3-year fixed
A 3-year term lets you re-price sooner than a 5-year, with enough time that you aren't renewing under pressure. In a holding market, we think more files belong in it.
No credit check, and no commitment.
Today's 3-year fixed
Featured rateRates as of September 21, 2026 at 9:00 a.m. MT, subject to change without notice. O.A.C. Payment assumes a 25-year amortization with monthly payments and excludes property taxes, heat and condominium fees.
Rates as of September 21, 2026 at 9:00 a.m. MT
More than 24 hours oldPrime 4.45% · policy rate 2.25% (held September 2, 2026)
We calculate every payment ourselves, on $500,000 over 25 years. The qualifying column is the greater of the contract rate plus 2 percentage points or 5.25%.
2 rates
| Term | Rate | APR | Payment / $500,000 | You’d qualify at | Insurance | Details and actions |
|---|---|---|---|---|---|---|
| 3 year fixedMonoline lender | 3.79% | 3.84% | $2,574 | 5.79% | Insured | |
| 3 year fixedChartered bank | 4.04% | 4.09% | $2,641 | 6.04% | uninsured |
3 year fixed
insured3 year fixed
uninsuredRates shown are current as of September 21, 2026 at 9:00 a.m. MT and are subject to change without notice. Rates are available on approved credit (O.A.C.) only, are subject to the terms and conditions of the applicable lender, and may vary based on your credit history, income, down payment or equity, loan-to-value, property type and location, occupancy, amortization, and whether the mortgage is insured, insurable or uninsured.
Annual percentage rates (APR) shown assume a mortgage amount of $500,000, an amortization of 25 years with monthly payments, and include no lender or brokerage fees. Fixed rates are compounded semi-annually, not in advance, as required under section 6 of the federal Interest Act; variable rates are compounded monthly. Payment figures exclude property taxes, heating, condominium fees and default insurance premiums unless stated. Insured rates require mortgage default insurance and are available only on qualifying transactions.
Rates may contain errors or omissions and do not constitute an offer of credit, a rate hold or a pre-approval. Not all applicants will qualify. Contact Daniel De Sousa, Mortgage Associate, to confirm the rate available to you. Daniel De Sousa is licensed by the Real Estate Council of Alberta (RECA) and registered with Indi The Independent Mortgage Company Ltd. o/a Indi Mortgage.
Lenders don’t approve you at the rate you pay. Under OSFI Guideline B-20, they approve you at the minimum qualifying rate: the greater of your contract rate plus 2 percentage points, or 5.25%. It’s the most common reason a pre-approval comes back lower than a buyer expected.
A 3-year fixed is a bet on the next few years instead of the next few months. You give up a little certainty compared with a 5-year term, and in return you can re-price 3 years sooner without paying a penalty to do it.
What that earlier chance costs depends on the offers available when you apply. Compare those offers, and keep in mind that rates can move in either direction.
You renew sooner. The market may be worse at that point, and you'll need to shop again. You also pay a spread: in most markets the 3-year prices slightly above the 5-year, so you pay a little for the shorter commitment.
The size of that spread decides it. When it's small, a 3-year buys flexibility cheaply. When it's large, the market is pricing in where it expects rates to go, and that's worth taking seriously.
Your rate
The rates on this page are for a clean, standard file. These 5 things change the rate you're offered, and we'll tell you where your file stands before you apply.
Under 20% down means an insured mortgage. Insured mortgages usually get lower rates because the lender's loss is covered, so putting more money down can mean a higher rate.
Each one is a separate price tier. A refinance can never be insured, so it's always priced in the top tier, no matter how much equity you have.
Going past 25 years moves an insured file into a higher premium band and pushes some files out of the insured tier altogether. A 30-year amortization is available to first-time buyers and on new builds.
The benchmark is an owner-occupied detached home in Edmonton. A rental, a second home, an acreage over about 10 acres, a rural water supply or a small condo unit each narrow the list of lenders and usually add to the rate.
Your Beacon score, how long you've had credit, and whether your income is salaried, commission, self-employed or rotational decide which lenders will look at your file. That's what sets the price.
Rate holds
A rate hold is a lender's commitment to honour today's rate for a set period (up to 120 days) while you shop, wait for a closing, or count down to your renewal.
There's no fee and no commitment to that lender. A single credit check through a brokerage won't damage your credit file.
If rates fall before you close, you take the lower rate. If they rise, you keep the rate you held.
A hold reserves pricing. It doesn't confirm your income, down payment or the property. The pre-approval and then the full application do that.
No credit check, and no commitment.
Brokerage pricing
A brokerage works from a different price list and a wider panel of lenders, and you go through one credit check instead of 5.
A bank branch quotes a posted rate and discounts it only as far as it has to. A brokerage starts from the lender's broker-channel rate, which is already the price the lender competes with.
A large part of the Canadian market has no branch network, including monoline lenders and most credit union mortgage products. A brokerage is the only way they get a file, so they compete on rate and terms.
If you shop 5 banks yourself, that's 5 applications and 5 credit inquiries. One application through Indi Mortgage is one inquiry for 30+ lenders, and it falls inside the mortgage-shopping window that credit bureaus already treat as a single event.
A very low rate often comes with a costly penalty. If you break the mortgage early, a 0.05% saving can cost you five figures. We show the penalty method next to the rate.
38% of recent Canadian buyers used a broker, and 48% of recent first-time buyers did, according to Mortgage Professionals Canada. The lender that funds your mortgage paysIndi Mortgage, and we tell you which lender and what the arrangement is before you sign anything. Read the compensation disclosure.
Pick a target and we’ll email you when our published rate reaches it, or every time it changes. Daniel can also check what lenders are charging today for a file like yours. Renewing? Plan your renewal
Mortgage help in Edmonton, St. Albert, Sherwood Park, Spruce Grove and the rest of Alberta.
Sharp rates. The full picture.
It's 6 questions and takes about two minutes, with no credit check to start. Daniel will come back with the rate your file prices at and its monthly payment.
No credit check, and no commitment.