Prime rate
Your variable mortgage and your line of credit are priced from prime. Lenders set it, not the Bank of Canada, and it moves within a day or two of a policy change.
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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.
Each lender sets its own prime rate. In practice, the major banks move together, within a day or two of a Bank of Canada decision, and the gap between the policy rate and prime has been about 2.2 percentage points for years.
Nothing requires that gap. Lenders have widened it before when their funding costs moved independently of policy. Your mortgage contract refers to your lender's prime, so the formula on your commitment matters more than any published number.
On an adjustable-payment variable mortgage, a 0.25% move in prime changes your interest cost immediately and your payment at the next scheduled adjustment. On a fixed-payment variable, the payment doesn't move. The share of it going to interest does, and your amortization stretches or shortens to match.
On a HELOC, prime plus your spread is the rate, and it changes the month prime changes. There's no term to protect you from the move.
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.
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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.
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