Canadian Lending Snapshot
The three numbers that actually move your mortgage — the Bank of Canada policy rate, chartered-bank prime, and the 5-year Government of Canada bond yield — live, sourced, and translated into what they mean for borrowers right now.
What this means for borrowers
Variable mortgages move with prime, currently 4.45%. The lowest 5-year variable on our live rate board is 3.44% (as of October 9, 2026). Because prime sits 2.20% above the Bank of Canada's 2.25% policy rate, every policy move flows straight through to your payment.
Five-year fixed rates anchor to the 5-year GoC bond yield, now 3.60%, plus a lender spread. The lowest 5-year fixed on our live rate board is 4.14% (as of October 9, 2026). Watch the yield, not the headlines: it usually moves first.
Fixed vs. variable, today: the lowest 5-year fixed on our board (4.14%) is currently higher than the lowest 5-year variable (3.44%). Variable is pricing cheaper and benefits if the Bank of Canada cuts, at the cost of payment certainty. Board rates are best-in-network pricing for a strong, typically insured file (under 20% down); uninsured mortgages usually price higher. Your actual rate depends on your file.
Why your rate can differ from the snapshot
The three figures above are the anchors every lender prices from, but the rate on a specific mortgage also depends on the file. These are the factors that move it most.
Insured or uninsured
Mortgages with less than 20% down must carry default insurance, which is available on homes priced under $1.5 million. Because the lender’s risk is insured, those mortgages often price below uninsured ones, even though the borrower pays the premium.
Term and rate type
Variable rates track prime. Fixed rates track the bond yield for a similar term, so a 3-year fixed and a 5-year fixed can move quite differently.
Your file
Credit history, income type (salaried, self-employed or commission), debt ratios, the property and the purpose (purchase, switch or refinance) all affect which lenders will approve you and at what price. Files outside bank guidelines may be placed with alternative or private lenders at higher rates.
Qualifying versus paying
Federally regulated lenders qualify you at the greater of your contract rate plus 2% or 5.25%, so the rate you pay isn’t the rate you’re tested at. Our stress-test calculator shows the difference. For the long view of these anchors, see the 10-year rate history.
Mortgage Squad Advisors, "Canadian Lending Snapshot," October 2026. Data: Bank of Canada. https://www.mortgagesquad.ca/insights/canadian-lending-snapshot
Journalists & researchers: this data is free to cite with attribution and a link. For commentary or a custom data pull, contact info@mortgagesquad.ca.
Turn the data into your rate.
These are market anchors — your real rate depends on your file. Tell us your situation and we'll quote your actual fixed and variable options across 100+ lenders. Free, no credit pull to start.
Sources & method: Policy rate, prime rate, and 5-year Government of Canada benchmark bond yield are pulled live from the Bank of Canada Valet API (used under the Bank of Canada terms of use) and refresh automatically. Mortgage rates are the lowest 5-year fixed and variable on our live rate board at the time shown, not a quote. Reviewed by Mortgage Squad Advisors (FSRA #13737). Last data point: 2026-10-08.
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