5-Year Fixed Mortgage Rates
Our lowest 5-year fixed is 3.87% with Strive Capital on an insured file.
npm run rates <file> to replace it.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 80.0% · insurable
| Lender | Term | Category | Rate | APR | |
|---|---|---|---|---|---|
| Strive Capital Monoline | 5 yr fixed | Insured | 3.87% | 3.93% | Get this rate |
| MCAP Monoline | 5 yr fixed | Insured | 3.88% | 3.94% | Get this rate |
| First National Monoline | 5 yr fixed | Insured | 3.89% | 3.95% | Get this rate |
| Merix Financial Monoline | 5 yr fixed | Insured | 3.90% | 3.96% | Get this rate |
| RFA Mortgage Corporation Monoline | 5 yr fixed | Insured | 3.91% | 3.97% | Get this rate |
| CMLS Financial Monoline | 5 yr fixed | Insured | 3.92% | 3.98% | Get this rate |
| Strive Capital Monoline | 5 yr fixed | Insurable ≤65% | 3.97% | 4.03% | Get this rate |
| MCAP Monoline | 5 yr fixed | Insurable ≤65% | 3.98% | 4.04% | Get this rate |
| First National Monoline | 5 yr fixed | Insurable ≤65% | 3.99% | 4.05% | Get this rate |
| Strive Capital Monoline | 5 yr fixed | Insurable ≤70% | 3.99% | 4.05% | Get this rate |
| Equitable Bank Schedule I bank | 5 yr fixed | Insured | 4.00% | 4.06% | Get this rate |
| MCAP Monoline | 5 yr fixed | Insurable ≤70% | 4.00% | 4.06% | Get this rate |
| Merix Financial Monoline | 5 yr fixed | Insurable ≤65% | 4.00% | 4.06% | Get this rate |
| First National Monoline | 5 yr fixed | Insurable ≤70% | 4.01% | 4.07% | Get this rate |
| RFA Mortgage Corporation Monoline | 5 yr fixed | Insurable ≤65% | 4.01% | 4.07% | Get this rate |
| Strive Capital Monoline | 5 yr fixed | Insurable ≤75% | 4.01% | 4.07% | Get this rate |
| MCAP Monoline | 5 yr fixed | Insurable ≤75% | 4.02% | 4.08% | Get this rate |
| Merix Financial Monoline | 5 yr fixed | Insurable ≤70% | 4.02% | 4.08% | Get this rate |
| CMLS Financial Monoline | 5 yr fixed | Insurable ≤65% | 4.02% | 4.08% | Get this rate |
| DUCA Credit Union Credit union | 5 yr fixed | Insured | 4.02% | 4.08% | Get this rate |
| First National Monoline | 5 yr fixed | Insurable ≤75% | 4.03% | 4.09% | Get this rate |
| RFA Mortgage Corporation Monoline | 5 yr fixed | Insurable ≤70% | 4.03% | 4.09% | Get this rate |
| Strive Capital Monoline | 5 yr fixed | Insurable ≤80% | 4.03% | 4.09% | Get this rate |
| Meridian Credit Union Credit union | 5 yr fixed | Insured | 4.03% | 4.09% | Get this rate |
| Home Trust Trust company | 5 yr fixed | Insured | 4.04% | 4.10% | Get this rate |
| MCAP Monoline | 5 yr fixed | Insurable ≤80% | 4.04% | 4.10% | Get this rate |
| Merix Financial Monoline | 5 yr fixed | Insurable ≤75% | 4.04% | 4.10% | Get this rate |
| CMLS Financial Monoline | 5 yr fixed | Insurable ≤70% | 4.04% | 4.10% | Get this rate |
| First National Monoline | 5 yr fixed | Insurable ≤80% | 4.05% | 4.11% | Get this rate |
| RFA Mortgage Corporation Monoline | 5 yr fixed | Insurable ≤75% | 4.05% | 4.11% | Get this rate |
| Merix Financial Monoline | 5 yr fixed | Insurable ≤80% | 4.06% | 4.12% | Get this rate |
| CMLS Financial Monoline | 5 yr fixed | Insurable ≤75% | 4.06% | 4.12% | Get this rate |
| RFA Mortgage Corporation Monoline | 5 yr fixed | Insurable ≤80% | 4.07% | 4.13% | Get this rate |
| National Bank Schedule I bank | 5 yr fixed | Insured | 4.08% | 4.14% | Get this rate |
| CMLS Financial Monoline | 5 yr fixed | Insurable ≤80% | 4.08% | 4.14% | Get this rate |
| Equitable Bank Schedule I bank | 5 yr fixed | Insurable ≤65% | 4.10% | 4.16% | Get this rate |
| Community Trust Trust company | 5 yr fixed | Insured | 4.10% | 4.16% | Get this rate |
| Equitable Bank Schedule I bank | 5 yr fixed | Insurable ≤70% | 4.12% | 4.18% | Get this rate |
