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5-year fixed mortgage rates in Canada

ratehub.ca insights: Fixed mortgage rates are on the rise as bond yields soar to the 3.3% range, largely due to investor fears that the US Federal Reserve will slow its rate cutting pace. Getting a pre-approval is recommended when shopping to lock in a rate for up to 120 days. Variable rates are stable.

Transaction type

Rate type

Purchase price

Down payment $

Rate term

Amortization

Occupancy

Payment frequency

Rate	Provider	Payment
	Canadian Lender	^$2,077
	Meridian Credit Union	^$2,098
	Alterna Savings	^$2,141
	Desjardins	^$2,141
	Canwise A Ratehub Company	^$2,163
	Big 6 Bank	^$2,174
	TD Bank	^$2,185
	First National	^$2,218
	CMLS Financial	^$2,218
	Scotiabank	^$2,229
	MCAP	^$2,240
	Equitable Bank	^$2,319
	ICICI Bank Canada	^$2,526
	motusbank	^$2,693
	Simplii Financial ™	^$2,152
	RBC Royal Bank	^$2,174
	Bank of Montreal	^$2,176
	CIBC	^$2,207
	National Bank of Canada	^$2,229
	Tangerine	^$2,251

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WATCH: October 23, 2024 Bank of Canada announcement

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5-year fixed rates: Frequently asked questions

Why did fixed rates go up so much in 2022 and 2023?

Following some of the lowest interest rates in history during the pandemic, Canada’s cost of borrowing sharply increased in 2022 and 2023, as the central bank had to take extraordinary measures to calm rampant inflation growth. The Bank of Canada did so with a 10-part series of rate hikes – the steepest in Canadian history – which increased its benchmark Overnight Lending Rate from a pandemic low of 0.25% in early 2022, to 5% today. Seven of these rate increases occurred between March and December 2022, with the following three implemented between January and July 2023. As a result, Canada’s prime rate now sits at 7.2%, which has directly influenced lenders to increase their variable mortgage rates; five-year variable rates rose by roughly 65 basis points over the course of 2023, from 5.3% in January, to 5.95% by December.

Fixed mortgage rates also rose during this time period due to negative investor reaction in Canada’s bond market, as yields hit a 16-year high in October; the lowest five-year fixed mortgage rate started 2023 at a low of 4.39%, and rose to 5.24% by the end of the year.

Will fixed mortgage rates continue to go down in 2024?

After weathering two years of mortgage rate increases, it appears borrowers are in store for lower mortgage rates in 2024 – as long as economic conditions continue to play out as expected.

The Bank of Canada, which has a mandate to keep inflation within a 2% target and has done so via a 10-part series of rate hikes over 2022 and 2023, finally deemed that inflation had fallen sufficiently and steadily enough to proceed with -0.25% rate cuts from June to September, and a jumbo -0.50% cut in October. Most expert observers are predicting another rate cut at the Bank’s next announcement in December, barring a major surprise.

In the Bank’s most recent rate announcement on October 23, 2024, it noted that September's CPI of 1.6% was below the target of 2%. In the days leading up to the Bank’s October 23 announcement, bond yields had begun dropping as anticipation of a rate cut grew, and a few lenders discounted their fixed mortgage rates. In the wake of this announcement, more lenders have already lowered their fixed mortgage rates, and others are sure to follow. Should the Bank decide to implement another rate cut in December, we can expect a similar trajectory of events. As such, it is reasonable to expect that fixed mortgage rates will be trending downward for the foreseeable future, lest there’s an unexpected turn of events.

I’m in a variable-rate mortgage. Should I lock-in a fixed-rate?

Since you can’t go back in time and get the fixed rate you were offered at the beginning of your mortgage, the decision becomes more complicated. That’s because fixed mortgage rates are currently priced within the expectation of where variable mortgage rates will trend throughout your term.

You may be thinking about locking into a fixed rate because the prime rate increased throughout 2022 and in 2023 and your variable rate has moved substantially higher than where it was when you first signed your mortgage contract. However, it’s important to note that fixed rates increased significantly as well during this time period. Therefore, you have to make the variable vs. fixed decision in the current rate environment and your decision should come down to your appetite for risk and your household finances.

