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Banks and building societies are set to increase their most competitively priced mortgage rates again, following the war in Iran and the escalation of conflicts across the Middle East. 

Funding costs in the money markets have risen and some lenders have already said this will have a knock-on effect on UK mortgage rates.

Pete Dockar, chief commercial officer of mortgage lender Gen H, was quoted as saying: “The war in Iran is creating uncertainty in global markets and as a result, swap rates have shot up overnight. Specifically, the hampered distribution of oil through the Strait of Hormuz is already having an effect on global financial markets, and swap rates are no exception.”

Mortgage lenders typically price fixed-rate mortgages using SWAP rates. Santander recently made some large price improvements, especially to its low deposit mortgages, but it also made some small rate rises. It will be interesting to see what happens to mortgage rates over the next few days and weeks, especially if the situation in the Middle East does not de-escalate.  

Is it worth securing a mortgage rate now?

Yes. If you are applying for a mortgage or holding off on securing a rate, it makes sense to lock in now. You can monitor the market and try to swap to cheaper deals if they are available before you complete your purchase or remortgage. At the moment, there have not been large-scale rate rises. 

How much are mortgage rates now?

Two-year fixes start from just above 3.5%, while five-year fixes are available from 3.80%. These are typically offered through larger lenders like Barclays, Halifax, NatWest, and HSBC for Intermediaries.

Mr Dockar added, “This is a bit of a blow to the mortgage market because, for the first time in recent memory, buyers were feeling really optimistic; steady house prices and lower rates were driving healthy demand. But if there’s anything we’ve had to get used to in the last few years, it’s this kind of volatility. So as ever, I return to the one piece of consumer advice that never changes: talk to your broker and lock in a rate if it’s right for you.”

Speak to a Trinity Financial adviser today

The mortgage market moves fast — and the right advice can make a significant difference to the rate and deal you secure. Get in touch with our team to discuss your options.

Call Trinity Financial on 020 7267 9399 to secure a fixed or tracker rate mortgage, book a consultation, or use our appointment calendar

The information contained within was correct at the time of publication but is subject to change.

Your mortgage is secured on your property. Your property may be repossessed if you do not keep up repayments on your mortgage

NatWest has implemented a broad set of rate reductions across its mortgage product range for new business, existing customers and additional borrowing. The changes span purchase mortgages, remortgages, first-time buyer deals, and buy-to-let products, with many fixed-rate options seeing cuts to their interest rates.

For two-year fixed purchase deals, reductions reached up to 0.19% and other loan-to-value tiers saw cuts ranging from about 8 to 20 bps, depending on product fee and deposit size. Five-year fixed purchase products also saw modest reductions, typically between 1 and 11 bps across various LTV levels. In the remortgage segment, two-year fixes were lowered by up to 15 bps at some LTVs, while five-year fixes saw reductions as well.

Aaron Strutt, product director at Trinity Financial, says: “NatWest is bringing down the cost of its fixed rates for borrowers with a range of deposit sizes. The bank’s cheapest two-year fix will be just over 3.60% and its best five-year fix will be below 3.85%. More lenders are improving their pricing again, and there are not so many rate hikes at the moment. Mortgage rates are a bit more expensive than they were but not much.

"The next MPC meeting is on the 19^th March, and with the money markets predicting a 70% probability of a base rate cut, we may well see a few more price reductions soon. More of the lenders are telling us they are busy with new enquiries, particularly from first-time buyers and those remortgaging, especially with around 1 million homeowners coming off of cheap five-year fixed rates this year.”  

Does NatWest offer generous mortgage income multiples? 

NatWest recently changed its residential Loan-to-Income (LTI) calculations, enabling many homebuyers and remortgaging customers to access larger mortgage loan sizes. The bank consistently offers many of the cheapest fixed- and tracker-rate mortgages available in the market.

Anyone applying for a NatWest mortgage earning over £75,000 or £100,000 jointly will now be able to access up to 6.0x income, up from 5.5x, provided they have a deposit of at least 25% and they have a good credit score. For single or joint applicants earning over £40,000, the income multiple is also being raised to 5.5x times salary from 5.0x again when they have a deposit of at least 25%. These changes only apply to capital and interest mortgages, although higher-income multiple interest-only mortgages are available to borrowers with a clear interest-only repayment strategy.

Lending solutions with Trinity Financial

Are you looking to buy a property and require expert advice? We’re here to help you find a solution – no matter how complex your circumstances. Our expert brokers have extensive experience providing creative solutions to secure mortgages for our clients.

Call Trinity Financial on 020 7267 9399 to secure a fixed or tracker rate mortgage, book a consultation or use our appointment calendar

The information contained within was correct at the time of publication but is subject to change.

