BC mortgage rates: fixed and variable offers

Ask about my rate

Compare current advertised BC mortgage rates by insurance category, lender and term. Check APR, source dates, qualification and total costs with a licensed BC broker.

Compare all mortgage rates →

Pragmatic rate snapshot

5-year fixed rates by 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 type	Lowest APR	Median lender APR	Lenders
Insured purchase	4.34%	4.77%	20
Insurable purchase	4.89%	5.04%	4
Uninsured purchase	4.61%	5.18%	25
Renewal / transfer	4.34%	4.87%	25
Refinance	4.69%	5.18%	20

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: 23 offers from 20 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 2026-11-01T13:04:42.930Z. Lender source All offers and full conditions
Insurable purchase: 13 offers from 4 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 2026-11-01T13:05:48.480Z. Lender source All offers and full conditions
Uninsured purchase: 33 offers from 25 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 2026-11-01T13:04:36.867Z. Lender source All offers and full conditions
Renewal / transfer: 69 offers from 25 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 2026-11-01T13:04:42.930Z. Lender source All offers and full conditions
Refinance: 26 offers from 20 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 2026-11-01T13:04:42.930Z. Lender source All offers and full conditions

Snapshot assembled Nov 2, 2026, 1:27 a.m. Pacific. Each offer keeps its own source-check date and expiry. Assembly does not renew lender evidence.

Read the methodology Download snapshot CSV Request 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.

