Investment Property Mortgage Rates
Current rate ranges for Canadian and U.S. investment property financing. Rates vary by lender, property type, loan size, and borrower profile. Book a strategy call for a personalized quote.
Last updated: 2026-05-22
Bank of Canada overnight: 2.25% (as of 2026-05-20) · Estimated prime: 4.45%
Sources: Bank of Canada Valet API · Lender rate sheets · CMHC / MLI program guides. Ranges are indicative for qualified investors. Your rate depends on credit, property type, loan size, and lender. Book a strategy call for a personalized quote.
Conventional Residential (1-4 Units)
Standard investment property mortgages for single-family rentals, duplexes, triplexes, and fourplexes. Minimum 20% down, strong personal income required.
| Term | A-Lender Rate | B-Lender Rate |
|---|---|---|
| 1-Year Fixed | 5.79–6.29% | 6.49–7.49% |
| 2-Year Fixed | 4.89–5.39% | 5.99–6.99% |
| 3-Year Fixed | 4.49–4.99% | 5.69–6.69% |
| 5-Year Fixed | 4.29–4.89% | 5.49–6.49% |
| 5-Year Variable | 4.45–5.10% | 5.75–6.75% |
A-lender rates assume strong credit (680+) and provable income. B-lender rates apply when income or credit does not qualify for A-lender pricing. Insured rates (via CMHC/Sagen/Canada Guaranty) can be 30-80 bps lower.
Commercial Multi-Family (5+ Units)
Financing for apartment buildings, stacked townhouses, and mixed-use commercial. CMHC MLI Select offers 95% LTV with 50-year amortization for eligible projects.
| Product | Rate Range |
|---|---|
| CMHC MLI Select | 3.99–4.89% |
| CMHC MLI Standard | 4.49–5.29% |
| Conventional Commercial | 5.49–6.99% |
| Bridge / Construction | 7.99–10.99% |
Commercial rate ranges reflect typical pricing for deals $1M-$20M. Larger deals, stronger sponsors, and better properties unlock tighter spreads.
DSCR & Cash-Flow Based Loans
Qualify on property cash flow rather than personal income. DSCR loans are widely used by scaling investors in Canada (via B-lenders and private) and the U.S. (direct lenders for foreign nationals and portfolio borrowers).
| Product | Rate Range |
|---|---|
| Canada — B-Lender DSCR | 7.49–8.49% |
| Canada — Private DSCR | 8.99–12.99% |
| U.S. — 30-Year Fixed | 7.25–8.75% |
| U.S. — Interest-Only | 7.00–8.50% |
U.S. DSCR rates assume LTV ≤ 75% and FICO-equivalent credit ≥ 680. Canadian DSCR pricing varies significantly by lender and property type.
Disclaimer: Rates shown are indicative ranges as of the last updated date above. Actual rates depend on loan size, property type, location, LTV, borrower qualifications, and market conditions. LendCity is a licensed mortgage brokerage (FSRA #12456). Rate information is provided for educational purposes only and does not constitute a loan offer or commitment.
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