In its last announcement on October 23, 2024, the Bank of Canada cut the Overnight Lending Rate by -0.50% (following the three consecutive -0.25% cuts), taking it to 3.75%. The Bank’s commentary indicated that declining inflation in Canada was the main driving factor behind its decision to implement a fourth rate cut. Should inflation continue to stay low, most market observers are predicting another rate cut at the Bank’s next announcement in December.

Before switching your mortgage, the main thing to consider is the spread between your current variable rate and the best fixed or variable rate you can get today.

Read: Should you switch from a variable-rate to a fixed-rate mortgage?

Read: Think mortgage rates will drop? The argument for getting a variable rate now

If the spread between your current rate and the best rate you can get today is greater than the amount by which you believe the prime rate will increase for the rest of your mortgage term, then you may end up saving more by keeping your current variable rate.

If the discount to prime of the best variable rate you can get today is bigger than your current variable rate, then switching to a new variable rate may afford you more savings and provide a greater cushion against further rate increases.

If you believe that you can save more money by breaking your current variable rate, make sure to account for the cost of breaking your mortgage. You can use Ratehub’s penalty calculator to help you estimate this cost.

Lastly, if your biggest concern is the change to your monthly mortgage payments, there are some lenders who offer variable rates with “fixed” mortgage payments that do not change during the term. In such cases, when prime goes up, your monthly payment remains the same but the percentage of your payment that goes toward your principal decreases. This means that more of your payment goes towards paying the increased interest and ultimately it may take you longer to pay back your mortgage amount in full. However, it should be noted that you can hit your trigger rate (the point at which your monthly payments are going entirely to interest and not principal), and then your trigger point. The trigger point varies from one lender to another and is spelled out in your mortgage contract. A common trigger point is when the balance you owe on your mortgage exceeds the amount you initially borrowed. Once you hit your trigger point, even if your payments are 'fixed', you will have to increase your monthly mortgage payment. Most estimates show that the great majority of Canadians with variable-rate mortgages on a fixed payment schedule have hit their trigger rates in the wake of the 10 rate hikes implemented by the Bank of Canada between March 2022 and July 2023.

Is a 5-year fixed-rate mortgage a good idea right now?

Fixed mortgage rates have historically been the most popular rate type in Canada, because they offer borrowers peace of mind; unlike a variable mortgage rate, which will fluctuate whenever the Bank of Canada changes its target Overnight Lending Rate, fixed mortgage rates are guaranteed for the mortgage’s entire term. This can help borrowers avoid volatility in the market, especially if rates rise unexpectedly. In fact, inquiries for five-year fixed mortgages made up 79% of all rate requests received by Ratehub.ca in 2023, compared to just 5% for five-year variable rates.

However, the trade off for fixed mortgage rates is less flexibility; because borrowers are locked in for their whole term, they can’t take advantage of lower mortgage rates, should they become available. Their only options in this scenario are to either wait out their term in the hopes lower rates will still be available at mortgage renewal time, or to break their mortgage and refinance at a lower rate. The latter option comes with considerable penalties that could offset the financial benefit of taking out a new, lower rate.

Borrowers should keep in mind that while fixed mortgage rates have been trending lower throughout most of 2024, the market remains quite volatile – factors such geopolitical tensions, unexpected inflation growth or hawkish messaging from the Bank of Canada all have the ability to cause spiking bond yields, which in turn would drive fixed rates higher. In short, borrowers making the decision between a fixed or a variable mortgage rate should work closely with a mortgage professional such as a mortgage broker, to assess their personal financial situations and risk tolerance.

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Is it better to choose a 2-year or a 5-year fixed-rate mortgage?

The length of your mortgage term is an important consideration; while a longer five-year fixed mortgage term provides greater protection from interest-rate volatility during that time period, the borrower is unable to change their mind about their rate, or take advantage of suddenly lower mortgage rates, until their term comes up for renewal. A shorter two-year fixed mortgage term offers this protection for a shorter time period, with the flexibility to make a new decision about the mortgage three years sooner than a five-year term.

However, shorter-term mortgage rates are higher than five-year options, and there is no guarantee that interest rates won’t rise during the shorter time frame, meaning borrowers will be exposed to them at renewal time. Due to this, it’s important to assess your personal financial strategy and risk tolerance when selecting the length of term for your mortgage.