| DUCA Credit Union Credit union | 5 yr fixed | Insurable ≤65% | 4.12% | 4.18% | Get this rate |
| Meridian Credit Union Credit union | 5 yr fixed | Insurable ≤65% | 4.13% | 4.19% | Get this rate |
| Scotiabank Big Six bank | 5 yr fixed | Insured | 4.14% | 4.20% | Get this rate |
| Equitable Bank Schedule I bank | 5 yr fixed | Insurable ≤75% | 4.14% | 4.20% | Get this rate |
| Home Trust Trust company | 5 yr fixed | Insurable ≤65% | 4.14% | 4.20% | Get this rate |
| DUCA Credit Union Credit union | 5 yr fixed | Insurable ≤70% | 4.14% | 4.20% | Get this rate |
| BMO Big Six bank | 5 yr fixed | Insured | 4.15% | 4.21% | Get this rate |
| Strive Capital Monoline | 5 yr fixed | Uninsured | 4.15% | 4.22% | Get this rate |
| Meridian Credit Union Credit union | 5 yr fixed | Insurable ≤70% | 4.15% | 4.21% | Get this rate |
| TD Bank Big Six bank | 5 yr fixed | Insured | 4.16% | 4.22% | Get this rate |
| Equitable Bank Schedule I bank | 5 yr fixed | Insurable ≤80% | 4.16% | 4.22% | Get this rate |
| Home Trust Trust company | 5 yr fixed | Insurable ≤70% | 4.16% | 4.22% | Get this rate |
| MCAP Monoline | 5 yr fixed | Uninsured | 4.16% | 4.23% | Get this rate |
| DUCA Credit Union Credit union | 5 yr fixed | Insurable ≤75% | 4.16% | 4.22% | Get this rate |
| CIBC Big Six bank | 5 yr fixed | Insured | 4.17% | 4.23% | Get this rate |
| First National Monoline | 5 yr fixed | Uninsured | 4.17% | 4.24% | Get this rate |
| Meridian Credit Union Credit union | 5 yr fixed | Insurable ≤75% | 4.17% | 4.23% | Get this rate |
| National Bank Schedule I bank | 5 yr fixed | Insurable ≤65% | 4.18% | 4.24% | Get this rate |
| Home Trust Trust company | 5 yr fixed | Insurable ≤75% | 4.18% | 4.24% | Get this rate |
| Merix Financial Monoline | 5 yr fixed | Uninsured | 4.18% | 4.25% | Get this rate |
| DUCA Credit Union Credit union | 5 yr fixed | Insurable ≤80% | 4.18% | 4.24% | Get this rate |
| RFA Mortgage Corporation Monoline | 5 yr fixed | Uninsured | 4.19% | 4.26% | Get this rate |
| Meridian Credit Union Credit union | 5 yr fixed | Insurable ≤80% | 4.19% | 4.25% | Get this rate |
| National Bank Schedule I bank | 5 yr fixed | Insurable ≤70% | 4.20% | 4.26% | Get this rate |
| Home Trust Trust company | 5 yr fixed | Insurable ≤80% | 4.20% | 4.26% | Get this rate |
| Community Trust Trust company | 5 yr fixed | Insurable ≤65% | 4.20% | 4.26% | Get this rate |
| CMLS Financial Monoline | 5 yr fixed | Uninsured | 4.20% | 4.27% | Get this rate |
| National Bank Schedule I bank | 5 yr fixed | Insurable ≤75% | 4.22% | 4.28% | Get this rate |
| Community Trust Trust company | 5 yr fixed | Insurable ≤70% | 4.22% | 4.28% | Get this rate |
| Scotiabank Big Six bank | 5 yr fixed | Insurable ≤65% | 4.24% | 4.30% | Get this rate |
| National Bank Schedule I bank | 5 yr fixed | Insurable ≤80% | 4.24% | 4.30% | Get this rate |
| Community Trust Trust company | 5 yr fixed | Insurable ≤75% | 4.24% | 4.30% | Get this rate |
| BMO Big Six bank | 5 yr fixed | Insurable ≤65% | 4.25% | 4.31% | Get this rate |
| TD Bank Big Six bank | 5 yr fixed | Insurable ≤65% | 4.26% | 4.32% | Get this rate |
| Scotiabank Big Six bank | 5 yr fixed | Insurable ≤70% | 4.26% | 4.32% | Get this rate |
| Community Trust Trust company | 5 yr fixed | Insurable ≤80% | 4.26% | 4.32% | Get this rate |
| BMO Big Six bank | 5 yr fixed | Insurable ≤70% | 4.27% | 4.33% | Get this rate |
| CIBC Big Six bank | 5 yr fixed | Insurable ≤65% | 4.27% | 4.33% | Get this rate |
| TD Bank Big Six bank | 5 yr fixed | Insurable ≤70% | 4.28% | 4.34% | Get this rate |
| Scotiabank Big Six bank | 5 yr fixed | Insurable ≤75% | 4.28% | 4.34% | Get this rate |
| Equitable Bank Schedule I bank | 5 yr fixed | Uninsured | 4.28% | 4.35% | Get this rate |