71 of 71 matching rates · $600,000 financed · 25-year amortization

Lowest APR first

ATB Financial

5-year variable

Uninsured mortgage

3.82%

APR

Contract rate 4.05%

$3,184

Estimated / month

Compare

Neo Financial

5-year variable

Uninsured mortgage

3.85%

APR

$3,118

Estimated / month

Compare

Beem Credit Union

5-year variable

Uninsured mortgage

4.00%

APR

$3,167

Estimated / month

Compare

Strive Capital

5-year variable

Insurable mortgage criteria apply

4.10%

APR

$3,200

Estimated / month

Compare

Envision Financial

5-year variable

Uninsured mortgage

4.12%

APR

Contract rate 4.10%

$3,200

Estimated / month

Compare

Valley First

5-year variable

Uninsured mortgage

4.12%

APR

Contract rate 4.10%

$3,200

Estimated / month

Compare

Island Savings

5-year variable

Uninsured mortgage

4.12%

APR

Contract rate 4.10%

$3,200

Estimated / month

Compare

Strive Capital

5-year variable

Insurable mortgage criteria apply

4.20%

APR

$3,234

Estimated / month

Compare

Community Savings Credit Union

5-year variable

Uninsured mortgage

4.20%

APR

$3,234

Estimated / month

Compare

Strive Capital

5-year variable

Uninsured mortgage

4.29%

APR

$3,264

Estimated / month

Compare

First National Financial

5-year variable

Uninsured mortgage

4.29%

APR

$3,264

Estimated / month

Compare

CoastCapital Savings

5-year variable

Insurable mortgage criteria apply

4.29%

APR

$3,264

Estimated / month

Compare

Desjardins

5-year variable

Uninsured mortgage

4.35%

APR

$3,284

Estimated / month

Compare

BMO Bank of Montreal

5-year variable

Uninsured mortgage

4.37%

APR

Contract rate 4.35%

$3,284

Estimated / month

Compare

RBC Royal Bank

5-year variable

Uninsured mortgage

4.43%

APR

Contract rate 4.40%

$3,301

Estimated / month

Compare

CoastCapital Savings

5-year variable

Uninsured mortgage

4.44%

APR

$3,315

Estimated / month

Compare

B2B Bank

5-year variable

Uninsured mortgage

4.45%

APR

Contract rate 4.70%

$3,403

Estimated / month

Compare

BMO Bank of Montreal

5-year variable

Uninsured mortgage

4.47%

APR

Contract rate 4.45%

$3,318

Estimated / month

Compare

CIBC

5-year variable

Uninsured mortgage

4.47%

APR

Contract rate 4.45%

$3,318

Estimated / month

Compare

MCAN Home - Precision Prime for Insured

5-year variable

Insurable mortgage criteria apply

4.50%

APR

$3,335

Estimated / month

Compare

CoastCapital Savings

5-year variable

Uninsured mortgage

4.54%

APR

$3,349

Estimated / month

Compare

MCAN Home - Precision Prime for Insured

5-year variable

Insurable mortgage criteria apply

4.60%

APR

$3,369

Estimated / month

Compare

Marathon Mortgage

5-year variable

Uninsured mortgage

4.60%

APR

$3,369

Estimated / month

Compare

ATB Financial

5-year fixed

Uninsured mortgage

4.61%

APR

Contract rate 4.59%

$3,351

Estimated / month

Compare

Beem Credit Union

5-year fixed

Uninsured mortgage

4.69%

APR

$3,385

Estimated / month

Compare

Manulife

5-year variable

Uninsured mortgage

4.70%

APR

$3,403

Estimated / month

Compare

ATB Financial

5-year fixed

Uninsured mortgage

4.71%

APR

Contract rate 4.69%

$3,385

Estimated / month

Compare

BMO Bank of Montreal

5-year variable

Uninsured mortgage

4.72%

APR

Contract rate 4.70%

$3,403

Estimated / month

Compare

BMO Bank of Montreal

5-year variable

Uninsured mortgage

4.72%

APR

Contract rate 4.70%

$3,403

Estimated / month

Compare

Neo Financial

5-year fixed

Uninsured mortgage

4.74%

APR

$3,401

Estimated / month

Compare

Community Savings Credit Union

5-year fixed

Uninsured mortgage

4.74%

APR

$3,401

Estimated / month

Compare

MCAN Home - Precision Prime for Insured

5-year variable

Uninsured mortgage

4.75%

APR

$3,421

Estimated / month

Compare

Valley First

5-year fixed

Uninsured mortgage

4.76%

APR

Contract rate 4.74%

$3,401

Estimated / month

Compare

Island Savings

5-year fixed

Uninsured mortgage

4.76%

APR

Contract rate 4.74%

$3,401

Estimated / month

Compare

Envision Financial

5-year fixed

Uninsured mortgage

4.76%

APR

Contract rate 4.74%

$3,401

Estimated / month

Compare

Beem Credit Union

5-year fixed

Uninsured mortgage

4.79%

APR

$3,418

Estimated / month

Compare

Prospera

5-year fixed

Uninsured mortgage

4.84%

APR

$3,435

Estimated / month

Compare

CMLS Financial

5-year variable

Uninsured mortgage

4.90%

APR

$3,473

Estimated / month

Compare

Desjardins

5-year fixed

Uninsured mortgage

4.99%

APR

$3,486

Estimated / month

Compare

Strive Capital

5-year fixed

Insurable mortgage criteria apply

5.04%

APR

$3,503

Estimated / month

Compare

CoastCapital Savings

5-year fixed

Insurable mortgage criteria apply

5.04%

APR

$3,503

Estimated / month

Compare

CMLS Financial

5-year fixed

Uninsured mortgage

5.09%

APR

$3,520

Estimated / month

Compare

Strive Capital

5-year fixed

Insurable mortgage criteria apply

5.09%

APR

$3,520

Estimated / month

Compare

Valley First

5-year variable

Uninsured mortgage

5.12%

APR

Contract rate 5.10%

$3,543

Estimated / month

Compare

Island Savings

5-year variable

Uninsured mortgage

5.12%

APR

Contract rate 5.10%

$3,543

Estimated / month

Compare

Envision Financial

5-year variable

Uninsured mortgage

5.12%

APR

Contract rate 5.10%

$3,543

Estimated / month

Compare

Scotiabank

5-year variable

Uninsured mortgage

5.15%

APR

$3,560

Estimated / month

Compare

BMO Bank of Montreal

5-year fixed

Uninsured mortgage

5.16%

APR

Contract rate 5.14%

$3,538

Estimated / month

Compare

RBC Royal Bank

5-year fixed

Uninsured mortgage

5.17%

APR

Contract rate 5.14%

$3,538

Estimated / month

Compare

National Bank of Canada

5-year fixed

Uninsured mortgage

5.18%

APR

Contract rate 5.14%

$3,538

Estimated / month

Compare

First National Financial

5-year fixed

Uninsured mortgage

5.20%

APR

$3,558

Estimated / month

Compare

Marathon Mortgage

5-year fixed

Uninsured mortgage

5.20%

APR

$3,558

Estimated / month

Compare

MCAN Home - Precision Prime for Insured

5-year fixed

Insurable mortgage criteria apply

5.24%

APR

$3,572

Estimated / month

Compare

CoastCapital Savings