Also read: Is a short-term fixed-rate mortgage right for you?

What impact do changing fixed rates have on the stress test?

As fixed mortgage rates remain elevated compared to the historical lows seen during the pandemic, the mortgage stress test threshold continues to pose a tough hurdle for many borrowers.

Mortgages are currently stress tested based on the higher of:

the qualifying rate (currently 5.25%), or
your contract rate + 2%

As of November 25, 2024, the lowest available high ratio 5-year fixed rates are at 3.99%, while the lowest variable rate available is 4.85%. Therefore, whether you have a fixed-rate or variable-rate mortgage, the stress test used is the contract rate + 2% (as that will always be higher than 5.25%).

What is Canadian Lender and Big 6 Bank?

On our rate comparison tables, Ratehub.ca features generic brands like “Canadian Lender”. The “Canadian Lender” rate represents the lowest rate our brokerage can offer among the different lenders we work with. This means that this rate can be from a Big Bank, trust company, or lending company. The reason we do not advertise the rate under the name of the actual lender offering it, is because the rate is only available through our brokerage, via a special volume discount or promotion.

Similarly, “Big 6 Bank” is another generic provider that is used to advertise the lowest Big Bank rate that the Ratehub.ca brokerage can offer.

5-year fixed rates vs. 5-year variable rates

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Guide to 5-year fixed mortgage rates

Jamie David, Sr. Director of Marketing and Mortgages

November 19, 2024

November 2024: Mortgage market update

The summer season was relatively quiet for the Canadian housing market, as buyers were reluctant to step off the sidelines until rates dropped. With the Bank of Canada having carried out a fourth consecutive policy rate cut on October 23, 2024, and more rate cuts anticipated, there has been a rebound in home sales.

In the wake of October’s 50-points rate cut, variable mortgage rates declined almost immediately. With another rate cut widely expected in December, there is additional downward pressure on rates.

Bond yields have tumbled in response to the Bank’s October rate cut, causing some lenders to reduce their fixed mortgage rates.

That said, when looked at historically, fixed and variable mortgage rates remain elevated at the moment. If you’re looking for a mortgage rate in Canada right now, these are some important economic factors to know.

Real estate update: On November 15, 2024, the Canadian Real Estate Association (CREA) released its latest housing market data, revealing a significant surge in activity for October. A total of 44,041 homes were sold across Canada, marking a 30% increase compared to October 2023 and a 7.7% rise from September. The surge in sales is largely attributed to the Bank of Canada's recent interest rate cuts. Despite the increase in sales, new listings declined by 3.5% in October compared to September. However, due to a significant influx of listings in September, the overall supply remains elevated. The sales-to-new-listings ratio (SNLR) rose sharply to 58% in October from 52% in September. While the number is still within CREA’s balanced range of 45% to 65%, the upward trend suggests increasing buyer competition. The national average home price increased by 6% year-over-year to $696,166. The MLS Home Price Index (HPI), which provides a more precise measure by accounting for the type of homes sold, dipped by 2.7% compared to last year. This suggests that while average prices have risen, overall home values have remained relatively stable throughout the year. Looking ahead, CREA expects continued growth through the winter months as interest rates decline further. This could set the stage for a competitive spring market, especially if new listings don't keep pace with rising buyer demand.

Read more: National home sales rise 30% in October
CPI update: The latest Consumer Price Index (CPI) report from Statistics Canada reveals inflation ticked up to 2% in October, after falling to a low of 1.6% in September. While this rise is modest, it highlights renewed pressures on gas and food prices. Gasoline prices, which had seen a sharp drop of -10.7% in September, declined by only -4% this month, contributing significantly to the CPI rebound. Food inflation also accelerated, climbing 2.7% year-over-year, the third consecutive month outpacing the overall inflation rate. Housing costs offered some relief. Mortgage interest costs rose by 14.7%, down from 16.7% in September and well below the August 2023 peak of 30.9%. Rent growth also slowed to 7.3% in October from 8.2% the previous month. Despite the slight uptick in inflation, the Bank of Canada is expected to maintain its rate-cutting trajectory in its December 11 announcement. Economists forecast a cautious 25-basis-point cut, particularly as core inflation measures like the CPI Median and CPI Trim have risen slightly. Key economic reports on GDP and employment in late November will shape the central bank’s strategy, but the broader trend of easing inflation suggests the Bank has room to focus on supporting economic recovery.
Read more: Canadian inflation increases to 2% in October

