How Does Mortgage Term Affect Payments?

Mortgage term significantly impacts both monthly payments and total cost. For a £200,000 mortgage at 5%: a 25-year term costs £1,169/month (total £350,700); a 30-year term costs £1,074/month (total £386,640); a 35-year term costs £1,010/month (total £424,200). Longer terms have lower monthly payments but cost more overall in interest. Most UK borrowers choose 25-30 years, balancing affordability with total cost.

Learn more about remortgage guide in our detailed guide.

Learn more about mortgages over 50 in our detailed guide.

Can I extend my mortgage term?

Yes, extending mortgage term is possible when remortgaging or by asking your current lender. Extending mortgage reduces monthly payments but increases total interest paid. Most lenders allow extending if you're under their maximum age limit (typically 70-80 at end of term). Contact your lender or a broker to discuss extending mortgage options.

What is the best mortgage term length?

There's no single 'best' term - it depends on your circumstances. Shorter terms (15-20 years) mean higher payments but less interest overall. Longer terms (30-35 years) have lower payments but cost more in total. Choose based on affordability and when you want to be mortgage-free.

Can I change my mortgage term later?

Yes, you can usually change your term when remortgaging. Some lenders allow term changes mid-deal. Extending gives lower payments; shortening increases payments but reduces total interest. Your lender will reassess affordability for significant changes.

What is the maximum mortgage term in the UK?

Most UK lenders offer up to 35-40 years, though some now offer 40+ years. The term plus your age at application usually can't exceed 70-75 (some go to 80+). Longer terms are more common for first-time buyers to improve affordability.

Should I get a 25 or 30 year mortgage?

A 30-year term has lower monthly payments (roughly 10-15% less than 25 years) but you'll pay more interest overall. Choose 25 years if you can afford it - you'll save thousands in interest. Choose 30 if you need the flexibility of lower payments.

How does mortgage term affect how much I can borrow?

Longer terms mean lower monthly payments, so you can usually borrow more. Lenders assess affordability based on monthly payments. A 35-year term might let you borrow 15-20% more than a 25-year term for the same monthly payment.

Can I get a mortgage past retirement age?

Yes, many lenders now offer mortgages extending into retirement. You'll need to show retirement income (pension, investments). Some lenders go to age 80+. Later life lending options like retirement interest-only mortgages are also available.

Quick Answer

How Long Should My Mortgage Be?

Last reviewed: December 2025

Reviewed by Jay Sabine – CeMAP Qualified – 29 years experience

Most UK mortgages are 25-30 years. Shorter terms cost less overall but have higher payments. Longer terms are more affordable monthly but cost more in interest.

Your mortgage term is how long you have to repay the loan. The traditional UK term is 25 years, but 30-35 year terms are increasingly common, especially for first-time buyers. Shorter terms (15-20 years) mean higher monthly payments but significantly less interest paid overall. Longer terms (30-40 years) reduce monthly payments, making mortgages more affordable, but you'll pay more interest over the lifetime of the loan. Your maximum term depends on your age - most lenders require the mortgage to end by age 70-75, though some allow terms extending to 80+. Consider your income stability, retirement plans, and whether you want to be mortgage-free by a certain age.

Your home may be repossessed if you do not keep up repayments on your mortgage. Consider your long-term circumstances when choosing a term.

Key Points

125 years is the traditional UK standard
230-35 year terms increasingly common
3Shorter term = higher payments, less interest
4Longer term = lower payments, more interest
5Maximum term depends on your age
6Can adjust term when remortgaging

Eligibility Criteria

Term + age usually can't exceed 70-75
Some lenders allow terms to age 80+
Must pass affordability for chosen term
Longer terms help affordability assessments
Interest-only terms may have limits

Typical Timeframe

You choose your term at application. If circumstances change, you can adjust when remortgaging (every 2-5 years typically). Some lenders allow mid-term changes. Consider reviewing your term at each remortgage to optimise for your current situation.

Next Steps

1Calculate payments at different terms
2Consider when you want to be mortgage-free
3Factor in retirement age and pension
4Discuss term options with a broker
5Remember you can change at remortgage

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Term	Monthly Payment	Total Repaid	Total Interest
15 years	£1,582	£284,760	£84,760
20 years	£1,320	£316,800	£116,800
25 years	£1,169	£350,700	£150,700
30 years	£1,074	£386,640	£186,640
35 years	£1,010	£424,200	£224,200

How Long Should My Mortgage Be?

Key Points

Eligibility Criteria

Typical Timeframe

Next Steps

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