Neo Financial
5-year variable
Uninsured mortgage
3.60%
APR$3,036
Estimated / monthRefinance mortgage rates
Ask about my rateCompare refinance mortgage rates in Canada with penalty, legal-fee, equity-takeout, debt-consolidation, and break-even planning context.
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.
| 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 . 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 . 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 . 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 . 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 . Lender source All offers and full conditions
Snapshot assembled . Each offer keeps its own source-check date and expiry. Assembly does not renew lender evidence.
Example scenario · make it yours
Refinancing · $750,000 home · $600,000 mortgage
BC · 5-year term · fixed & variable · 25-year amortization · Live in the home
A starting point
Matching mortgage rates.
56 of 56 matching rates · $600,000 financed · 25-year amortization
Lowest APR first
Beem Credit Union
5-year variable
Uninsured mortgage
3.75%
APR$3,085
Estimated / month
Envision Financial
5-year variable
Uninsured mortgage
3.87%
APRContract rate 3.85%
$3,118
Estimated / month
Valley First
5-year variable
Uninsured mortgage
3.87%
APRContract rate 3.85%
$3,118
Estimated / month
Island Savings
5-year variable
Uninsured mortgage
3.87%
APRContract rate 3.85%
$3,118
Estimated / month
Community Savings Credit Union
5-year variable
Uninsured mortgage
3.95%
APR$3,150
Estimated / month
Strive Capital
5-year variable
Uninsured mortgage
4.04%
APR$3,180
Estimated / month
First National Financial
5-year variable
Uninsured mortgage
4.04%
APR$3,180
Estimated / month
Desjardins
5-year variable
Uninsured mortgage
4.10%
APR$3,200
Estimated / month
BMO Bank of Montreal
5-year variable
Uninsured mortgage
4.12%
APRContract rate 4.10%
$3,200
Estimated / month
CoastCapital Savings
5-year variable
Uninsured mortgage
4.19%
APR$3,230
Estimated / monthBMO Bank of Montreal
5-year variable
Uninsured mortgage
4.22%
APRContract rate 4.20%
$3,234
Estimated / monthCoastCapital Savings
5-year variable
Uninsured mortgage
4.29%
APR$3,264
Estimated / month
TD Canada Trust
5-year variable
Uninsured mortgage
4.31%
APRContract rate 4.29%
$3,264
Estimated / month
Marathon Mortgage
5-year variable
Uninsured mortgage
4.35%
APR$3,284
Estimated / month
Manulife
5-year variable
Uninsured mortgage
4.45%
APR$3,318
Estimated / month
B2B Bank
5-year variable
Uninsured mortgage
4.45%
APR$3,318
Estimated / monthBMO Bank of Montreal
5-year variable
Uninsured mortgage
4.47%
APRContract rate 4.45%
$3,318
Estimated / monthBMO Bank of Montreal
5-year variable
Uninsured mortgage
4.47%
APRContract rate 4.45%
$3,318
Estimated / month
MCAN Home - Precision Prime for Insured
5-year variable
Uninsured mortgage
4.50%
APR$3,335
Estimated / month
CMLS Financial
5-year variable
Uninsured mortgage
4.65%
APR$3,386
Estimated / monthBeem Credit Union
5-year fixed
Uninsured mortgage
4.69%
APR$3,385
Estimated / monthNeo Financial
5-year fixed
Uninsured mortgage
4.74%
APR$3,401
Estimated / monthCommunity Savings Credit Union
5-year fixed
Uninsured mortgage
4.74%
APR$3,401
Estimated / monthValley First
5-year fixed
Uninsured mortgage
4.76%
APRContract rate 4.74%
$3,401
Estimated / monthIsland Savings
5-year fixed
Uninsured mortgage
4.76%
APRContract rate 4.74%
$3,401
Estimated / monthEnvision Financial
5-year fixed
Uninsured mortgage
4.76%
APRContract rate 4.74%
$3,401
Estimated / monthBeem Credit Union
5-year fixed
Uninsured mortgage
4.79%
APR$3,418
Estimated / month
Prospera
5-year fixed
Uninsured mortgage
4.84%
APR$3,435
Estimated / monthValley First
5-year variable
Uninsured mortgage
4.87%
APRContract rate 4.85%
$3,455
Estimated / monthIsland Savings
5-year variable
Uninsured mortgage
4.87%
APRContract rate 4.85%
