Best 5-year fixed mortgage rates in Canada.
Today’s best 5-year fixed rate in our network is 3.94%. We compare 5-year fixed rates across 100+ Canadian lenders and lock your best on one application — no bureau pull to start.
The best 5-year fixed mortgage rate in Canada today is approximately 3.94% — about $2,928/month on a $700,000 home with 20% down over 25 years. A 5-year fixed is the default choice for Canadians who want a locked payment and zero rate risk for half a decade. By a wide margin the most popular term in Canada — well over half of all fixed mortgages.
Rates illustrative; your file (credit, income, LTV) sets your personalized rate. See the full live board →
Mortgage payment by term
| Term | Best rate | Est. monthly payment* |
|---|---|---|
| 5-Year Fixed | 3.94% | $2,928/mo |
| 5-Year VariableLowest | 3.60% | $2,826/mo |
| 3-Year Fixed | 3.84% | $2,897/mo |
| 3-Year Variable | 3.65% | $2,840/mo |
| 2-Year Fixed | 4.14% | $2,988/mo |
| 1-Year Fixed | 4.19% | $3,004/mo |
| 4-Year Fixed | 3.89% | $2,912/mo |
| 7-Year Fixed | 4.44% | $3,081/mo |
| 10-Year Fixed | 5.14% | $3,302/mo |
Is a 5-year fixed right for you?
Who it suits. Buyers and renewers who value certainty above all — a fixed payment for five years makes budgeting effortless and removes any exposure to Bank of Canada moves. It suits first-time buyers stretching to qualify, families on a tight monthly budget, and anyone who plans to hold the mortgage for the full term.
What drives the rate. The 5-year fixed tracks the 5-year Government of Canada bond yield plus a lender spread. When bond markets expect the economy to slow, the 5-year yield falls and these rates ease even before the Bank of Canada acts — which is why the fixed market often moves ahead of the headlines.
Breaking it early. Breaking a 5-year fixed early triggers the greater of three months' interest or the Interest Rate Differential (IRD) — and at a Big-6 bank the posted-rate IRD can run into five figures, so this term rewards borrowers who will actually keep it for five years.
Canadian fixed rates compound semi-annually (not monthly like in the US), so the effective annual cost is slightly below the stated rate. The rate you’re offered is then set by your credit, your down payment / loan-to-value, whether the mortgage is insured, and the property. We compare 5-year fixed pricing across 100+ lenders on one application, then hold your best rate for 90-120 days. Run the numbers in our payment calculator and check the rate forecast.
A worked example
On a $700,000 home with 20% down, the mortgage is $560,000. At today’s best 5-year fixed rate of 3.94% over a 25-year amortization, the payment is about $2,928/month using Canadian semi-annual compounding. That payment is locked for the full term.
Whatever your situation
First home, renewal, refinance, self-employed or bruised credit — there's a 5-year fixed path for your file.
First-time buyers
5% down with FHSA + RRSP HBP optimization.
Refinancing
Unlock equity for renovations, debt consolidation, or investing.
Renewing
Don't auto-renew — most clients beat their bank's first offer by 30-60 bps.
Self-employed
Business-for-self files priced right — A-lender, alt-A and private.
Bruised credit
B-lender and private paths now, with a mapped exit to A-pricing.
New to Canada
Newcomer programs at the big banks; international credit accepted.
6 reasons to lock your 5-year fixed rate through a broker
Why Canadians shop the whole market instead of signing their bank's first 5-year fixed offer.
100+ lenders compete — not one
A bank shows you one 5-year fixed rate sheet. We put your file in front of 100+ lenders who bid for it, then pass on the volume pricing we hold.
Broker-channel pricing
The wholesale rate we access is typically 15-30 bps below a bank's posted rate — only a brokerage can reach it.
Locked by design
You trade the chance of catching falling rates for total payment certainty.
Your rate held 90-120 days
A pre-approval locks today's 5-year fixed rate while you shop, and many lenders honour a drop if rates fall before closing.
No bureau pull to start
We shop your 5-year fixed rate and pre-qualify with no hard credit check, so comparing costs nothing.
Best-rate guarantee
We'll beat any comparable Big-6 5-year fixed offer or pay you $500 — and our advice is free, paid by the funding lender.
Why shop your 5-year fixed rate with us
- 100+ lenders on one application — banks, monolines, and credit unions.
- Broker-channel rates 15-30 bps below posted.
- Fixed and variable modelled on your numbers before you commit.
- FSRA-licensed advice, no bureau pull to start, best-rate guarantee or $500.