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
$
$
%
Yrs
Reset
CIBC
Ratings
Google: 4.5
Trustpilot: 3.5
RateBuddy: 2
3.95%
Interest Rate
5 Years • Variable
5-Year Variable Flex High-Ratio
Payment & Cost
Est. Monthly Payment $1,496
Interest (5yr) $52,817
Inquire
Take advantage of a cash back bonus directly from CIBC, available whether you are buying a home... Show more
Laurentian Bank of Canada
3.95%
Interest Rate
5 Years • Variable
5 Year Variable Mortgage
Payment & Cost
Est. Monthly Payment $1,496
Interest (5yr) $52,817
Inquire
Rates guaranteed for up to 120 days. Benefit from flexible conversion options on select variabl... Show more
Tangerine Bank
4.00%
Interest Rate
5 Years • Variable
5 Year Variable Mortgage
Payment & Cost
Est. Monthly Payment $1,504
Interest (5yr) $53,508
Inquire
Eligible existing clients may receive a preferred mortgage rate discount. Log in or speak to a ... Show more
RBC Royal Bank
Ratings
Google: 5
Trustpilot: 4
RateBuddy: 3
4.05%
Interest Rate
5 Years • Variable
5 Year Variable Closed
Payment & Cost
Est. Monthly Payment $1,512
Interest (5yr) $54,200
Inquire
Eligible mortgages may qualify for up to $5,900 in promotional value. Offer ends June 30, 2026.
CIBC
Ratings
Google: 4.5
Trustpilot: 3.5
RateBuddy: 2
4.10%
Interest Rate
5 Years • Variable
5 Year Variable Flex Mortgage
Payment & Cost
Est. Monthly Payment $1,520
Interest (5yr) $54,892
Inquire
Take advantage of a cash back bonus directly from CIBC, available whether you are buying a home... Show more
Simplii Financial
4.10%
Interest Rate
5 Years • Variable
5 Year Variable Mortgage
Payment & Cost
Est. Monthly Payment $1,520
Interest (5yr) $54,892
Inquire
Simplii Financial connects you with dedicated CIBC mortgage specialists to help you secure the ... Show more
National Bank of Canada
4.10%
Interest Rate
5 Years • Variable
5 Year Variable Rate
Payment & Cost
Est. Monthly Payment $1,520
Interest (5yr) $54,892
Inquire
Eligible borrowers can earn up to $7,250 in combined cashback directly from National Bank of Canada.
Updating rates...
Less
Page 4 of 6
More

Strategy: The "Spread" Play

Daily Insight

Smart borrowers check the spread between Fixed and Variable. If Variable is 0.75% cheaper than Fixed, you have a safety buffer against future rate hikes. Currently, you are looking at a 5-Year term—compare this gap!

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.

View Interactive Map
AB
Alberta
BC
British Columbia
ON
Ontario
QC
Quebec
NS
Nova Scotia
SK
Saskatchewan
All Locations View Full Map

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.

Ready to Take the Next Step?

Our team can help you get a personalized quote and find the perfect mortgage for your needs.

Get My Free Quote