Rate outlook
Here's how we think about rates over the next few years, what we're confident about and what we're not.
No credit check, and no commitment.
Today's 5-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%.
15 rates
| Term | Rate | APR | Payment / $500,000 | You’d qualify at | Insurance | Details and actions |
|---|---|---|---|---|---|---|
| 10 year fixedChartered bank | 5.09% | 5.14% | $2,934 | 7.09% | uninsured | |
| 5 year fixedMonoline lender | 3.89% | 3.94% | $2,600 | 5.89% | Insured | |
| 5 year fixedMonoline lender | 3.99% | 4.04% | $2,627 | 5.99% | insurable | |
| 5 year fixedChartered bank | 4.09% | 4.14% | $2,655 | 6.09% | uninsured | |
| 5 year variablePrime − 0.90% | 3.55% | 3.60% | $2,517 | 5.55% | Insured | |
| 5 year variablePrime − 0.25% | 4.20% | 4.25% | $2,695 | 6.20% | uninsured | |
| 4 year fixedMonoline lender | 3.94% | 3.99% | $2,614 | 5.94% | Insured | |
| 4 year fixedCredit union | 4.19% | 4.24% | $2,682 | 6.19% | uninsured | |
| 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 | |
| 2 year fixedMonoline lender | 4.24% | 4.29% | $2,696 | 6.24% | Insured | |
| 2 year fixedChartered bank | 4.49% | 4.54% | $2,765 | 6.49% | uninsured | |
| 1 year fixedMonoline lender | 4.74% | 4.79% | $2,834 | 6.74% | Insured | |
| 1 year fixedChartered bank | 4.99% | 5.04% | $2,905 | 6.99% | uninsured | |
| HELOCPrime + 1.50% | 5.95% | 5.95% | — | 7.95% | uninsured |
10 year fixed
uninsured5 year fixed
insured5 year fixed
insurable5 year fixed
uninsured5 year variable
insuredPrime − 0.90%
5 year variable
uninsuredPrime − 0.25%
4 year fixed
insured4 year fixed
uninsured3 year fixed
insured3 year fixed
uninsured2 year fixed
insured2 year fixed
uninsured1 year fixed
insured1 year fixed
uninsuredHELOC
uninsuredPrime + 1.50%
Rates 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.
A pause in the policy rate doesn't tell you where rates will go next. Look at the latest verified Bank of Canada decision, current lender offers and the range of payments your budget can handle.
Fixed rates will move with the bond market, which will move with inflation data and with what happens in the US. We don't know what those will do, and neither does anyone else. The forecasters who were most confident in 2021 were also the most wrong.
Answer these 3 questions instead. How likely are you to break this mortgage before the term ends? What would a 2-point rise in your rate at renewal do to your household? And how much is certainty costing you today, in the gap between the fixed and variable rates on this page?
Your answers lead to a decision you can defend under any rate path. A decision based on a forecast only works if the forecast turns out to be right.
A useful forecast starts with dated, verified rate data and shows what happens to your payment under several paths. Our published rate board and historical chart will appear only once their underlying figures have been verified.
We don't publish a point forecast for the 5-year fixed. A number would make this page more clickable without making it more useful. If you'd like our view on your own decision, ask Daniel. He can talk through your file in a way a published number can't.
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
Rate history
This chart uses our own published rate board, month by month. None of those monthly snapshots has been approved for publication yet, so the chart stays empty until one is. Ask Daniel for current offers and the history behind them.
Policy rate
Variable rates move with your lender's prime rate, and prime moves with the Bank of Canada's policy rate. Fixed rates follow the bond market instead, which usually moves first.
When the Bank holds, variable payments stay where they are. A cut lowers a variable payment. On a fixed-payment variable product, the payment stays the same and more of it goes to principal. Neither changes a fixed rate you’ve already signed. If you’re within 120 days of a renewal, keep an eye on these announcement dates.
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.