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Canadian mortgage rates

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that fits.

Start with your numbers. Compare lender rates and monthly payments, then look closer at the options you like.

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Pragmatic rate snapshot

What changes with the mortgage type?

5-year fixed advertised offers available in BC. Compare the lowest APR with the median of each lender’s lowest APR in our catalogue. These are different eligibility categories, before matching your income, property and mortgage amounts.

Current advertised mortgage rate categories, lender coverage and APR distribution
Mortgage typeLowest APRMedian lender APRLenders
Insured purchase4.34%4.78%22
Insurable purchase4.89%5.04%5
Uninsured purchase4.61%5.19%26
Renewal / transfer4.34%4.84%26
Refinance4.69%5.20%21
Sources, conditions and how to use this snapshot

The median gives each lender one observation: its lowest advertised APR in that category. It is not a funded-loan average, a whole-market survey or a personalized quote. Products can differ in LTV, credit, amortization, fees and restrictions. Categories can overlap, especially on renewal. APR uses a lender-supplied figure when available; otherwise it assumes the advertised interest rate. Default-insurance premiums and switching costs still need comparing.

  • Insured purchase: 25 offers from 22 lenders. Lowest: Beem Credit Union. Beem public featured insured 5-year fixed closed mortgage rate.. Maximum amortization 25 years; LTV 80.01–95%. Source checked . Lender source All offers and full conditions
  • Insurable purchase: 17 offers from 5 lenders. Lowest: Strive Capital. Strive posted standard fixed mortgage rate; Insurable Purchase, Transfer; Up to 65%.. Maximum amortization 25 years; LTV 0–65%. Source checked . Lender source All offers and full conditions
  • Uninsured purchase: 35 offers from 26 lenders. Lowest: ATB Financial. Client Rates · Rate First closed fixed-rate mortgages · 5 years conventional. Owner-occupied purchase or renewal, up to 25-year amortization. Refinance, rental/secondary-home and longer amortization pricing require lender premiums and are excluded. Lender APR examples use a $250,000 mortgage and $250 processing fee.. Maximum amortization 25 years; LTV 0.01–80%. Source checked . Lender source All offers and full conditions
  • Renewal / transfer: 72 offers from 26 lenders. Lowest: Beem Credit Union. Beem public featured insured 5-year fixed closed mortgage rate.. Maximum amortization 25 years; LTV 80.01–95%. Source checked . Lender source All offers and full conditions
  • Refinance: 28 offers from 21 lenders. Lowest: Beem Credit Union. Beem public fixed closed mortgage rate; 5 year; Uninsured – 25 yr.. Maximum amortization 25 years; LTV 0.01–80%. Source checked . Lender source All offers and full conditions

Snapshot assembled . Each offer keeps its own source-check date and expiry. Assembly does not renew lender evidence.

Read the methodologyDownload snapshot CSVRequest data or a correction
Example scenario · make it yours

Buying · $750,000 home · $150,000 down

BC · 5-year term · fixed & variable · 25-year amortization · Live in the home

A starting point

Matching mortgage rates.