Highlights from the November 2024 Fed rate cut announcement

On November 7, 2024, the US Federal Reserve announced a quarter-point reduction in its benchmark interest rate, marking its second consecutive cut after a notable 0.50% decrease in September. This decision reflects the Fed's ongoing efforts to tackle inflation, which has dropped from a peak of 9.1% in June 2022 to 2.4% in September, 2024.

The outlook for future rate cuts, however, is less certain in light of the recent US Federal Election results. With President Elect Donald Trump poised to take office, there are concerns that his economic policies may reignite inflationary pressures. Fed Chair Jerome Powell stated that future decisions will be made on a meeting-by-meeting basis, with a focus on ensuring employment and stabilizing prices.

The effects of the Fed's recent actions extend into Canadian markets. As US bond yields have surged — particularly the 10-year Treasury note — Canadian borrowing costs are also expected to rise. Following the recent U.S. election’s outcome, the government of Canada five-year bond yield climbed above 3%, signaling that fixed mortgage rates in Canada are likely to increase, leading to higher costs for homeowners and prospective buyers.

Also read: US Federal Reserve cuts rate by 0.25% in November announcement

October 23, 2024 Bank of Canada announcement update

On October 23, 2024, the Bank of Canada made its fourth consecutive rate cut, reducing the Overnight Lending Rate by 50 basis points to 3.75%. This marks a cumulative decrease of 125 basis points since the rate peaked at 5% between July 2023 and June 5th of this year.

The central bank cited a significant decline in inflation as the primary reason for this larger-than-usual cut, with Canada’s Consumer Price Index (CPI) falling to 1.6% in September, well below the BoC’s 2% target. Weak GDP growth and five consecutive quarters of declining GDP per capita supported the decision.
For Canadians with variable-rate mortgages or home equity lines of credit (HELOCs), this news is welcome relief, as their borrowing costs will drop further with prime rates set to fall to 5.95%. This could reduce their monthly payments or shift a greater portion of those payments toward the principal.
While fixed mortgage rates are not directly impacted by BoC rate cuts, lenders could start to lower their fixed-rate offerings as five-year bond yields have already dipped to 2.9% in response to the cut.
Prime-based savings products, such as high-interest savings accounts and GICs, will offer lower returns after this cut. Savers and passive investors should consider locking in current rates before they drop further.
Despite this cumulative 125-basis-point reduction, it remains uncertain how much of an impact these cuts will have on the housing market. Many potential home buyers are still waiting on the sidelines for further reductions in borrowing costs, especially with another 50-basis-point cut anticipated in December 2024.

Canadian mortgage reform update

On September 16, 2024, the federal government announced sweeping changes to mortgage qualification rules for first-time home buyers, as well as those purchasing newly-constructed homes.

As of December 15, 2024:

30-year amortizations will be available for all first-time home buyers, regardless of whether they have an insured mortgage. These extended amortizations are also available for any purchase of new construction.
The maximum purchase price for an insured mortgage (where less than 20% down is paid) will be increased to $1.5 million, from the current $1 million.

These are some of the most impactful mortgage reforms announced since 2012, and are anticipated to increase first-time home buyers’ affordability and access to the housing market.

Learn more about these new mortgage rule changes on the Ratehub.ca blog

October 2024 Canada mortgage affordability update

Home affordability in Canada has improved as mortgage rates continued to decline. According to Ratehub.ca's latest report, based on August data, 12 of 13 major Canadian housing markets saw better affordability, driven by the Bank of Canada's rate cuts earlier in the summer. The average five-year fixed mortgage rate dropped to 5.16% in August, down from 5.29% in July, easing the financial pressure for many prospective home buyers.

Toronto led the nation in affordability gains for the second month in a row, with the required income to purchase a home decreasing by $4,850. Home prices in the city fell by $15,100, reflecting sluggish sales activity. Similarly, Victoria and Vancouver also saw better affordability conditions, with home prices falling by $5,900 and $1,800, respectively.

