Variable mortgage rates

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Compare Canadian variable mortgage rates tied to prime, payment risk, trigger-rate planning, stress-test assumptions, and lender conversion rules.

Example scenario · make it yours

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

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

A starting point

A few options to start.

3 of 36 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 7, 2026, 6:05 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 8, 2026, 6:05 p.m. Pacific
Catalog updated: 2026-10-07
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 7, 2026, 6:05 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 8, 2026, 6:05 p.m. Pacific
Catalog updated: 2026-10-07
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 7, 2026, 6:05 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 8, 2026, 6:05 p.m. Pacific
Catalog updated: 2026-10-07
Interest over this term: $105,385
Balance at term end: $520,298

Beem public closed variable mortgage rate; 5 year.

Conventional / uninsured

Review this option with a broker

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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.

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.

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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.

Browse the lender directory · Live rate data for AI assistants · Connect an AI assistant

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 variable mortgage rate moves with the lender's prime rate, usually as prime plus or minus a stated adjustment. It can offer flexibility and a simpler break-cost formula, but the payment or amortization may change. Compare adjustable-payment and fixed-payment variable products separately and stress-test the result if prime rises.

Variable rates move with prime, which changes when the Bank of Canada adjusts policy rates.

Explore variable pricing and review trigger rate scenarios before you choose.

Best fit: Borrowers with payment room and rate-change tolerance
Main risk: Payment increases or a longer effective amortization
Confirm: Payment type, trigger rules, conversion policy, and penalty

Confirm whether the payment moves with prime

An adjustable-payment variable mortgage changes the required payment after prime moves, keeping the amortization closer to schedule. A fixed-payment variable mortgage may leave the payment unchanged while changing how much goes to principal, which can create trigger-rate or trigger-point pressure.

Two offers with the same prime discount can therefore behave very differently. The payment mechanism belongs beside the starting rate in every comparison.

Stress-test the household, not only the approval

Model at least a one- and two-percentage-point increase in prime and decide what action you would take: absorb a higher payment, increase it voluntarily, make a lump sum, or convert to fixed. The plan should work before the first lender notice arrives.

Check the early-break penalty and conversion policy too. Variable mortgages often have simpler break costs, but a lender may offer only its posted fixed rates when you convert mid-term.

Before you accept an offer

Prime-based pricing with clear discounts and adjustments.
Trigger rate tools to plan for rate changes.
Save scenarios and compare against fixed options.

Clear answers

Before you decide

Do variable payments always change?

Some mortgages keep payments fixed while amortization changes. Others adjust payments with prime.

What is a trigger rate?

The rate where your payment only covers interest and principal stops shrinking.

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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