Fixed mortgage rates

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Compare fixed mortgage rates in Canada by term length, down payment, insurance status, penalties, prepayment privileges, and lender fit.

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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 type	Lowest APR	Median lender APR	Lenders
Insured purchase	4.34%	4.78%	22
Insurable purchase	4.89%	5.04%	5
Uninsured purchase	4.61%	5.19%	26
Renewal / transfer	4.34%	4.84%	26
Refinance	4.69%	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 2026-10-27T13:04:19.649Z. 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 2026-10-27T13:05:30.959Z. 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 2026-10-27T13:04:14.371Z. 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 2026-10-27T13:04:19.649Z. 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 2026-10-27T13:04:19.649Z. Lender source All offers and full conditions

Snapshot assembled Oct 28, 2026, 2:56 p.m. Pacific. Each offer keeps its own source-check date and expiry. Assembly does not renew lender evidence.

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Example scenario · make it yours

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

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

A starting point

Matching mortgage rates.

37 of 37 matching rates · $600,000 financed · 25-year amortization

Lowest APR first

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

ATB Financial

5-year fixed

Uninsured mortgage

4.71%

APR

Contract rate 4.69%

$3,385

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

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

Desjardins

5-year fixed

Uninsured mortgage

4.89%

APR

$3,452

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

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

TD Canada Trust

5-year fixed

Uninsured mortgage

5.41%

APR

Contract rate 5.39%

$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

Home Trust

5-year fixed

Uninsured mortgage

6.51%

APR

$4,023

Estimated / month

Compare

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.

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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.

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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 fixed mortgage rate stays unchanged for the selected term, so the scheduled payment is predictable. It is usually the stronger fit when cash-flow certainty matters most, but borrowers should compare the lender's interest-rate-differential penalty, portability, and prepayment privileges—not only the starting rate.

Fixed-rate mortgages lock your rate for the entire term, which keeps payments predictable.

Use the explorer to compare fixed terms and review penalties before you commit.

Best fit: Borrowers who value predictable payments
Main trade-off: Potentially higher break penalties and less flexibility
Compare carefully: Term length, IRD method, portability, and prepayments

Compare the fixed term before comparing the lender

A fixed rate is a category, not a single mortgage. One-, three-, and five-year terms can price differently because the bond-market cost and lender strategy differ by term. Start with the period you can realistically keep, then compare lenders inside that term.

If a move, sale, renovation, business change, or refinance is plausible before maturity, a slightly higher rate on a shorter or more portable mortgage can cost less than breaking the lowest five-year offer early.

Read the penalty method before you lock in

Most closed fixed mortgages charge the greater of three months' interest or an interest rate differential when broken early. The lender's comparison-rate method can materially change that number, so ask for a worked penalty example on your expected balance.

Also compare portability, blend options, annual lump sums, payment increases, and charge registration. These contract terms decide how much freedom the mortgage leaves after funding.

Before you accept an offer

Stable payments with clear prepayment privileges.
Compare 3- and 5-year options in one view.
Account holders can save and share scenarios with brokers.

Clear answers

Before you decide

Is a fixed rate better than variable?

It depends on your risk tolerance and timeline. Fixed rates trade flexibility for stability.

Do fixed mortgages have higher penalties?

Often yes. The IRD penalty can be higher than variable penalties if you break early.

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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