| BMO Big Six bank | 5 yr fixed | Insurable ≤75% | 4.29% | 4.35% | Get this rate |
| CIBC Big Six bank | 5 yr fixed | Insurable ≤70% | 4.29% | 4.35% | Get this rate |
| TD Bank Big Six bank | 5 yr fixed | Insurable ≤75% | 4.30% | 4.36% | Get this rate |
| Scotiabank Big Six bank | 5 yr fixed | Insurable ≤80% | 4.30% | 4.36% | Get this rate |
| DUCA Credit Union Credit union | 5 yr fixed | Uninsured | 4.30% | 4.37% | Get this rate |
| BMO Big Six bank | 5 yr fixed | Insurable ≤80% | 4.31% | 4.37% | Get this rate |
| CIBC Big Six bank | 5 yr fixed | Insurable ≤75% | 4.31% | 4.37% | Get this rate |
| Meridian Credit Union Credit union | 5 yr fixed | Uninsured | 4.31% | 4.38% | Get this rate |
| TD Bank Big Six bank | 5 yr fixed | Insurable ≤80% | 4.32% | 4.38% | Get this rate |
| Home Trust Trust company | 5 yr fixed | Uninsured | 4.32% | 4.39% | Get this rate |
| CIBC Big Six bank | 5 yr fixed | Insurable ≤80% | 4.33% | 4.39% | Get this rate |
| National Bank Schedule I bank | 5 yr fixed | Uninsured | 4.36% | 4.43% | Get this rate |
| Community Trust Trust company | 5 yr fixed | Uninsured | 4.38% | 4.45% | Get this rate |
| Scotiabank Big Six bank | 5 yr fixed | Uninsured | 4.42% | 4.49% | Get this rate |
| BMO Big Six bank | 5 yr fixed | Uninsured | 4.43% | 4.50% | Get this rate |
| TD Bank Big Six bank | 5 yr fixed | Uninsured | 4.44% | 4.51% | Get this rate |
| CIBC Big Six bank | 5 yr fixed | Uninsured | 4.45% | 4.52% | 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.
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.
What a 5-year term costs you in flexibility
Fixed means the rate is locked for 5 years, and so is the penalty formula. The interest rate differential is the part people underestimate — it can be ten times the three-month penalty on a variable.
Five years is where the deepest discounting sits, because it is where lenders make their money and where the market is most competitive.
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, under $1M, 25-year amortization
You put 20% or more down but the file still fits portfolio-insurance rules, so the lender can insure it in bulk at its own cost. Priced between insured and uninsured, and tiered by loan-to-value.
Refinances, $1M+, 30-year amortization, rentals
The lender keeps the full risk: refinances, properties at or above $1M, amortizations past 25 years, and rentals. Rates sit highest here, typically 20 to 40 basis points above insured.
Get notified 90 days before your renewal
Your lender contacts you at 30 days, when you have no time to shop. We reach you at 90 — early enough to lock a hold and personalize your offers.
Questions
Is a 5-year fixed mortgage right for me?
A five-year fixed is the default for a reason: it prices well and it removes the question for five years. The cost is flexibility — breaking it early triggers an interest rate differential penalty that is frequently far larger than people expect.
How is a 5-year term different from a 5-year amortization?
The term is how long this contract lasts — 5 years. The amortization is how long it would take to pay the mortgage off entirely, usually 25 or 30 years. At the end of the term you renew whatever is left. Almost nobody pays off a mortgage in one term.
What is the penalty if I break it?
The greater of three months' interest and the interest rate differential. On a big bank fixed, the IRD is calculated off posted rates rather than the rate you actually pay, which routinely produces penalties several times larger than a monoline would charge on the same balance. It is one of the strongest arguments for not defaulting to your own bank.
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.
Get matched with a broker