Kent’s property market is shifting faster than most buyers realise. A wave of regeneration projects — Medway’s £200 million programme alone is delivering hundreds of new homes — is reshaping the landscape for first-time buyers, home movers, and buy-to-let investors across the county.
But more homes don’t always mean cheaper homes. Prices in Canterbury, Maidstone, and the Medway Towns have held firm through 2025 and into 2026, even as interest rates have started to settle. For anyone looking to buy, remortgage, or release equity, the timing question has never been more loaded.
Here’s what we’re telling our clients right now.
Fixed vs variable — the gap is narrowing
Two-year fixed rates have dropped below 4% with several lenders, but five-year deals aren’t far behind. If you’re risk-averse, locking in for five years gives you certainty through a period when the Bank of England could move either way. If you’re comfortable with some movement, a tracker could save you money — but you need to stress-test your budget at 5.5% before committing.
New-build pitfalls
Regeneration areas like Medway are attracting developers offering attractive incentive packages. Cashback, stamp duty contributions, furniture packs — they look generous. But the mortgage valuation often comes in below the purchase price on new builds, which means you’ll need a bigger deposit than you planned. Always get an independent valuation before exchanging.
Buy-to-let in Kent still works, but the maths have changed
Higher mortgage rates mean your rental yield needs to cover more. Most lenders now stress-test at 5.5% with a 145% rental coverage ratio. In practical terms, a £250,000 property needs to generate about £1,100 per month in rent just to qualify. Parts of Thanet and Medway hit those numbers. Central Canterbury? Much harder.
What you should do
Talk to a whole-of-market mortgage adviser — not your bank, not a comparison website. Your situation is specific, and the right deal depends on your income structure, deposit source, and property type. We’ve seen clients save thousands simply by having someone look beyond the headline rate.
The Kent housing market is full of opportunity right now. Just make sure you’re walking in with your eyes open.
If you’d like to discuss your mortgage options, get in touch with our team.