Variable Rate Explorer

Compare Variable Mortgage Terms

Ride the market. Select a term below to instantly find the lowest variable rates.

1 Year 2 Years 3 Years 4 Years 5 Years
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Yrs
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Butler Mortgage
3.30%
Interest Rate
5 Years • Variable
5 Year Variable Mortgage
Payment & Cost
Est. Monthly Payment $1,396
Interest (5yr) $43,878
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Rate Guarantee: We guarantee your rate is in the best 1% of all rates in Canada. Find a lower r... Show more
Nesto
3.40%
Interest Rate
5 Years • Variable
5 Year Variable Mortgage
Payment & Cost
Est. Monthly Payment $1,412
Interest (5yr) $45,248
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Commission-free mortgage experts providing honest advice and competitive rates through a 100% d... Show more
True North Mortgage Inc
3.49%
Interest Rate
5 Years • Variable
5 Year Variable Mortgage
Payment & Cost
Est. Monthly Payment $1,425
Interest (5yr) $46,483
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We guarantee your best rate or we will give you $500! Save thousands with our volume-discounted... Show more
Nesto
3.57%
Interest Rate
5 Years • Variable
5 Year Variable Mortgage (150 Day Lock)
Payment & Cost
Est. Monthly Payment $1,437
Interest (5yr) $47,581
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nesto provides you with the best available locking period in the mortgage industry (150 Days).
Meridian Credit Union
3.59%
Interest Rate
5 Years • Variable
5 Year Variable Mortgage
Payment & Cost
Est. Monthly Payment $1,441
Interest (5yr) $47,856
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Secure your rate for up to 120 days. Take advantage of generous 20/20 prepayment privileges and... Show more
EQ Bank
3.60%
Interest Rate
5 Years • Variable
5 Year Adjustable Mortgage - Evolution Suite
Payment & Cost
Est. Monthly Payment $1,442
Interest (5yr) $47,994
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Equitable Bank offers flexible mortgage solutions with competitive rates, designed to help you ... Show more
Pine
3.65%
Interest Rate
5 Years • Variable
5 Year Adjustable Mortgage
Payment & Cost
Est. Monthly Payment $1,450
Interest (5yr) $48,681
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Clients save an average of $3,187 when they choose Pine. For a limited time, refer a friend and... Show more
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The "Trigger Rate" Trap

Daily Insight

Many variable mortgages have fixed payments. If Prime rises, your payment might not cover the interest. Ask your lender: "What is my exact trigger rate?" so you aren't hit with a surprise lump-sum payment.

Mortgage Rates by Lender

Compare rates from Canada's top banks and credit unions.

RBC
RBC Royal Bank Big 5 Bank
TD
TD Canada Trust Big 5 Bank
BNS
Scotiabank Big 5 Bank
BMO
BMO Bank of Montreal Big 5 Bank
CIBC
CIBC Big 5 Bank
NBC
National Bank Major Bank
ING
Tangerine Digital Bank
ATB
ATB Financial Alberta Focus
DES
Desjardins Credit Union
MER
Meridian Credit Union
SER
Servus Credit Union
VAN
Vancity Credit Union
1ST
Connect First Credit Union
FW
First West Credit Union

Choosing a Variable Term

Convertible to fixed Low Penalty (Usually)

With a variable rate, your interest rate moves with the lender's prime rate. The term you choose determines how long you are committed to that specific discount (e.g., Prime - 0.90%).

A 3-year variable is often chosen by those who want flexibility to break early, while the 5-year variable is the standard choice, offering the deepest discount from prime for a longer guaranteed period.

When it shines
  • Expecting rate cuts (Bank of Canada)
  • Prioritizing lower breakage penalties
  • Wanting the option to lock into Fixed later
Watch-outs
  • Payments may fluctuate with Prime
  • Budgeting requires comfort with risk
  • Discounts vary by lender & province
*Guidance only. Actual penalties (3 months interest vs IRD) and conversion options vary by lender.
Variable vs Fixed Snapshot
Rate Behavior
Moves
Locked
Payments
May Vary
Stable
Penalty Cost
Low (3mo Int)
High (IRD)
Flexibility
Convertible
Locked In
Variable Risk Profile
*Visual illustration of potential rate fluctuation over time.

Best Rates by Province

Compare regional lending criteria and exclusive local offers.

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AB
Alberta
BC
British Columbia
ON
Ontario
QC
Quebec
NS
Nova Scotia
SK
Saskatchewan
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Variable Rate Questions

A variable mortgage rate is quoted based on the lender's Prime Rate. For example, you might be offered a rate of "Prime - 0.50%". If the lender's Prime Rate is 6.95%, your actual interest rate would be 6.45%. If the Prime Rate goes up or down, your interest rate changes with it.

This depends on your mortgage type. With most variable-rate mortgages, your monthly payment stays the same, but more of it goes towards interest and less towards your principal. With an adjustable-rate mortgage (ARM), your actual monthly payment amount will increase or decrease with the Prime Rate.

Yes. Most variable-rate mortgages in Canada are "convertible," which means you can lock into a fixed rate with your current lender at any time during your term, usually without paying a penalty. This is a key feature that provides a safety net if you become concerned about rising rates.

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