Your mortgage is secured on your property. Your property may be repossessed if you do not keep up repayments on your mortgage

Key takeaways from Zoopla data

• Strong property sale numbers are supported by average mortgage rates dropping below 4%.
• 40% of homes for sale are now cheaper to buy with a mortgage than rent.
• Sales activity is healthy, but house price inflation remains subdued at 1.3%.
• House price rises are higher than last year in northern England and Scotland.
• Price falls have moderated in southern England.

What's happening in the housing market right now?

The housing market has started 2026 in notably better shape than many expected. Falling mortgage rates, improved lending conditions, and a surge in new properties coming to market are all creating a more positive environment for buyers and movers alike.

One clear trend in February 2026 Zoopla reports is a surge in the number of sellers bringing their homes to the market. February is on track to record the highest monthly number of new listings in a decade, reflecting improving seller confidence and a strong desire to move home.

There are already 6% more homes for sale than a year ago, and this is expected to rise further in the coming months. This increased supply boosts buyers' choice and will keep house price growth in check over 2026.

Mortgage rates are at their lowest level in four years

The big headline for buyers is that average mortgage rates on both 2-year and 5-year fixed deals have dropped below 4% for the first time since 2022. This is the result of falling base rates and strong competition between lenders — and it's translating directly into improved affordability.

At Trinity Financial, we're seeing lenders ease their affordability stress-testing too. Many are now assessing borrowers against a 6.5% stress rate, down from 8.5% a year ago. In practical terms, this means more people can borrow more — often up to six times single or joint salaries — and that's particularly good news for first-time buyers.

NatWest has just brought down the cost of its fixed rates for borrowers with a range of deposit sizes. The bank’s cheapest two-year fix will be just over 3.60%, and its best five-year fix will be below 3.85%. More lenders are improving their pricing again, and there aren't many rate hikes at the moment. Click here to view our larger mortgage loan best buy table.

40% of homes are now cheaper to buy than to rent

One of the most striking findings from the latest data is that 40% of homes currently for sale in the UK are now cheaper to buy with a mortgage than to rent locally. A year ago, with stricter affordability tests, that figure was just 25%.

House prices remain stable — and that's good news

Annual UK house price growth currently sits at 1.3%, with the average UK home valued at £269,900. Growth is strongest in the North West, Scotland, the North East and Northern Ireland, where affordability is better and stock remains tighter.

In southern England, prices are broadly flat over the past 12 months — an improvement on the modest falls seen in the second half of 2025. Buyers in these areas have more choice and more negotiating room than they've had in some time.

A surge in new listings is boosting buyer choice

February 2026 is on track to record the highest number of new property listings in a decade. There are already 6% more homes for sale compared to a year ago, and that figure is expected to rise further through spring.

More supply means more choice — and for buyers, it also means sellers need to price competitively to secure a sale. If you're buying in 2026, particularly in southern England, you may well find sellers open to negotiation.

What does this mean for you?

Whether you're a first-time buyer, a home mover, or looking to remortgage, the current market presents some genuine opportunities:

• Mortgage rates are the most competitive they've been since 2022, starting at 3.6%.
• Lenders are stress-testing at lower rates, so they are issuing more 5-, 5.5-, and 6-times-salary mortgages.  
• There are more properties to choose from than at any point in the past decade.
• House price growth is modest and steady, reducing the risk of overpaying.

The Trinity Financial team works with a wide range of lenders, including many that offer exclusive rates not available to the public. We can help you understand exactly how much you could borrow, which deals suit your situation, and how to move quickly when you find the right property.

Speak to a Trinity Financial adviser today

The mortgage market moves fast — and the right advice can make a significant difference to the rate and deal you secure. Get in touch with our team to discuss your options.

Call Trinity Financial on 020 7267 9399 to secure a fixed or tracker rate mortgage, book a consultation, or use our appointment calendar

The information contained within was correct at the time of publication but is subject to change.

Your mortgage is secured on your property. Your property may be repossessed if you do not keep up repayments on your mortgage

Source: Zoopla

NatWest offering higher mortgage income multiples

NatWest is making changes to its residential Loan-to-Income (LTI) calculations, enabling many homebuyers and remortgaging customers to access larger mortgage loan sizes. The bank consistently offers many of the cheapest fixed- and tracker-rate mortgages available in the market.