74 of 74 matching rates · $600,000 financed · 25-year amortization

Lowest APR first

Neo Financial

5-year variable

Uninsured mortgage

3.60%

APR

$3,036

Estimated / month

Beem Credit Union

5-year variable

Uninsured mortgage

3.75%

APR

$3,085

Estimated / month

ATB Financial

5-year variable

Uninsured mortgage

3.82%

APR

Contract rate 3.80%

$3,101

Estimated / month

Strive Capital

5-year variable

Insurable mortgage criteria apply

3.85%

APR

$3,118

Estimated / month

Envision Financial

5-year variable

Uninsured mortgage

3.87%

APR

Contract rate 3.85%

$3,118

Estimated / month

Valley First

5-year variable

Uninsured mortgage

3.87%

APR

Contract rate 3.85%

$3,118

Estimated / month

Island Savings

5-year variable

Uninsured mortgage

3.87%

APR

Contract rate 3.85%

$3,118

Estimated / month

Strive Capital

5-year variable

Insurable mortgage criteria apply

3.95%

APR

$3,150

Estimated / month

Community Savings Credit Union

5-year variable

Uninsured mortgage

3.95%

APR

$3,150

Estimated / month

Strive Capital

5-year variable

Uninsured mortgage

4.04%

APR

$3,180

Estimated / month

CoastCapital Savings

5-year variable

Insurable mortgage criteria apply

4.04%

APR

$3,180

Estimated / month

Desjardins

5-year variable

Uninsured mortgage

4.10%

APR

$3,200

Estimated / month

BMO Bank of Montreal

5-year variable

Uninsured mortgage

4.12%

APR

Contract rate 4.10%

$3,200

Estimated / month

First National Financial

5-year variable

Uninsured mortgage

4.14%

APR

$3,214

Estimated / month

RBC Royal Bank

5-year variable

Uninsured mortgage

4.18%

APR

Contract rate 4.15%

$3,217

Estimated / month

CoastCapital Savings

5-year variable

Uninsured mortgage

4.19%

APR

$3,230

Estimated / month

BMO Bank of Montreal

5-year variable

Uninsured mortgage

4.22%

APR

Contract rate 4.20%

$3,234

Estimated / month

CIBC

5-year variable

Uninsured mortgage

4.22%

APR

Contract rate 4.20%

$3,234

Estimated / month

MCAN Home - Precision Prime for Insured

5-year variable

Insurable mortgage criteria apply

4.25%

APR

$3,250

Estimated / month

CoastCapital Savings

5-year variable

Uninsured mortgage

4.29%

APR

$3,264

Estimated / month

TD Canada Trust

5-year variable

Uninsured mortgage

4.31%

APR

Contract rate 4.29%

$3,264

Estimated / month

MCAN Home - Precision Prime for Insured

5-year variable

Insurable mortgage criteria apply

4.35%

APR

$3,284

Estimated / month

Marathon Mortgage

5-year variable

Uninsured mortgage

4.35%

APR

$3,284

Estimated / month

Manulife

5-year variable

Uninsured mortgage

4.45%

APR

$3,318

Estimated / month

B2B Bank

5-year variable

Uninsured mortgage

4.45%

APR

$3,318

Estimated / month

BMO Bank of Montreal

5-year variable

Uninsured mortgage

4.47%

APR

Contract rate 4.45%

$3,318

Estimated / month

BMO Bank of Montreal

5-year variable

Uninsured mortgage

4.47%

APR

Contract rate 4.45%

$3,318

Estimated / month

MCAN Home - Precision Prime for Insured

5-year variable

Uninsured mortgage

4.50%

APR

$3,335

Estimated / month

ATB Financial

5-year fixed

Uninsured mortgage

4.61%

APR

Contract rate 4.59%

$3,351

Estimated / month

CMLS Financial

5-year variable

Uninsured mortgage

4.65%

APR

$3,386

Estimated / month

Beem Credit Union

5-year fixed

Uninsured mortgage

4.69%

APR

$3,385

Estimated / month

ATB Financial

5-year fixed

Uninsured mortgage

4.71%

APR

Contract rate 4.69%

$3,385

Estimated / month

Neo Financial

5-year fixed

Uninsured mortgage

4.74%

APR

$3,401

Estimated / month

Community Savings Credit Union

5-year fixed

Uninsured mortgage

4.74%

APR

$3,401

Estimated / month

Valley First

5-year fixed

Uninsured mortgage

4.76%

APR

Contract rate 4.74%

