Insights
Mortgage Product Fee
Wondering about product fees on mortgages? Find out what they are and how to reduce upfront costs when applying for your mortgage!
- Published
- 13 Apr 2026
- Last reviewed
- 13 Apr 2026
- Reading time
- 9 min
Mortgage Product Fee
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In short
A product fee is usually added to the loan rather than paid upfront, so it accrues interest for the life of the mortgage, and a lower rate with a higher fee can cost more overall than the other way round.
Mortgage product fees are charges applied by lenders for arranging a mortgage product and are often added to the loan rather than paid upfront. While a lower interest rate may appear attractive, product fees, valuation costs, and legal expenses can significantly affect the true overall cost of borrowing.
Mortgage Product Fees Require True Cost Assessment From the Outset
Mortgage products should be assessed on their true overall cost rather than the headline interest rate alone. A product with a lower rate but a higher fee can sometimes cost more overall than a slightly higher rate with a lower fee, depending on the loan size and product term.
Assessing the Best Overall Mortgage Product
We assess mortgage options by analysing the combined impact of interest rate, product fee, valuation fees, legal costs, and early repayment charges. This approach ensures the recommended mortgage product represents the best true cost solution based on the borrower’s loan size, term, and objectives.
Typical mortgage product fees
- Residential mortgages: usually £500 to £1,500
- Buy-to-let mortgages: commonly £1,000 to £2,500, or around 0%-3% of the loan amount
- Commercial mortgages: often charged as a percentage, typically 0%-4% of the loan
- Specialist mortgages (such as self-employed or zero-hours contracts): generally £1,000 to £2,000
Because product fees directly impact the true cost of a mortgage, comparing deals on rate alone can be misleading. A mortgage broker should calculate the total cost over the relevant period to identify which mortgage is genuinely the most cost-effective option.
Product fee mortgage payment options
| Option | How it works |
|---|---|
| Up front | Paying this upfront will decrease the amount you borrow |
| Add to the loan | You can add the product fee to the loan in most cases |
How compound interest interacts with mortgage product fees
Compound interest plays an important role when assessing mortgage product fees, particularly when a fee is added to the loan rather than paid upfront. If a product fee is added to the mortgage balance, you pay interest on that fee for the full duration of the mortgage, not just the initial deal period. Over time, this interest compounds, increasing the total amount repaid.
For example, adding a £1,999 product fee to a 25-year mortgage means the fee accrues interest alongside the loan capital, potentially costing significantly more than £1,999 by the end of the term. While adding the fee can improve short-term cash flow, it often increases the long-term cost.
This is why product fees must be considered in conjunction with compound interest. In some cases, paying the fee upfront reduces the total interest paid. In others, a higher-rate, fee-free mortgage may still be more expensive over the fixed period. A proper comparison should always calculate the true cost over the relevant timeframe, taking into account both interest compounding and fees.
Paying a mortgage product fee upfront vs adding it to the loan
When taking out a mortgage with a product fee, lenders typically give you two options: pay the fee upfront or add the product fee to your mortgage. Each option has different cost implications, particularly when compound interest is taken into account.
Paying the product fee upfront means settling the fee at completion as a one-off payment. This keeps your mortgage balance lower and avoids interest being charged on the fee. Over the life of the mortgage, this is usually the most cost-effective option, as you are not borrowing more than necessary.
Adding the product fee to the mortgage means rolling the fee into the loan balance. While this reduces upfront costs and can help with short-term cash flow, the fee then attracts interest for the full mortgage term, often 25 years or more. This significantly increases the total amount repaid due to compound interest.
For example, adding a £1,000 product fee to a 25-year mortgage at 5% interest does not cost £1,000 in real terms. Once interest is applied over the full term, you could repay around £1,750. Paying the fee upfront is almost always cheaper in the long run if affordable, while adding it to the loan can be a practical choice where preserving cash is the priority.
