Mortgage Terms: Is a 35-year mortgage term the new normal?

Mortgage terms have been stretching for years. What was once a typical 25-year repayment mortgage is now often replaced by 30 years, and for some borrowers, 35 years.

So, is a 35-year mortgage term really the new normal, and more importantly, is it the right move for you?

This guide explains what a 35-year term means in practice, why some borrowers choose longer terms, and the key trade-offs to consider before you commit to a longer repayment journey.

For more on term lengths:

• Read our guide to choosing the best mortgage term (15, 25 or 30 years).
• Explore maximum mortgage term lengths.

What is a 35-year mortgage term?

A 35-year mortgage term is a repayment mortgage where you spread the loan over 35 years.

In simple terms, longer terms can:

• Lower your monthly payments (because the debt is repaid over more time)
• Increase the total interest you pay over the life of the mortgage
• Slow down equity build-up in the early years

Why are more people choosing 35-year mortgages?

A 35-year term isn’t chosen for one reason. It’s often a response to affordability pressures, life stage costs, and the way lenders assess risk.

House prices vs wages

In many areas, property prices have risen faster than incomes. For some borrowers, the choice becomes:

• reduce the purchase price (smaller home / different location), or
• increase the term to make the monthly payment fit within affordability assessments.

A longer term can make the mortgage payment manageable while you get established.

Affordability stress-testing

Lenders typically assess whether you can afford repayments not just at today’s rate, but under “what if” scenarios. If a shorter term pushes repayments too high, a longer term may help the application meet affordability requirements.

Cost of living and life stage pressures

Many borrowers are balancing competing commitments such as childcare, student loans, and other monthly outgoings. A longer term can ease cash-flow in the early years, when budgets are often tight.

Borrowing later in life

It’s not only first-time buyers. Some borrowers take on mortgages in their 40s, 50s and beyond, where a 35-year term can be a way to keep repayments within reach.

This is where planning becomes especially important, because the mortgage may run into later life. Read more about retirement plans and longer mortgages.

The upside: when a 35-year term can help

A 35-year mortgage term can be a sensible tool for the right person, at the right time.

Lower payments can create room for practical priorities, such as:

• building an emergency fund
• covering childcare or other essential costs
• making regular overpayments when you can
• planning for retirement alongside the mortgage

The key is that the longer term should support a wider plan, not just solve a short-term affordability squeeze.

The downside: why “longer” doesn’t automatically mean “better”

A 35-year term can feel comfortable at the start, but it can also create long-term consequences.

Higher total interest

Stretching the term usually increases the total interest paid. That can mean significantly higher overall cost compared with shorter terms.

Slower equity build-up

With a longer term, early repayments are often weighted more towards interest than capital. That can mean:

• equity builds more slowly in the first years
• it may take longer to reach loan-to-value (LTV) levels that can open up more options

Potential retirement risk (“marathon mortgages”)

If your mortgage term runs into your 60s or 70s, you need confidence about how repayments will be covered when income changes.

That usually comes down to questions like:

• Will your pension income be sufficient?
• Are you comfortable with the possibility of downsizing or using equity later?
• Are you still able to save for retirement while paying the mortgage?

Less flexibility if life changes

If interest rates rise, your income drops, or your circumstances change, a longer-term mortgage can leave you with less room to manoeuvre, especially if there’s still a significant balance outstanding later.

35 years vs 40 years: how far is too far?

Some lenders offer 35-year and 40-year terms side by side. The monthly difference between them can be relatively small, but the extra time can increase total interest.

As a general principle, the further you stretch the term, the more you’re likely to trade affordability today for higher cost over time.

What about interest-only mortgages over 35 years?

A 35-year term can mean something very different on an interest-only mortgage.

• On a repayment mortgage, you’re paying back both interest and capital over time.
• On a pure interest-only mortgage, you’re paying only the interest, so the capital repayment is expected at the end of the term.

If you’re considering interest-only, the critical issue is whether you have a realistic, credible plan to repay the capital when the term ends.

Lenders often look for evidence such as:

• a clear repayment strategy
• how the plan fits your circumstances and risk profile
• whether the approach is sustainable over the long period

Can you change your mortgage term later?

In many cases, borrowers can adjust their term later, but it’s not automatic and it depends on lender rules and your affordability at the time.

Common ways borrowers reduce the term include:

• Overpayments (where allowed) to reduce the balance and shorten the payoff timeline
• Requesting a term reduction with the existing lender (subject to affordability checks)
• Remortgaging when a deal ends, potentially selecting a shorter term if repayments fit your budget

A practical approach is to avoid assuming you can always shorten later. Instead, build a plan from day one that you can realistically follow.

How to decide if a 35-year term is right for you

A longer term can be appropriate, but it should be chosen with the full picture in mind.

Compare like-for-like, not just monthly payments

When assessing options, look beyond the headline payment and consider:

• monthly payment at 25, 30, 35 (and possibly 40) years
• total interest cost over each term

Stress-test your budget

Consider what happens if:

• interest rates rise
• household costs increase
• childcare or other commitments change

A term that fits comfortably today should also be workable under more challenging conditions.

Think about your future income and life plans

Ask how your mortgage fits with your longer-term goals, such as:

• expected pay progression or career changes
• whether you plan to reduce hours
• retirement timing

If you anticipate cutting back in your 50s, it may be worth planning how repayments will be covered later.

Factor in protection

If your mortgage runs into later life, protection planning becomes more important. It’s not only about covering the mortgage in the event of illness or death, it’s also about maintaining stability for your household.

Key takeaway

The most important question is whether the longer term supports a realistic plan you can live with, not just a payment that works today.