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.

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

A few options to start.

3 of 73 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 8, 2026, 6:09 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 9, 2026, 6:09 p.m. Pacific
Catalog updated: 2026-10-08
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.

Review this option with a broker

BlueShore Financial

5-year variable

Uninsured mortgage

3.75%

Interest rate

Public lender rate · Checked Oct 8, 2026, 6:08 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 9, 2026, 6:08 p.m. Pacific
Catalog updated: 2026-10-08
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 8, 2026, 6:08 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 9, 2026, 6:08 p.m. Pacific
Catalog updated: 2026-10-08
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.

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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