Mortgage fees to consider
| Fee | How it is priced |
|---|---|
| Product fees | Free, Fixed Fee or Percentage based |
| Valuation fees | Priced based on location, value and valuer availability |
| Legal fees | Pricing depends on scenario, size, lender panel and legal practise |
| Broker fees | Brokers fees depend on the size of the loan, type and scenario |
Questions and answers on mortgage product fees
When is mortgage product fee payable?
A mortgage product fee is usually payable either on completion of your mortgage or at the time you submit your mortgage application, depending on the lender. Some lenders allow you to choose whether to pay it upfront or add product fee to mortgage to be repaid over the life of the loan.
What are product fees on mortgages?
Product fees on mortgages are charges set by lenders for arranging a specific mortgage product. Mortgage product fees help lenders cover their costs and are typically associated with mortgages offering lower interest rates. These fees vary between lenders and mortgage types.
What is a mortgage product fee?
A mortgage product fee is a one-off charge by the lender for arranging your mortgage. It is typically linked to deals that offer lower rates. Borrowers can either pay this fee upfront or add product fee to mortgage, depending on their financial situation and the lender’s terms.
Should I pay product fee on a mortgage?
You should pay the product fee upfront if you can afford it without affecting your financial stability. This avoids paying interest on the fee over the life of the loan. However, if funds are tight, adding it to the mortgage can be a practical short-term solution.
What is the product fee charge?
The product fee charge is the amount a lender charges for setting up your mortgage deal. It is either a fixed fee or a percentage of the mortgage loan amount and is a key cost to consider when calculating the true cost of any mortgage offer.
Is it normal for mortgage brokers to charge a fee?
Yes, it is normal for mortgage brokers to charge a fee. Many brokers either charge a flat fee, a percentage of the loan amount, or receive commission from the lender. Always confirm upfront whether your broker charges a fee and what services are included.
How to do a true cost calculation on a mortgage
When comparing mortgage deals, especially when deciding whether to pay or add a product fee to mortgage, it’s essential to work out the true cost. This means looking beyond just the interest rate or monthly repayment and calculating the total amount you’ll pay over the initial deal period (such as a 2-year or 5-year fixed rate).
Read more about How to do a true cost calculation on a mortgageGet in touch about How to do a true cost calculation on a mortgage
Can I add a mortgage product fee to the mortgage?
Yes, most UK lenders allow a mortgage product fee to be added to the mortgage balance rather than paid upfront. When added to the loan, the fee accrues interest over the full mortgage term, increasing the total amount repaid compared with paying the fee at completion.
Can you claim mortgage product fees against rental income?
Yes, in the UK mortgage product fees on buy-to-let properties are generally treated as finance costs and can be offset against rental income for tax purposes. For individual landlords, relief is given as a basic rate tax credit rather than a full deduction from income.
Do you have to pay a mortgage product fee upfront?
No, a mortgage product fee does not usually have to be paid upfront in the UK. Most lenders allow the fee to be paid at completion or added to the mortgage balance, although adding it to the loan means interest is charged on the fee for the full mortgage term.
What is a product fee for?
A product fee is a one-off charge set by a UK mortgage lender to access a specific mortgage deal. It helps cover underwriting, administration, and risk costs and often allows the lender to offer a lower headline interest rate than fee-free mortgage products.
What is a product fee mortgage?
A product fee mortgage is a mortgage deal that includes an upfront fee charged by the lender for securing a particular rate or product. These deals often offer lower interest rates but include a mortgage product fee that you either pay upfront or add to the mortgage balance.
Add product fee to mortgage or not?
Whether to add product fee to mortgage or not depends on your circumstances. If paying it upfront would leave you short of funds for your deposit or moving costs, adding it might be sensible. However, if you can afford to pay it without stretching your budget, it’s usually cheaper overall not to add it to the mortgage.
Is it worth paying a product fee on a mortgage?
