Insured mortgage rates

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Compare insured mortgage rates for Canadian purchases with less than 20% down, including default-insurance premiums, eligibility, and total-cost context.

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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, 5:54 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 · $75,000 down

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

A starting point

Matching mortgage rates.

36 of 36 matching rates · $695,925 financed · 25-year amortization

Lowest APR first

Marathon Mortgage

5-year variable

Default-insured mortgage

3.50%

APR

$3,484

Estimated / month

Compare

ATB Financial

5-year variable

Default-insured mortgage

3.65%

APR

$3,540

Estimated / month

Compare

Pine Mortgage

5-year variable

Default-insured mortgage

3.65%

APR

$3,540

Estimated / month

Compare

Pine Mortgage

5-year variable

Default-insured mortgage

3.65%

APR

$3,540

Estimated / month

Compare

First National Financial

5-year variable

Default-insured mortgage

3.70%

APR

$3,559

Estimated / month

Compare

5-year variable

Default-insured mortgage

3.79%

APR

$3,593

Estimated / month

Compare

MCAN Home - Precision Prime for Insured

5-year variable

Default-insured mortgage

4.05%

APR

$3,693

Estimated / month

Compare

CIBC

5-year variable

Default-insured mortgage

4.07%

APR

Contract rate 4.05%

$3,693

Estimated / month

Compare

Beem Credit Union

5-year fixed

Default-insured mortgage

4.34%

APR

$3,790

Estimated / month

Compare

ATB Financial

5-year fixed

Default-insured mortgage

4.36%

APR

Contract rate 4.34%

$3,790

Estimated / month

Compare

DUCA

5-year fixed

Default-insured mortgage

4.39%

APR

$3,809

Estimated / month

Compare

ATB Financial

5-year fixed

Default-insured mortgage

4.44%

APR

$3,829

Estimated / month

Compare

Prospera

5-year fixed

Default-insured mortgage

4.49%

APR

$3,848

Estimated / month

Compare

Pine Mortgage

5-year fixed

Default-insured mortgage

4.59%

APR

$3,887

Estimated / month

Compare

Community Savings Credit Union

5-year fixed

Default-insured mortgage

4.59%

APR

$3,887

Estimated / month

Compare

5-year fixed

Default-insured mortgage

4.74%

APR

$3,945

Estimated / month

Compare

Peoples Bank (For Exclusive Partners Only)

5-year fixed

Default-insured mortgage

4.77%

APR

Contract rate 4.74%

$3,945

Estimated / month

Compare

CoastCapital Savings

5-year fixed

Default-insured mortgage

4.79%

APR

$3,965

Estimated / month

Compare

Strive Capital

5-year fixed

Default-insured mortgage

4.89%

APR

$4,004

Estimated / month

Compare

Manulife

5-year fixed

Default-insured mortgage

4.89%

APR

$4,004

Estimated / month

Compare

Home Trust

5-year fixed

Default-insured mortgage

4.99%

APR

$4,044

Estimated / month

Compare

First National Financial

5-year fixed

Default-insured mortgage

4.99%

APR

$4,044

Estimated / month

Compare

MCAN Home - Precision Prime for Insured

5-year fixed

Default-insured mortgage

4.99%

APR

$4,044

Estimated / month

Compare

CIBC

5-year fixed

Default-insured mortgage

5.01%

APR

Contract rate 4.99%

$4,044

Estimated / month

Compare

BMO Bank of Montreal

5-year fixed

Default-insured mortgage

5.01%

APR

Contract rate 4.99%

$4,044

Estimated / month

Compare

MCAN Home - Precision Prime for Insured

5-year fixed

Default-insured mortgage

5.04%

APR

$4,063

Estimated / month

Compare

TD Canada Trust

5-year fixed

Default-insured mortgage

5.41%

APR

Contract rate 5.39%

$4,203

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, with an estimated $20,925 default-insurance premium financed into the loan. 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.

An insured mortgage usually applies to an eligible owner-occupied purchase with less than 20% down. Mortgage default insurance protects the lender, not the borrower, and its premium is normally added to the mortgage. Insured pricing can be lower, but qualification, purchase-price, amortization, and property rules still control eligibility.

Insured mortgages often receive the best headline rates, but premiums add to total cost. Compare rates with full context.

Typical equity: Less than 20% down on an eligible purchase
Added cost: Mortgage default-insurance premium
Compare: Rate plus premium, amortization, and product restrictions

Insured eligibility is narrower than 'less than 20% down'

The transaction must also fit current insurer rules for purchase price, owner occupancy, amortization, credit, debt service, property type, and down payment source. The lender submits the file to an insurer; the borrower does not choose a lower rate independently of that approval.

Use an insured rate page for an eligible high-ratio purchase, not for a refinance, equity takeout, or a property that falls outside default-insurance rules.

Compare the premium and rate together

The default-insurance premium is generally added to the mortgage, increasing the starting balance and interest paid. Provincial sales tax on the premium, where applicable, may need to be paid from cash at closing.

A lower insured rate can still be the right result, but compare the full mortgage amount, payment, term interest, cash to close, and future flexibility instead of treating the headline rate as the total cost.

Before you accept an offer

Designed for high-ratio purchases.
Premium impacts shown alongside rates.
Account holders can save scenarios for pre-approval.

Clear answers

Before you decide

Is the lowest insured rate always the best?

Not always. Compare penalties, prepayment privileges, and total cost.

Can I get insured rates with 20% down?

Typically no. Insured pricing is for high-ratio mortgages.

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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