Pragmatic Mortgage Lending · Open research
BC mortgage research.
Show the working.
Current BC rate data and clear examples you can check, download and use. Every number comes with its assumptions.
Current advertised catalogue
Compare categories before comparing rates.
These five-year BC tables separate insurance and transaction types. Offers retain their own evidence dates and expiry. Download the CSV or inspect all published conditions to check a figure. The assembly time does not refresh lender evidence.
Pragmatic rate snapshot
5-year fixed rates by 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% | 4.77% | 20 |
| Insurable purchase | 4.89% | 5.04% | 4 |
| Uninsured purchase | 4.61% | 5.18% | 25 |
| Renewal / transfer | 4.34% | 4.87% | 25 |
| Refinance | 4.69% | 5.18% | 20 |
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: 23 offers from 20 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: 13 offers from 4 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: 33 offers from 25 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: 69 offers from 25 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: 26 offers from 20 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.
Pragmatic rate snapshot
5-year variable rates by mortgage type
5-year variable 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 | 3.75% | 3.97% | 13 |
| Insurable purchase | 3.95% | 4.14% | 4 |
| Uninsured purchase | 3.82% | 4.37% | 23 |
| Renewal / transfer | 3.75% | 4.04% | 23 |
| Refinance | 3.85% | 4.37% | 19 |
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: 14 offers from 13 lenders. Lowest: Marathon Mortgage. Marathon advertised starting rate; 5 year adjustable; insured/insurable; Prime minus 0.95%.. Maximum amortization 25 years; LTV 80.01–95%. Source checked . Lender source All offers and full conditions
- Insurable purchase: 13 offers from 4 lenders. Lowest: Strive Capital. Strive posted standard ARM mortgage rate; Insurable Purchase, Transfer; Up to 65%; P-0.75.. Maximum amortization 25 years; LTV 0–65%. Source checked . Lender source All offers and full conditions
- Uninsured purchase: 32 offers from 23 lenders. Lowest: ATB Financial. Client Rates · Closed variable-rate mortgages · 5 years. 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: 60 offers from 23 lenders. Lowest: Marathon Mortgage. Marathon advertised starting rate; 5 year adjustable; insured/insurable; Prime minus 0.95%.. Maximum amortization 25 years; LTV 80.01–95%. Source checked . Lender source All offers and full conditions
- Refinance: 27 offers from 19 lenders. Lowest: Neo Financial. Neo posted 5-year adjustable mortgage rate.. 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.
This is a current cross-section, not a historical index. Changes in lenders or products can change the median without a lender changing its rate. We do not infer a weekly or monthly market trend from this table.
Payment sensitivity · illustrative rates
What could a different renewal rate mean?
Hold the balance and payoff timeline constant: $400,000.00, 20 years remaining, monthly payments and Canadian semi-annual compounding. Compare a 2% reference rate with several possible new rates. These are arithmetic scenarios, not offered rates or a prediction.
| New rate | Monthly payment | Change from 2% |
|---|---|---|
| 3.00% | $2,214.67 | +$192.71 |
| 4.00% | $2,416.99 | +$395.03 |
| 5.00% | $2,628.50 | +$606.54 |
| 6.00% | $2,848.75 | +$826.79 |
| 7.00% | $3,077.24 | +$1,055.28 |
The reference monthly payment is $2,021.96. Actual renewal payments depend on the balance at renewal, remaining amortization, rate, payment frequency and contract. Extending amortization can lower the payment while increasing lifetime interest. Compare fees and remaining balance as well.
BC purchase cash · illustrative prices
A down payment is only the starting point.
These resale examples combine the general owner-occupied minimum down payment with ordinary BC property transfer tax. They assume no transfer-tax exemption or additional foreign-buyer tax. Prices are examples, not Kelowna or Surrey market averages.
| Home price | Minimum down | BC PTT | Subtotal |
|---|---|---|---|
| $500,000.00 | $25,000.00 | $8,000.00 | $33,000.00 |
| $750,000.00 | $50,000.00 | $13,000.00 | $63,000.00 |
| $1,000,000.00 | $75,000.00 | $18,000.00 | $93,000.00 |
| $1,499,999.00 | $124,999.90 | $27,999.98 | $152,999.88 |
| $1,500,000.00 | $300,000.00 | $28,000.00 | $328,000.00 |
At $1.5 million the general minimum becomes 20% of the entire price and standard insured purchase financing is unavailable. Below that cap, default insurance can increase the financed balance. Lenders can require more down. Legal fees, adjustments, appraisal, inspection, applicable sales taxes and other costs are excluded; this subtotal is not total cash to close.
Example method updated 2026-11-02. Calculations use the same mortgage-core payment, minimum-down-payment and BC transfer-tax engines as our tools. Monetary payments are rounded to cents; displayed subtotals exclude the items listed above.
For journalists, researchers & partners
Useful evidence. Clear attribution.
Cite or check a figure
Identify Pragmatic Mortgage Lending, link to this page and the methodology, retain the assembly and evidence dates, and explain the catalogue limits. For examples, retain the balance, rate, amortization and exclusions. A current catalogue statistic must not be described as a national market average or historical trend.
Build on the existing tools
Public rate data and calculators are available without a staff account. Brokerage service is BC only, through Kelowna, Surrey and remote appointments across BC. Ask us to arrange broker commentary; no quotation or professional review is implied by this page.
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We can review which published options fit your property, documents and plans, and explain the costs that a rate table cannot settle.