It can be worth paying a product fee on a mortgage if the lower interest rate offered results in overall savings across the initial fixed or discounted term. A true cost calculation is essential to weigh up whether the lower monthly repayments outweigh the fee.
Can I get my mortgage product fee back?
In most cases, once a mortgage completes, the mortgage product fee is non-refundable. If your mortgage falls through before completion, some lenders may refund the fee, but this varies widely. Always check your lender’s terms and conditions before proceeding.
Why are product fees so high on buy to let mortgages?
Product fees are often higher on buy to let mortgages because lenders view these loans as higher risk. To offset this risk and maintain competitive interest rates, lenders charge larger product fees, sometimes up to 2% of the loan amount, to cover additional underwriting and administrative costs.
Do all mortgages have product fees?
No, not all mortgages have product fees. Some lenders offer fee-free deals, though they often come with slightly higher interest rates. It’s important to compare both fee-free and fee-paying mortgages carefully, as sometimes paying a mortgage product fee leads to a cheaper deal overall once you calculate the true cost.
Can a mortgage product fee be refunded?
A mortgage product fee is usually non-refundable once a mortgage completes in the UK. Some lenders may refund the fee if the application is withdrawn or declined before completion, depending on their terms. Booking or reservation fees are more commonly non-refundable than arrangement fees.
How can you avoid a mortgage product fee?
You can avoid a mortgage product fee by choosing a fee-free mortgage, where the lender does not charge an arrangement or booking fee. In the UK, these deals usually have higher interest rates, so the total cost should be assessed over the fixed or initial period.
Is it worth paying a product fee on a mortgage?
It can be worth paying a product fee on a mortgage if the lower interest rate offered results in overall savings across the initial fixed or discounted term. A true cost calculation is essential to weigh up whether the lower monthly repayments outweigh the fee.
Related mortgage insights and guides
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GuideRead more about How to do a true cost calculation on a mortgageHow to do a true cost calculation on a mortgage
When comparing mortgage deals, especially when deciding whether to pay or add a product fee to mortgage, it’s essential to work out the true cost. This means looking beyond just the interest rate or monthly repayment and calculating the total amount you’ll pay over the initial deal period (such as a 2-year or 5-year fixed rate).
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Common questions
Can a mortgage product fee be refunded?
A mortgage product fee is usually non-refundable once a mortgage completes in the UK. Some lenders may refund the fee if the application is withdrawn or declined before completion, depending on their terms. Booking or reservation fees are more commonly non-refundable than arrangement fees.
Can I add a mortgage product fee to the mortgage?
Often, yes. Many UK lenders allow a mortgage product fee to be added to the mortgage balance instead of being paid upfront. A fee added to the loan accrues interest over the mortgage term, so you repay more in total than if you paid the fee at completion.
Can you claim mortgage product fees against rental income?
Yes, in the UK mortgage product fees on buy-to-let properties are generally treated as finance costs and can be offset against rental income for tax purposes. For individual landlords, relief is given as a basic rate tax credit rather than a full deduction from income.
Do you have to pay a mortgage product fee upfront?
No, a mortgage product fee does not usually have to be paid upfront in the UK. Most lenders allow the fee to be paid at completion or added to the mortgage balance, although adding it to the loan means interest is charged on the fee for the full mortgage term.
How can you avoid a mortgage product fee?
You can avoid a mortgage product fee by choosing a fee-free mortgage, where the lender does not charge an arrangement or booking fee. In the UK, these deals usually have higher interest rates, so the total cost should be assessed over the fixed or initial period.
Is it worth paying a product fee on a mortgage?
It can be worth paying a product fee on a mortgage if the lower interest rate offered results in overall savings across the initial fixed or discounted term. A true cost calculation is essential to weigh up whether the lower monthly repayments outweigh the fee.
What is a product fee for?
A product fee is a one-off charge set by a UK mortgage lender to access a specific mortgage deal. It helps cover underwriting, administration, and risk costs and often allows the lender to offer a lower headline interest rate than fee-free mortgage products.
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