Anyone applying for a NatWest mortgage earning over £75,000 or £100,000 jointly will now be able to access up to 6.0x income, up from 5.5x, provided they have a deposit of at least 25% and they have a good credit score. For single or joint applicants earning over £40,000, the income multiple is also being raised to 5.5x times salary from 5.0x again when they have a deposit of at least 25%. These changes only apply to capital and interest mortgages, although higher-income multiple interest-only mortgages are available to borrowers with a clear interest-only repayment strategy.

What this income multiple change could mean to NatWest customers: A customer earning £75,000 a year could now potentially borrow up to £37,500 more under the updated mortgage income multiple calculations than they could before this change.

Aaron Strutt, product director at Trinity Financial, says: "Nationwide recently made their 6 times multiple more widely available, so it is now an option for other borrowers, not just first-time buyers locking into five or ten-year fixes. When more of the larger lenders start offering higher income multiples, it puts pressure on the remaining lenders that don't offer such large income stretches.

"There is no point in going to a lender offering a super cheap rate if it will not offer a sufficiently large mortgage to get the property you want to buy. All of these changes to income multiples are a game-changer for the mortgage market and those keen to get on the property ladder.  Many of the smaller building societies and specialist lenders have been offering up to six times salary for years, but the acceptance criteria was not widely known about."

What mortgage income multiples do the other mortgage lenders use?

• Halifax up to 5.5 times salary
• Santander up to 5.5 times salary
• Barclays up to 6 times salary
• Nationwide up to 6 times salary
• HSBC up to 6.5 times salary
• TSB up to 5.5 times salary
• Bank of Ireland up to 6 times salary
• Teachers up to 7 times salary

Lending solutions with Trinity Financial

Are you looking to buy a property and require expert advice? We’re here to help you find a solution – no matter how complex your circumstances. Our expert brokers have extensive experience providing creative solutions to secure mortgages for our clients.

Call Trinity Financial on 020 7267 9399 to secure a fixed or tracker rate mortgage or book a consultation or use our appointment calendar

The information contained within was correct at the time of publication but is subject to change.

Your mortgage is secured on your property. Your property may be repossessed if you do not keep up repayments on your mortgage

Financial Conduct Authority (FCA) chief executive Nikhil Rathi has said that looser mortgage rules could lead to “tens of thousands and potentially hundreds of thousands” of borrowers benefiting over the course of parliament.

Mr Rathi (pictured above being interviewed on the BBC) pointed out that the reforms led to a huge increase in first-time buyers last year, and he expects recent mortgage affordability improvements to improve market conditions now that the lending rules have "flexed". He pointed out that many borrowers may not have been able to buy a home before the rules were eased, and that they have, in part, been changed after communications with the Labour government. 

Speaking on the Fairer Finance podcast, Mr Rathi explained that the FCA strategy and "pillars" include market growth, reducing financial crime, helping consumers navigate their financial lives and being a smarter regulator. He also said he had warned that easing mortgage rules could cause “additional distress” if interest rates rose significantly, in a candid interview.

Mr Rathi said: "We are a world away in terms of where our market is as compared to the years before 2008, both in terms of the level of debt we have, in terms of mortgage and consumer debt. We don't have the 125% loan-to-value mortgages and interest-only is a much smaller component of the overall mortgage book compared to 20 years ago. Society has changed, and if regulation does not take account of the way the country has changed, we are not doing our job properly."

He added that the easing of lending rules was quickly implemented by many lenders and that, while the changes may lead to additional repossessions, most will benefit. "Some pay less for their mortgage than their rent, so it wasnt a question of affordability in terms of their balance sheet. There has been an average of £30,000 more in terms of mortgage borrowing and a huge increase in the number of first-time buyers."

While easing lending rules does not come without any risk, he said, “Over the cycle, over an interest rate cycle, that might mean a modest amount of additional distress if interest rates rise significantly. You can’t do both, but there are benefits and there are costs of any policy shift.”

What have the mortgage lenders changed in terms of mortgage affordability? 

Banks and building societies in the UK changed their affordability criteria recently, and in some cases, it is now possible to borrow much more than in the past — but this depends on which lender you use and your income and the size of your deposit. 

Most mainstream lenders historically capped how much you can borrow at around 4× to 5× your annual income, or 4× to 5× your joint income if you are buying with a partner. This means if you earn £50,000 a year, you could typically access around £250,000.

Due to regulatory changes, increased competition, and lenders wanting to help buyers purchase homes or remortgage. Some lenders, including HSBC and NatWest, have increased their maximum from around 5× to 5.5× or even 6 or 6.5× income for certain applicants who meet higher income and acceptance criteria thresholds. Regulatory relaxation of income caps, allowing lenders more flexibility and for them to issue more generous loan sizes. HSBC recently began offering up to 6.5 times salary to higher earners in a bold move that shocked many in the mortgage market and generated significant press coverage. 