However, not all markets followed this trend. St. John’s was the only major city to see a slight worsening of affordability, as rising home prices led to a marginal increase in the income required to buy a home.

Housing affordability may improve further as the Bank of Canada is expected to implement additional rate cuts throughout 2024 and into the new year. These changes, along with newly introduced mortgage rules – such as the increase in insured mortgage purchase price caps and extended amortization periods – can potentially draw more buyers back into the market.

Best 5-year fixed mortgage rates

Rate	Term	Type	Provider
3.99%	5 years	Fixed	Canadian Lender
4.09%	5 years	Fixed	Meridian Credit Union
4.29%	5 years	Fixed	Alterna Savings
4.29%	5 years	Fixed	Desjardins
4.34%	5 years	Fixed	Simplii Financial ™

5-year fixed mortgage rates: Quick facts

80%

Four out of five of all mortgage requests made on Ratehub.ca from January - December 2023 were for 5-year fixed-rate mortgages

69%

69% of all mortgages contracted in 2024 were fixed-rate mortgages (Source: 2024 CMHC Mortgage Consumer Survey)

Mortgage rate is fixed over a 5-year term
5-year mortgage rates are driven by 5-year government bond yields

What makes a 5-year fixed-rate mortgage right for me?

Generally, a fixed-rate mortgage is a good choice if you are risk-averse and don’t want to deal with the stress that could come with a variable rate if the prime rate goes up over time and your mortgage payment increases. Before committing to a 5-year mortgage, you need to think about your personal situation today and going forward. If you are likely to move, change jobs, or otherwise embark on any life changes that may affect your ability or desire to remain in the home you are purchasing, you need to take this into account when selecting the mortgage that’s right for you.

Full feature mortgages vs. restricted mortgages

While it’s always desirable to obtain the best mortgage rate, in today’s historically high rate environment, the quest to find the lowest rate seems more important than ever. It also means that one needs to be vigilant about choosing the right mortgage for your needs. The lowest rate that you see advertised may not be what you want, because it could well be for a restricted mortgage. Although the low rates of a restricted mortgage may catch your eye, it’s important to understand the drawbacks. A full feature mortgage will have a higher interest rate, but it will also have a number of features that make it very desirable, including:

Pre-payment options: Take a look at what pre-payment options your lender is willing to offer you. The more flexible your lender is with pre-payment options, the faster you can potentially pay off your loan, which could save you thousands of dollars in interest fees. The main pre-payment options are monthly pre-payment and lump sum pre-payment. In the case of the former, you’re allowed to increase your monthly payment up to a certain percentage determined by your lender, maxing out at 100%. If you had a lender who was flexible enough to allow you to double your monthly payments, for example, you could in theory pay your mortgage off in half the time if you were able to do so. The latter option, lump sum pre-payment, allows you to pay off up to say, 25% of your mortgage loan, again, depending on your lender.
Porting your mortgage: If you need to sell your home before the end of your mortgage term, many lenders will allow you to port your mortgage. Porting a mortgage means to take your current mortgage with its existing rates and terms and transfer it to another property, and allows you to avoid breaking your mortgage. You’ll want to talk to your lender about how portable your mortgage is, particularly if you think you may need to move before your term is up. Not all mortgages are portable, and many that are portable have conditions attached that you should be aware of.
Lump sum pre-payment privileges: You are allowed to make multiple lump sum pre-payments to bring down your mortgage balance in a given calendar year. Most lenders will cap the amount of pre-payments you can make, e.g. you cannot pay more than 20% of your principal in a single year.
Payment flexibility: If you choose to increase the size of your regular mortgage payments, you are able to do so without incurring any penalties or fees.

These are just some of the most common features you’ll find in a full feature mortgage that make them so convenient for homebuyers. To learn more about the mortgage that’s right for you, it’s always a good idea to speak with a mortgage broker. They can give you personalized, expert advice at no cost to you.

What are some of the pros and cons of a 5-year fixed mortgage?

