Best 5-year fixed mortgage rates in British Columbia.
Today’s best 5-year fixed rate in British Columbia is 3.94%. We compare 5-year fixed rates across 50+ Canadian lenders for British Columbia and lock your best on one application — no bureau pull to start.
The best 5-year fixed rate in British Columbia today is approximately 3.94% — about $4,119/month on British Columbia’s benchmark price of $985,000 with 20% down over a 25-year amortization. A 5-year fixed is the default choice for Canadians who want a locked payment and zero rate risk for half a decade. BC has unusually strong credit-union competition — Vancity and Coast Capital frequently undercut Big-6 rates and qualify at contract rate (not stress-test), making them a routine first-look for renewal and refi files in Greater Vancouver..
Rates illustrative; your file (credit, income, LTV) sets your personalized rate. See all British Columbia rates →
British Columbia mortgage payments by term
| Term | Best rate | Est. monthly payment* |
|---|---|---|
| 5-Year Fixed | 3.94% | $4,119/mo |
| 5-Year VariableLowest | 3.60% | $3,976/mo |
| 3-Year Fixed | 3.84% | $4,077/mo |
| 3-Year Variable | 3.65% | $3,997/mo |
| 2-Year Fixed | 4.14% | $4,205/mo |
| 1-Year Fixed | 4.24% | $4,248/mo |
| 4-Year Fixed | 3.89% | $4,098/mo |
| 7-Year Fixed | 4.99% | $4,579/mo |
| 10-Year Fixed | 5.14% | $4,646/mo |
Is a 5-year fixed right for you in British Columbia?
Who it suits. Buyers and renewers who value certainty above all — a fixed payment for five years makes budgeting effortless and removes any exposure to Bank of Canada moves. It suits first-time buyers stretching to qualify, families on a tight monthly budget, and anyone who plans to hold the mortgage for the full term.
What drives the rate. The 5-year fixed tracks the 5-year Government of Canada bond yield plus a lender spread. When bond markets expect the economy to slow, the 5-year yield falls and these rates ease even before the Bank of Canada acts — which is why the fixed market often moves ahead of the headlines.
Breaking it early. Breaking a 5-year fixed early triggers the greater of three months' interest or the Interest Rate Differential (IRD) — and at a Big-6 bank the posted-rate IRD can run into five figures, so this term rewards borrowers who will actually keep it for five years.
By a wide margin the most popular term in Canada — well over half of all fixed mortgages. You trade the chance of catching falling rates for total payment certainty.
What’s specific to British Columbia
The British Columbia rate market. BC has unusually strong credit-union competition — Vancity and Coast Capital frequently undercut Big-6 rates and qualify at contract rate (not stress-test), making them a routine first-look for renewal and refi files in Greater Vancouver.
Top British Columbia lenders to compare. British Columbia’s 5-year fixed pricing is shaped by a distinct lender mix — RBC, Scotiabank, Vancity, Coast Capital, First National and others all bid for files here, and we shop the whole panel on one application. Foreign-buyer rules: Additional 20% foreign-buyer PTT applies in Metro Vancouver, Fraser Valley, Capital, Nanaimo, and Central Okanagan regional districts. Speculation and Vacancy Tax (0.5%–2%) applies annually to non-residents and certain Canadian non-residents.
Closing costs. On top of the rate, budget for bc property transfer tax (ptt) — 1% on the first $200K of purchase price, 2% on the portion to $2M, 3% on the portion to $3M, and 5% above $3M. First-time buyers can be fully exempt from PTT on homes up to $500K with partial relief up to $835K. The Newly Built Home Exemption can fully exempt purchases up to $750K when buying new construction. Run the full number in our British Columbia land transfer tax calculator.
A worked example for British Columbia
On British Columbia’s benchmark price of $985,000 with 20% down ($197,000), the mortgage is $788,000. At today’s best 5-year fixed rate of 3.94% over a 25-year amortization, that’s about $4,119/month using Canadian semi-annual compounding. That payment is locked for the full term. Model your own price in the payment calculator.
Whatever your situation in British Columbia
First home, renewal, refinance, self-employed or bruised credit — there's a 5-year fixed path for your file, with the same 50+ lender network.
First-time buyers
5% down to your first British Columbia home, with FHSA + RRSP HBP optimization.
Refinancing
Unlock British Columbia equity for renovations, debt consolidation, or investing.
Renewing
Don't auto-renew — most clients beat their bank's first offer by 30-60 bps.
Self-employed
Business-for-self files priced right — A-lender, alt-A and private compared.
Bruised credit
B-lender and private paths now, with a mapped exit back to A-pricing.
New to Canada
Newcomer programs at the big banks; international credit accepted.
6 reasons to lock your British Columbia 5-year fixed rate through a broker
Why British Columbia borrowers shop the whole market instead of signing their bank's first 5-year fixed offer.
50+ lenders compete — not one
A British Columbia bank shows you a single 5-year fixed rate sheet. We put your file in front of 50+ lenders who bid for it, then pass on the volume pricing we hold as a brokerage.
Broker-channel pricing
The wholesale rate brokers access is typically 15-30 bps below a bank's posted rate — you can't get it walking into a branch.
Built for the British Columbia market
BC has unusually strong credit-union competition — Vancity and Coast Capital frequently undercut Big-6 rates and qualify at contract rate (not stress-test), making them a routine first-look for renewal and refi files in Greater Vancouver..
Your rate held 90-120 days
A pre-approval locks today's 5-year fixed rate while you shop — and many lenders honour a drop if rates fall before you close.
No bureau pull to start
We can shop your British Columbia 5-year fixed rate and pre-qualify you without a hard credit check, so comparing costs you nothing.
Best-rate guarantee
We'll beat any comparable Big-6 5-year fixed offer or pay you $500 — and our advice is free, because the lender pays our commission on funding.
Why shop your British Columbia 5-year fixed rate with us
- 50+ lenders on one application — banks, monolines, and British Columbia credit unions like RBC and Scotiabank.
- Broker-channel rates 15-30 bps below posted, only a brokerage can access.
- British Columbia-specific guidance — land transfer tax, rebates, and local lender fit built in.
- FSRA-licensed advice in 50+ languages, online or in person.