$3,455
Estimated / monthEnvision Financial
5-year variable
Uninsured mortgage
4.87%
APRContract rate 4.85%
$3,455
Estimated / monthDesjardins
5-year fixed
Uninsured mortgage
4.89%
APR$3,452
Estimated / month
Scotiabank
5-year variable
Uninsured mortgage
4.90%
APR$3,473
Estimated / monthCMLS Financial
5-year fixed
Uninsured mortgage
5.09%
APR$3,520
Estimated / monthBMO Bank of Montreal
5-year fixed
Uninsured mortgage
5.16%
APRContract rate 5.14%
$3,538
Estimated / monthFirst National Financial
5-year fixed
Uninsured mortgage
5.20%
APR$3,558
Estimated / monthMarathon Mortgage
5-year fixed
Uninsured mortgage
5.20%
APR$3,558
Estimated / month
WealthONE Bank
5-year variable
Uninsured mortgage
5.30%
APR$3,613
Estimated / monthCoastCapital Savings
5-year fixed
Uninsured mortgage
5.34%
APR$3,607
Estimated / monthMCAN Home - Precision Prime for Insured
5-year fixed
Uninsured mortgage
5.35%
APR$3,610
Estimated / monthStrive Capital
5-year fixed
Uninsured mortgage
5.39%
APR$3,624
Estimated / monthTD Canada Trust
5-year fixed
Uninsured mortgage
5.41%
APRContract rate 5.39%
$3,624
Estimated / monthCMLS Financial
5-year fixed
Uninsured mortgage
5.44%
APR$3,641
Estimated / monthCoastCapital Savings
5-year fixed
Uninsured mortgage
5.44%
APR$3,641
Estimated / monthManulife
5-year fixed
Uninsured mortgage
5.59%
APR$3,694
Estimated / monthWealthONE Bank
5-year fixed
Uninsured mortgage
5.74%
APR$3,747
Estimated / monthBMO Bank of Montreal
5-year fixed
Uninsured mortgage
6.01%
APRContract rate 5.99%
$3,835
Estimated / monthBMO Bank of Montreal
5-year fixed
Uninsured mortgage
6.11%
APRContract rate 6.09%
$3,871
Estimated / monthBMO Bank of Montreal
5-year fixed
Uninsured mortgage
6.11%
APRContract rate 6.09%
$3,871
Estimated / monthScotiabank
5-year fixed
Uninsured mortgage
6.19%
APR$3,907
Estimated / monthB2B Bank
5-year fixed
Uninsured mortgage
6.31%
APRContract rate 6.29%
$3,943
Estimated / month
Home Trust
5-year fixed
Uninsured mortgage
6.51%
APR$4,023
Estimated / month
CWB Optimum Mortgage (Alternative Lending)
5-year variable
Uninsured mortgage
6.81%
APRContract rate 6.45%
$4,033
Estimated / monthScotiabank
5-year variable
Uninsured mortgage
7.65%
APR$4,493
Estimated / monthTD Canada Trust
5-year variable
Uninsured mortgage
7.77%
APRContract rate 7.75%
$4,532
Estimated / monthHave 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 calculatorA little guidance goes a long way.
We’ll help you weigh the rate, flexibility and costs. Brokerage services are available for BC properties.
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.
Sign in to save your comparison →Make a fair comparison
Understand the rate you’re looking at.
A refinance rate applies when you replace or materially change an existing mortgage, often to access equity, consolidate debt, change the amortization, or lower the payment. The winning option is the one whose savings or strategic benefit exceeds the penalty, appraisal, legal, discharge, and financing costs over a realistic holding period.
Refinancing can reduce payments or unlock equity, but penalties and fees matter. Compare rates alongside the breakeven timeline.
- Use for
- Equity access, debt restructuring, or a material mortgage reset
- Calculate
- Penalty, fees, new payment, and break-even month
- Do not compare as
- A purchase rate without transaction costs
Before you accept an offer
- Rate shopper tuned for refinance scenarios.
- Pair with the refinance analyzer to model costs.
- Save your scenario to revisit with your broker.
Clear answers
Before you decide
Do refinance rates differ from purchase rates?
Yes. Refinances can price differently due to insurer rules and risk profiles.
How do I know if refinancing is worth it?
Use a breakeven calculator to compare penalty and fee costs against savings.
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.