There are pros and cons to choosing a 5-year fixed mortgage rate, and we’ll walk you through each below. Some of the pros of a 5-year fixed mortgage are:

Risk protection: For buyers who are risk-averse; a fixed rate mortgage enables you to “set it and forget it” - your rate, and therefore mortgage payment, is locked in and will not fluctuate with changes in bond yields. This allows you to budget with greater accuracy and offers you stability for the duration of your term. Moreover, in recent years, Canadians enjoyed access to some of the best fixed rates available in decades, although fixed rates started to climb again in October of 2021. Since then, high inflation, global banking instability, an incredibly tight job market and other factors have all pushed bond yields up, and with them, fixed mortgage rates. Today’s fixed rates are now higher than they have been since back in 2009.
Competitive rates: The 5-year term is historically the most popular option, and the one that lenders often encourage you to opt for. The length of this term is a good “middle of the road” choice for home buyers. Because it’s such a competitive, popular rate term, lenders often get the most aggressive when pricing these terms.

On the flip side, there are some cons to consider as well.

Higher rates: In order to guarantee your fixed rate, your lender will charge you a premium. According to York University Professor Moshe Milevsky’s landmark 2001 study, historically, over 90% of Canadians who have maintained a variable mortgage rate throughout their entire mortgage term have paid less in interest than those who have stuck to a fixed rate.
Breakage penalties: While the 5-year term can offer you peace of mind, in the event that something such as a move, loss of a job, illness or divorce forces you to break your mortgage, you could be on the hook for a hefty break penalty. With a fixed mortgage rate, your penalty will be the greater of the interest rate differential (IRD) or three months’ interest. Oftentimes, the IRD penalty can be large, and thus a fixed rate mortgage can be expensive to break. If you have a variable rate mortgage, on the other hand, the penalty will always be three months’ interest, and it can therefore be less costly to break your mortgage. For a more detailed explanation of IRD and how it is calculated, you can refer to our Mortgage Refinance Calculator page. You can also use our Mortgage Penalty Calculator to estimate how much you might have to pay in the event that you have to break your mortgage.

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3.99%

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Historical 5-year fixed mortgage rates

Looking over historical mortgage rates is the best way to understand which mortgage terms attract lower rates. They also make it easier to understand whether rates are currently higher or lower than they have been in the past.

Here are the lowest (high-ratio, insured) 5-year fixed rates of the year in Canada for the last several years, compared to several other types of mortgage rates.

Source: Ratehub Historical Rate Chart

The popularity of 5-year fixed mortgage rates

A 5-year mortgage term is the most popular duration. It sits right in the middle of available mortgage term lengths, between one and 10 years, and, thus, its popularity reflects a risk-neutral average. It also tends to be heavily promoted by major lenders. A further breakdown of mortgage terms shows that about 80% of mortgages have terms of five years or less.

Fixed rates are by far the most common - in 2023, from January to December, almost 95% of mortgage rate inquiries made to Ratehub.ca were for fixed rates. Moreover, according to the 2024 CMHC Mortgage Consumer Survey, 69% of all mortgages contracted in 2024 were for fixed-rate mortgages. The table below, sourced from the same survey, shows the popularity of fixed-rate mortgages in 2024 among the four main categories of people who contracted mortgages.

First-time home buyers	Repeat buyers	Renewers	Refinancers
71%	75%	71%	60%

What drives changes in 5-year fixed mortgage rates?

By and large, 5-year fixed mortgage rates follow the pattern of 5-year Canada Bond Yields, plus a spread. Bond yields are driven by economic factors such as unemployment, export and inflation.

When Canada Bond Yields rise, sourcing capital to fund mortgages becomes more costly for mortgage lenders and their profit is reduced unless they raise mortgage rates. The reverse is true when market conditions are good.

In terms of the spread between the mortgage rates and the bond yields, mortgage lenders set this based on their desired market share, competition, marketing strategy and general credit market conditions.

References and Notes

For more information, check out these helpful pages

Ratehub.ca education centre

Buying
So you've made the decision to buy a new home! The first step is to figure out how much you can afford to spend.
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Renewing
If your current mortgage is up within four months, now's the time when most lenders will allow you to start the early mortgage renewal process.
read more
Refinancing
When deciding whether or not you should refinance your current mortgage and replace it with a new one, there are a few important things to consider.
read more