If interest rates fall, you won’t benefit.
Watch out for
Early repayment charges if you want to leave the deal early, you’re usually tied in for the length of the fix.
The end of the fixed period – you should look for a new mortgage deal two to three months before it ends. If you don’t, you’ll be moved automatically onto your lender’s standard variable rate, which is usually considerably higher than the fixed rate and base rate.
How long should I fix my mortgage for – 2, 5 or 10 years?
If we assume that you’re going to go ahead and fix your mortgage, then the next question is: for how long should I take a fixed rate mortgage?
You’ll normally be choosing between a 2 or 5-year initial fixed term. But your lender might also offer you a 3, 7, 10 or even 15-year fixed period. So, how do you decide?
The main thing you’ll need to ask yourself is, how long do you need the certainty for? This is likely to depend on a number of things, so make sure you take all life events into consideration.
Tracker Mortgages
Tracker mortgages are quickly becoming the cheapest deals on the UK’s mortgage market as brokers maintain fixed rates mortgages at around five percent. A tracker mortgage typically goes up and down in line with the BOE base rate. Mortgage borrowers with this type of deal would benefit from the smallest interest rate cuts.
Pro’s of a tracker mortgage
- You could pay a cheaper rate than fixed rate products, especially if the base rate falls or stays the same
- They’re pretty transparent, only changing when the central bank cuts or raises interest rates, and only rise or fall by the same proportion when the base rate changes.
- Quite a lot of tracker mortgages do not have a early repayment charge, therefore if you wish to change deal because interest rates go up or if you come into some money, you can always look for alternative mortgage deals.
Con’s of a tracker mortgage
- Your monthly mortgage payments could increase and generally fluctuate throughout your term with base rate adjustments
- If mortgage rates begin rising more quickly than you expected and want to switch mortgage products, you could face an early exit fee if you choose to change your mortgage before the fixed-term period ends.
- Some tracker mortgages have a ‘collar’ or a rate which they won’t fall below even if the central bank cuts interest rates that far, this means you might not benefit from prolonged base rate cuts.
Watch out for
A tracker mortgage can offer some of the best interest rates in the market but you need to be sure you will be able to afford your monthly repayments should interest rates go up.
Be aware of political and economic activity happening in the UK and how it can effect this type of mortgage and mortgage rates moving forward.
How does a Tracker Mortgage differ to other Variable Mortgages?
Although a tracker mortgage is a type of variable mortgage, it is different because it tracks the Bank of England Base Rate specifically for a fixed term, whereas, other variable mortgages are usually set at the lender’s own Standard Variable Rate and are, therefore, potentially more volatile.
Tracker vs. Fixed: What’s the Best Fit for you?
| Factor | Tracker Mortgage | Fixed Rate Mortgage |
| Interest Rate Path | Decreases automatically if BoE cuts rates. | Remains static regardless of market moves. |
| Risk Profile | High: Monthly payments can rise if inflation spikes. | Low: Total payment certainty for the term. |
| Flexibility | High: Often no exit fees to switch or overpay. | Low: High exit fees (ERCs) usually apply. |
| Best For | Borrowers betting on rates hitting 3% soon. | Borrowers on a tight, fixed monthly budget. |
Current Market Rates: February 2026 Snapshot
The UK housing market in 2026 has brought a welcome sense of equilibrium. Lenders have already priced in much of the expected base rate movement. This has created a unique situation where some fixed rates are actually lower than the current base rate, reflecting market confidence that further cuts are coming.
As of late February 2026, the average mortgage rates are as follows:
| Product Type | Average Rate (75% LTV) | Lowest Market Rate |
| 2-Year Fixed | 4.26% | 3.56% |
| 5-Year Fixed | 4.40% | 3.79% |
| 2-Year Tracker | 3.98% (Base + 0.23%) | 3.86% |
| Standard Variable (SVR) | 7.45% | N/A |
Common FAQ’s
Will mortgage rates go down further in 2026?
While the market has already “priced in” several cuts, most experts from Lloyds Banking Group and Tembo predict the base rate will fall to 3.25% or 3.5% by the end of the year. This suggests that while fixed rates may not drop drastically, tracker mortgages will continue to get cheaper as the year progresses.
Is a tracker mortgage a good idea if inflation is still 3.4%?
Yes, potentially. Even if inflation is above the 2% target, the Bank of England often prioritises economic growth. If you have the financial “buffer” to handle small fluctuations, a tracker allows you to ride the interest rate curve downward without being locked into a higher fixed rate.
Should first-time buyers choose a tracker or a fixed rate?
This depends on your deposit. If you have a 25% deposit, a tracker offers excellent low-start costs. However, for first-time buyers with a 5% or 10% deposit (95% LTV), a 5-year fixed rate remains the most popular choice in 2026 to provide absolute budget security during the first few years of homeownership.
What is a “fixed term tracker”?
It is a variable rate that follows the base rate for a set period (usually 2 years) rather than the lifetime of the loan. It is a strategic tool in 2026 for those who want to benefit from falling rates now but plan to switch to a long-term fix once the market drops.
What happens if I choose a tracker and rates go up?
On a tracker mortgage, your lender will typically adjust your monthly payment within 30 days of a Bank of England announcement. However, many 2026 tracker products feature no Early Repayment Charges (ERCs), meaning you can jump to a fixed rate immediately if you get nervous about rising costs.
Should I wait to remortgage if my deal ends in 6 months?
You can usually secure a new rate 6 months in advance. In a falling rate environment, many brokers suggest securing a rate now but keeping a tracker option open so you can switch if better deals emerge before your current fix ends.
Can I get a mortgage with bad credit in today’s market?
Yes. While high-street lenders remain cautious, specialist lenders in 2026 have expanded their criteria for those with historic credit blips. We usually recommend a fixed-rate for bad credit applicants to ensure payment stability while you continue to rebuild your credit score.
What to do Next?
The Best Strategy for 2026 if flexibility. If you can afford a small amount of fluctuation in your monthly bills, a tracker mortgage without Early Repayment Charges is arguably the most powerful tool in the current interest rate cycle. It allows you to benefit from the predicted base rate cuts throughout 2026 while retaining the right to jump into a low fixed rate whenever it appears.
However, if you are a first-time buyer or someone moving to a larger home with a high Loan-to-Value (LTV) ratio, the current fixed-rate deals near 3.5% offer a level of security that is hard to ignore in a still-uncertain global economy.
If you want to find out more about a Tracker and Fixed Mortgages and how they work, feel free to get in touch with our brilliant team. If you want to discuss your other mortgage options, that’s completely fine too!