$3,401

Estimated / month

Island Savings

5-year fixed

Uninsured mortgage

4.76%

APR

Contract rate 4.74%

$3,401

Estimated / month

Envision Financial

5-year fixed

Uninsured mortgage

4.76%

APR

Contract rate 4.74%

$3,401

Estimated / month

Beem Credit Union

5-year fixed

Uninsured mortgage

4.79%

APR

$3,418

Estimated / month

Prospera

5-year fixed

Uninsured mortgage

4.84%

APR

$3,435

Estimated / month

Valley First

5-year variable

Uninsured mortgage

4.87%

APR

Contract rate 4.85%

$3,455

Estimated / month

Island Savings

5-year variable

Uninsured mortgage

4.87%

APR

Contract rate 4.85%

$3,455

Estimated / month

Envision Financial

5-year variable

Uninsured mortgage

4.87%

APR

Contract rate 4.85%

$3,455

Estimated / month

Desjardins

5-year fixed

Uninsured mortgage

4.89%

APR

$3,452

Estimated / month

Scotiabank

5-year variable

Uninsured mortgage

4.90%

APR

$3,473

Estimated / month

Strive Capital

5-year fixed

Insurable mortgage criteria apply

5.04%

APR

$3,503

Estimated / month

CoastCapital Savings

5-year fixed

Insurable mortgage criteria apply

5.04%

APR

$3,503

Estimated / month

CMLS Financial

5-year fixed

Uninsured mortgage

5.09%

APR

$3,520

Estimated / month

Strive Capital

5-year fixed

Insurable mortgage criteria apply

5.09%

APR

$3,520

Estimated / month

BMO Bank of Montreal

5-year fixed

Uninsured mortgage

5.16%

APR

Contract rate 5.14%

$3,538

Estimated / month

RBC Royal Bank

5-year fixed

Uninsured mortgage

5.17%

APR

Contract rate 5.14%

$3,538

Estimated / month

National Bank of Canada

5-year fixed

Uninsured mortgage

5.18%

APR

Contract rate 5.14%

$3,538

Estimated / month

Marathon Mortgage

5-year fixed

Uninsured mortgage

5.20%

APR

$3,558

Estimated / month

MCAN Home - Precision Prime for Insured

5-year fixed

Insurable mortgage criteria apply

5.24%

APR

$3,572

Estimated / month

WealthONE Bank

5-year variable

Uninsured mortgage

5.30%

APR

$3,613

Estimated / month

First National Financial

5-year fixed

Uninsured mortgage

5.31%

APR

$3,596

Estimated / month

CoastCapital Savings

5-year fixed

Uninsured mortgage

5.34%

APR

$3,607

Estimated / month

MCAN Home - Precision Prime for Insured

5-year fixed

Insurable mortgage criteria apply

5.34%

APR

$3,607

Estimated / month

MCAN Home - Precision Prime for Insured

5-year fixed

Uninsured mortgage

5.35%

APR

$3,610

Estimated / month

CIBC

5-year fixed

Uninsured mortgage

5.36%

APR

Contract rate 5.34%

$3,607

Estimated / month

Strive Capital

5-year fixed

Uninsured mortgage

5.39%

APR

$3,624

Estimated / month

TD Canada Trust

5-year fixed

Uninsured mortgage

5.41%

APR

Contract rate 5.39%

$3,624

Estimated / month

CMLS Financial

5-year fixed

Uninsured mortgage

5.44%

APR

$3,641

Estimated / month

CoastCapital Savings

5-year fixed

Uninsured mortgage

5.44%

APR

$3,641

Estimated / month

Manulife

5-year fixed

Uninsured mortgage

5.59%

APR

$3,694

Estimated / month

WealthONE Bank

5-year fixed

Uninsured mortgage

5.74%

APR

$3,747

Estimated / month

BMO Bank of Montreal

5-year fixed

Uninsured mortgage

6.01%

APR

Contract rate 5.99%

$3,835

Estimated / month

BMO Bank of Montreal

5-year fixed

Uninsured mortgage

6.11%

APR

Contract rate 6.09%

$3,871

Estimated / month

BMO Bank of Montreal

5-year fixed

Uninsured mortgage

6.11%

APR

Contract rate 6.09%

$3,871

Estimated / month

Scotiabank

5-year fixed

Uninsured mortgage

6.19%

APR

$3,907

Estimated / month

B2B Bank

5-year fixed

Uninsured mortgage

6.31%

APR

Contract rate 6.29%

$3,943

Estimated / month

Home Trust

5-year fixed

Uninsured mortgage

6.51%

APR

$4,023

Estimated / month

CWB Optimum Mortgage (Alternative Lending)