Lending solutions with Trinity Financial

Are you looking to buy a property and require expert advice? We’re here to help you find a solution – no matter how complex your circumstances. Our expert brokers have extensive experience providing creative solutions to secure mortgages for our clients.

Call Trinity Financial on 020 7267 9399 to secure a more generous mortgage, book a consultation or use our appointment calendar

The information contained within was correct at the time of publication but is subject to change.

Your mortgage is secured on your property. Your property may be repossessed if you do not keep up repayments on your mortgage

For many bankers bonuses amount to several multiples of base salary. In London, this is a significant bonus year because banks that were previously constrained when paying staff bonuses can now pay much larger amounts due to regulatory changes.

Goldman Sachs, for example, is now reportedly able to pay bonuses equivalent to 25x salaries. At the same time, London banks are free to pay a higher proportion of bonuses for senior people in cash.

Bonus season for bankers typically runs from December through to March, as banks finalise their performance numbers for the prior financial year and start paying out variable compensation packages. This is when most investment banks and front-office divisions announce their annual bonus pools and individual bonus pay-outs. 

Bonus Figures: HSBC increases bonuses to $3.93 billion (£3.1 billion)

HSBC recently revealed a total bonus pool of $3.93 billion (£3.1 billion), its largest in 14 years and up 10 per cent on the previous year. These figures demonstrate how top-tier bankers still earn substantial variable pay even amid cost-cutting and strategic shifts.

What bankers spend their bonuses on - 2026 Trends

While hard data on exactly how bankers spend bonuses isn’t published, surveys and financial reporting shed light on typical behaviours:

High-end properties & homes: Investment bankers commonly use bonuses as deposits for new homes — often in high-value markets like central London and prime property postcodes. Upsizing or relocation purchases, especially if base salary alone wouldn’t support the mortgage. 

Prime investment property buys, using bonuses to boost borrowing capacity or increase loan-to-value flexibility. This isn’t surprising: in high-cost cities, even high base salaries may not be sufficient without incorporating bonus income into mortgage affordability assessments.

Luxury goods & lifestyle: Anecdotal evidence suggests significant spending on luxury watches, bespoke tailoring, cars, and second homes — especially after a strong payout. Although lifestyle spending is less quantifiable, significant discretionary pay often drives consumption in these categories.

Can bankers use their bonuses for mortgage affordability?

Yes — but with conditions. Mortgage affordability frameworks treat bonus income differently from base salary. Most UK mainstream lenders will take a two-year average of bonus income, use between 50% and 100% of that figure and require evidence via P60s, payslips and employer confirmation.

Aaron Strutt, product director at Trinity Financial, says: "If you want the most competitively priced rates, they are typically available through the mainstream lenders and they will still consider bonus income at a percentage of the total — commonly 50% of two-year averages.

"Some lenders, including Barclays and Santander, will take 100% of bonus income if it is consistent and evidenced. Specialist lenders and private banks can sometimes take deferred or irregular bonus income into account and develop solutions for those earning over £300,000.

"One bank offering two-year fixes from just over 3.50% offers higher earners up to 75% interest-only mortgages using the sale of the property as the mortgage repayment vehicle."

Best banks & lenders for Bonus Mortgages

If you’re a high earner with bonuses in the £250,000+ range, the right lender can make a significant difference in how much you can borrow.

• Barclays for Intermediaries: Accepts 100% of the two-year average bonus and does not cap bonus relative to salary — ideal for high bonus cases.
• Santander: Will typically accept 70% of the bonus if consistent.
• Investec: Recently offered a high-net-worth client a 90% LTV mortgage on a property in London from day one, with capital reductions due in the first ten years, which enabled the client to reduce the loan-to-value to 65%.
• NatWest: For guaranteed bonuses Natwest will consider an average of the last two years' payments (cash element only) and use 100% of it in our affordability calculation. Please note that if there has been a sharp decline in the latest year's bonus the underwriter may use 100% of the most recent year's bonus.
• Specialist & private banks: Private and tailored mortgage brokers can access bespoke deals for high-net-worth clients.

Speak to a Trinity Financial mortgage adviser today

The mortgage market moves fast — and the right advice can make a significant difference to the rate and deal you secure. Get in touch with our team to discuss your options.

Call Trinity Financial on 020 7267 9399 to secure a banker bonus fixed or tracker rate mortgage, book a consultation, or use our appointment calendar

The information contained within was correct at the time of publication but is subject to change.

Your mortgage is secured on your property. Your property may be repossessed if you do not keep up repayments on your mortgage