5-year variable mortgage rates

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Compare 5-year variable mortgage rates, prime discounts, payment-change risk, trigger-rate planning, conversion options, and total-cost tradeoffs.

Example scenario · make it yours

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

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

A starting point

A few options to start.

3 of 35 matching rates · $600,000 financed · 25-year amortization

Lowest rate first

Neo Financial

5-year variable

Uninsured mortgage

3.60%

Interest rate

Public lender rate · Checked Oct 9, 2026, 6:01 a.m. Pacific

$3,036

Estimated / month

Compare

Rate details

Product: Uninsured – 25 yr
Lender APR: Not supplied — confirm with lender
Rate hold: Confirm with lender
Freshness deadline: Oct 10, 2026, 6:01 p.m. Pacific
Catalog updated: 2026-10-09
Interest over this term: $101,039
Balance at term end: $518,878

Neo posted 5-year adjustable mortgage rate.

Conventional / uninsured

Rates disappear at their offer or freshness deadline. A rate hold starts with lender confirmation and does not extend a promotion. Confirm fees, prepayment privileges, portability and break penalties before choosing. Estimates assume the rate stays constant.

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BlueShore Financial

5-year variable

Uninsured mortgage

3.75%

Interest rate

Public lender rate · Checked Oct 9, 2026, 6:00 a.m. Pacific

$3,085

Estimated / month

Compare

Rate details

Product: Variable Closed
Lender APR: Not supplied — confirm with lender
Rate hold: Confirm with lender
Freshness deadline: Oct 10, 2026, 6:00 p.m. Pacific
Catalog updated: 2026-10-09
Interest over this term: $105,385
Balance at term end: $520,298

Beem public closed variable mortgage rate; 5 year.

Conventional / uninsured

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Beem Credit Union

5-year variable

Uninsured mortgage

3.75%

Interest rate

Public lender rate · Checked Oct 9, 2026, 6:00 a.m. Pacific

$3,085

Estimated / month

Compare

Rate details

Product: Variable Closed
Lender APR: Not supplied — confirm with lender
Rate hold: Confirm with lender
Freshness deadline: Oct 10, 2026, 6:00 p.m. Pacific
Catalog updated: 2026-10-09
Interest over this term: $105,385
Balance at term end: $520,298

Beem public closed variable mortgage rate; 5 year.

Conventional / uninsured

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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.

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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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Find rates by lender

Open a lender to see verified fixed and variable reference rates, conditions and source checks. These examples cover different down payments and terms; use the shopper to check your own situation.

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Compare the same balance, term, amortization and insurance category. Displayed rates depend on eligibility and lender approval.

Make a fair comparison

Understand the rate you’re looking at.

A 5-year variable mortgage has a five-year contract term while its interest rate moves with prime. The term length does not make the rate fixed. Compare the prime adjustment, whether payments change, trigger provisions, conversion pricing, and the cost of leaving early before relying on the initial discount.

Five-year variable terms offer flexibility and potential savings but require tolerance for rate changes.

Rate: Moves when the lender changes prime
Contract: Usually a closed five-year term
Confirm: Payment mechanics, trigger rules, and conversion options

The contract is five years; the rate is not

A five-year variable mortgage usually creates a closed five-year commitment while the interest rate moves with lender prime. The contractual term controls maturity and exit rules; it does not guarantee the rate or payment for five years.

Compare the prime adjustment, payment type, compounding, prepayment privileges, and break penalty as one package. The deepest discount is not enough if the payment mechanics do not fit the household.

Understand conversion before using it as a safety net

Many lenders permit conversion to a fixed term, but the offered rate may be the lender's current conversion rate rather than the sharpest market rate. The remaining fixed term may also need to meet a minimum length.

Treat conversion as a contractual option, not a guaranteed escape at a competitive price. Stress-test the variable mortgage as if you might need to hold it through volatility.

Before you accept an offer

Prime-based discounts with scenario matching.
Use trigger rate tools to plan for shifts.
Compare effective costs with fixed options.

Clear answers

Before you decide

Can I lock into fixed later?

Some lenders allow conversion, but pricing depends on their conversion policy.

How often can variable payments change?

Payments may change whenever prime changes or at specific lender intervals.

Keep comparing

References

Use the regulator and consumer-agency guidance alongside the written terms of your lender’s offer.

Pragmatic Mortgage Lending · BC

Find the rate that fits the whole mortgage.

We’ll review lender eligibility, penalties and flexibility alongside the payment.

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