5-year fixed

Uninsured mortgage

5.34%

APR

$3,607

Estimated / month

Compare

MCAN Home - Precision Prime for Insured

5-year fixed

Insurable mortgage criteria apply

5.34%

APR

$3,607

Estimated / month

Compare

MCAN Home - Precision Prime for Insured

5-year fixed

Uninsured mortgage

5.35%

APR

$3,610

Estimated / month

Compare

CIBC

5-year fixed

Uninsured mortgage

5.36%

APR

Contract rate 5.34%

$3,607

Estimated / month

Compare

Strive Capital

5-year fixed

Uninsured mortgage

5.39%

APR

$3,624

Estimated / month

Compare

CMLS Financial

5-year fixed

Uninsured mortgage

5.44%

APR

$3,641

Estimated / month

Compare

CoastCapital Savings

5-year fixed

Uninsured mortgage

5.44%

APR

$3,641

Estimated / month

Compare

Manulife

5-year fixed

Uninsured mortgage

5.59%

APR

$3,694

Estimated / month

Compare

WealthONE Bank

5-year fixed

Uninsured mortgage

5.74%

APR

$3,747

Estimated / month

Compare

BMO Bank of Montreal

5-year fixed

Uninsured mortgage

6.01%

APR

Contract rate 5.99%

$3,835

Estimated / month

Compare

BMO Bank of Montreal

5-year fixed

Uninsured mortgage

6.11%

APR

Contract rate 6.09%

$3,871

Estimated / month

Compare

BMO Bank of Montreal

5-year fixed

Uninsured mortgage

6.11%

APR

Contract rate 6.09%

$3,871

Estimated / month

Compare

Scotiabank

5-year fixed

Uninsured mortgage

6.19%

APR

$3,907

Estimated / month

Compare

B2B Bank

5-year fixed

Uninsured mortgage

6.31%

APR

Contract rate 6.29%

$3,943

Estimated / month

Compare

TD Canada Trust

5-year fixed

Uninsured mortgage

6.51%

APR

Contract rate 6.49%

$4,015

Estimated / month

Compare

CWB Optimum Mortgage (Alternative Lending)

5-year variable

Uninsured mortgage

6.81%

APR

Contract rate 6.70%

$4,127

Estimated / month

Compare

Scotiabank

5-year variable

Uninsured mortgage

7.90%

APR

$4,591

Estimated / month

Compare

TD Canada Trust

5-year variable

Uninsured mortgage

8.02%

APR

Contract rate 8.00%

$4,631

Estimated / month

Compare

Need a hand choosing?

Have a broker promo code?

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.

Talk to a broker Ready to apply

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

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.

BC mortgage rates depend on your transaction, insurance category, down payment or equity, amortization and lender requirements. Start with the same scenario, then compare APR, payments, fees, prepayment rights and penalties. A published rate is not an approval or a whole-market best rate.

The table and shopper use our current verified advertised catalogue. Each offer retains its own lender evidence date and availability deadline. Choose fixed or variable, a purchase, renewal or refinance, then enter the numbers for your property.

Our Kelowna and Surrey offices provide mortgage brokerage services across British Columbia, including online consultations. Local office locations and BC-wide service areas are different: a city service page does not represent an office in that city.

Buying: Compare down payment, default insurance and the cash needed at closing.
Renewing or switching: Keep the balance and remaining amortization equal; include switching costs.
Refinancing: Include your discharge penalty, fees, new balance and payoff timeline.

What affects a BC mortgage quote?

BC location alone does not determine pricing. A strata condo, leasehold interest, acreage, presale or rental property can require different documents, valuations and lender policies. A rate displayed for an owner-occupied purchase may not apply to those properties.

Self-employed or commission income, down-payment sources and the closing date also matter. A broker can review the evidence lenders will need before you rely on an advertised offer.

The down payment is only part of your closing cash

For a general owner-occupied purchase below $1.5 million, the minimum is 5% of the first $500,000 plus 10% of the remainder. At $1.5 million or more, the minimum is 20%. Lenders can require more.

Budget separately for BC property transfer tax, applicable sales taxes, legal fees, adjustments and other closing costs. First-time-buyer and newly built home relief have separate eligibility rules. Default insurance protects the lender and can increase the financed mortgage amount.

Fixed or variable: compare the same decision

Fixed rates provide a contract rate for the term. Variable pricing moves with the lender's prime benchmark; payment and amortization behaviour depend on the contract. Neither structure guarantees the lower future cost.

Compare the lender's penalty formula, prepayment allowance, portability and restrictions alongside the initial APR. Our research tables explain the catalogue figures and provide downloadable data without a login.

Before you accept an offer

Verify whether the offer is insured, insurable or uninsured and whether it permits your transaction.
Check property eligibility for strata, leasehold, rural, presale, rental or recreational properties.
Ask for written costs and conditions before requesting a rate hold or submitting an application.

Clear answers

Before you decide

Are BC mortgage rates different from the rest of Canada?

Some advertised programs cover several provinces, while others have regional or property restrictions. Use BC as the property location and compare the same borrower scenario; do not assume that a nationally advertised rate is available for your property.

Can I compare BC mortgage rates without signing in?

Yes. The public shopper, reference offers, calculators and downloadable rate snapshot are available without an account. Personal eligibility and a formal rate hold require a lender review.

Does Pragmatic serve all BC cities?

Pragmatic Mortgage Lending provides brokerage services throughout BC, remotely or through its Kelowna and Surrey offices. Service-area pages describe local mortgage considerations and do not imply an office in every city.

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.

Review my mortgage options Prefer to explore first? Open the rate shopper →Prefer to talk? (778) 557-2144 See how broker compensation works