Insured Mortgage Rates in Canada
The best insured mortgage rate in Canada today is 4.24% on a 5-year fixed and 3.34% on a 5-year variable. Buyers putting less than 20% down on an owner-occupied home priced under $1.5M, with an amortization of 25 years or less.
Which shelf are you actually shopping? Enter the numbers and we will filter the board to the rates you can really get.
Loan-to-value 90.0% · insured
Under 20% down, so default insurance is mandatory and the premium is added to the mortgage.
Lenders ask our rates only be disclosed to potential borrowers.
Login to browse all lender rates & offers for each term by program choice.
| Lender | Term | Category | Rate | APR | |
|---|---|---|---|---|---|
| Insured lender Sign in to see the lender | 1 yr fixed | Insured | 4.64% | — | Get this rate |
| Sign in to reveal | 1 yr fixed | Insured | 4.64% | — | Get this rate |
| Sign in to reveal | 1 yr fixed | Insured | 4.74% | — | Get this rate |
| Insured lender Sign in to see the lender | 2 yr fixed | Insured | 4.29% | — | Get this rate |
| Sign in to reveal | 2 yr fixed | Insured | 4.34% | — | Get this rate |
| Sign in to reveal | 2 yr fixed | Insured | 4.59% | — | Get this rate |
| Exclusive Lender Exclusive | 3 yr fixed | Insured | 4.24% | — | Get this rate |
| Sign in to reveal | 3 yr fixed | Insured | 4.34% | — | Get this rate |
| Sign in to reveal | 3 yr fixed | Insured | 4.39% | — | Get this rate |
| Insured lender Sign in to see the lender | 3 yr variablePrime − 0.90% | Insured | 3.55% | — | Get this rate |
| Sign in to reveal | 3 yr variablePrime + 0.00% | Insured | 4.45% | — | Get this rate |
| Exclusive Lender Exclusive | 4 yr fixed | Insured | 4.24% | — | Get this rate |
| Sign in to reveal | 4 yr fixed | Insured | 4.34% | — | Get this rate |
| Sign in to reveal | 4 yr fixed | Insured | 4.49% | — | Get this rate |
| Exclusive Lender Exclusive | 5 yr fixed | Insured | 4.24% | — | Get this rate |
| Sign in to reveal | 5 yr fixed | Insured | 4.34% | — | Get this rate |
| Sign in to reveal | 5 yr fixed | Insured | 4.49% | — | Get this rate |
| Exclusive Lender Exclusive | 5 yr variablePrime − 1.11% | Insured | 3.34% | — | Get this rate |
| Sign in to reveal | 5 yr variablePrime − 1.01% | Insured | 3.44% | — | Get this rate |
| Sign in to reveal | 5 yr variablePrime − 0.90% | Insured | 3.55% | — | Get this rate |
| Exclusive Lender Exclusive | 7 yr fixed | Insured | 4.59% | — | Get this rate |
| Sign in to reveal | 7 yr fixed | Insured | 4.69% | — | Get this rate |
| Sign in to reveal | 7 yr fixed | Insured | 5.30% | — | Get this rate |
| Exclusive Lender Exclusive | 10 yr fixed | Insured | 5.54% | — | Get this rate |
| Sign in to reveal | 10 yr fixed | Insured | 5.64% | — | Get this rate |
| Sign in to reveal | 10 yr fixed | Insured | 5.70% | — | Get this rate |
No rates match that combination. Widen the filters — and remember the board is what we could verify this week, not every rate that exists.
Please Note: Some conditions may apply. Rates may vary from Province to Province. Rates are subject to change without notice. Posted rates may be high ratio and/or quick close, which differs from conventional rates. The mortgage rates are provided as guidance only, and the accuracy of these rates is not guaranteed. The rate provided by any financial institution listed, or any approval or decline you receive, will be based solely on your personal situation. You are strongly encouraged to speak with a licensed mortgage professional for the most accurate information and determine your eligibility.
Rates are the lowest we have collected for each combination and are not an offer or a commitment to lend by anyone. Every payment on this site uses semi-annual compounding, the Canadian standard.
Who qualifies for insured mortgage rates
Buyers putting less than 20% down on an owner-occupied home priced under $1.5M, with an amortization of 25 years or less.
Why the insured shelf is priced the way it is
Default insurance from CMHC, Sagen or Canada Guaranty moves the loss risk off the lender, so insured files get the lowest rates on the board. The premium — 2.8% to 4.0% of the mortgage depending on the down payment — is added to the loan.
Insured vs insurable vs uninsured
Under 20% down
You put less than 20% down and default insurance is on the file. The lender carries no loss exposure, so these are the lowest rates on the board — but the premium is added to your mortgage.
20%+ down, up to $1.5M property value, 25-year amortization
You put 20% or more down and the file fits portfolio-insurance rules, so the lender can back-end bulk insure it at its own cost — on property values up to $1.5M. Priced between insured and uninsured, and tiered by loan-to-value.
Refinances, $1.5M+, 30-year amortization, rentals
The lender keeps the full risk: refinances, properties above $1.5M, amortizations past 25 years, and rentals. Rates sit highest here, typically 20 to 40 basis points above insured.
Track Best Renewal Offers up to 90 Days before Maturity
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Insured mortgage questions
What is an insured mortgage rate?
The rate a lender offers on a file carrying mortgage default insurance — a high-ratio purchase with less than 20% down. Because the insurer absorbs the loss if the borrower defaults, lenders price insured files 20 to 40 basis points below uninsured ones.
What is the CMHC price cap?
Default insurance is available on homes priced under $1.5 million (raised from $1 million on 15 December 2024), with a 25-year maximum amortization, or 30 years for first-time buyers and new builds.
Are high ratio mortgage rates lower than conventional?
Yes, consistently. A high-ratio (insured) mortgage is the cheapest shelf on every lender's sheet. The trade is the premium, which on 5% down is 4.0% of the loan.
Sources and how to read this board
Rates are collected from lender rate sheets and checked by the RateShop rate desk; the board's own as-of date is printed on it. The rules the shelves follow are set by OSFI Guideline B-20 (the qualifying rate and stress test), the Department of Finance mortgage insurance rules ($1.5M price cap, 25-year amortization on insured files) and the three insurers — CMHC, Sagen and Canada Guaranty. Variable rates move with the Bank of Canada policy rate, through prime.
The math is free. Acting on it is the point.
When you are ready to do something with these numbers, we will introduce you to a licensed broker who can put the file in front of lenders. Nothing here obliges you to.