5-year variable

Uninsured mortgage

6.81%

APR

Contract rate 6.45%

$4,033

Estimated / month

Scotiabank

5-year variable

Uninsured mortgage

7.65%

APR

$4,493

Estimated / month

TD Canada Trust

5-year variable

Uninsured mortgage

7.77%

APR

Contract rate 7.75%

$4,532

Estimated / month
Need a hand choosing?
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How your rates stay current

Supported public lender sources are checked once daily at 6 a.m. Vancouver time. Each offer shows when its source was checked. Your matches refresh while this page is open.

Expired promotions and rates without recent verification are removed automatically. A lender’s rate hold is separate from a promotion deadline. Promotional badges identify special rates; broker cashback estimates appear separately.

Choose your property, down payment, province and amortization to see matching products, then compare up to three for payment, interest and balance. Confirm fees, prepayment privileges, penalties and any funding deadline with your broker.

How these estimates work

Monthly payments include principal and interest; no new borrower-paid default-insurance premium is included. HELOC estimates show interest only on the full amount drawn.

Fixed rates use semi-annual compounding; variable rates use monthly compounding. Estimates assume constant rates and no extra payments. Fees, penalties, property tax, home insurance and closing costs are excluded. Confirm the product’s contract and lender APR.

Results are from Pragmatic’s published catalog, sorted by nominal rate; they are not whole-market coverage or an approval. Catalog update dates are shown in each rate’s details.

Open the payment calculator

A little guidance goes a long way.

We’ll help you weigh the rate, flexibility and costs. Brokerage services are available for BC properties.

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How rates are sourced and compared →

Find rates by lender

Explore each lender’s rate examples, terms and conditions. For a comparison based on your own numbers, use the rate shopper.

All lenders Public rate data Tools for AI assistants

Displayed rates are subject to eligibility and lender approval. Check the rate’s conditions and effective date before relying on it.

Explore rates by mortgage type
Fixed rates →Variable rates →Insured mortgages →Uninsured mortgages →Refinancing →HELOCs →
What matters beyond the rate?

Eligibility. Your down payment, home use, insurance and amortization need to match the lender’s conditions.

Flexibility. Compare prepayments, portability and the cost of breaking the mortgage if your plans change.

Complete cost. Include fees, switching costs and payment comfort alongside the interest rate.

Learn about mortgage terms

Compare rates by term

Term-specific guides make the renewal horizon, rate risk, and penalty trade-offs easier to compare before you open the full lender field.

3-year fixed mortgage rates

A shorter fixed commitment with an earlier renewal decision and predictable payments during the term.

Open rate guide

5-year fixed mortgage rates

Canada’s common fixed-rate benchmark, with broad lender choice and more break-cost exposure to compare.

Open rate guide

5-year variable mortgage rates

Prime-linked pricing with payment or amortization risk, conversion rules, and trigger-rate planning.

Open rate guide
Open the full-page rate shopper →

Clear answers

Before you decide

Are the rates live?

Supported public sources are checked once daily. Each offer shows its source check and freshness deadline; lenders can change pricing between checks. Final approval depends on the property, documentation, occupancy, insurance status, and lender policy at application.

What affects the rate I see?

Transaction type, down payment or equity, occupancy, amortization, term length, rate type, insurance status, and sometimes credit or documentation quality can all change pricing.

Is the lowest rate always the best mortgage?

Not always. Penalties, prepayment privileges, portability, turnaround speed, and lender fit can matter just as much as the headline rate.

Can I lock a rate before I choose a lender?

Usually you need an application and a lender selection to secure a formal rate hold. The public explorer helps you narrow the field before you start that step.

Should I compare renewal and refinance rates the same way?

No. Renewal shopping focuses on term fit, features, and switching options. Refinancing adds penalties, legal fees, equity strategy, and a breakeven calculation.

Pragmatic Mortgage Lending · BC

Let’s find the mortgage behind the rate.

We’ll compare the offers you qualify for and explain the costs and trade-offs in plain language.

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