Residential rates on this page. Commercial mortgage rates · CMB rates · Compare lenders
Last updated: 2026-09-11
Bank of Canada overnight: 2.25% (as of 2026-09-08) · 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.
How residential rates are set
Owner-occupied coupons follow Bank of Canada policy, prime, and insurer/lender overlays — not Canada Mortgage Bond yields used for commercial fixed product.
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Bank of Canada overnight
Policy rate sets the floor for variable and prime-linked products. The overnight print on this page is the current BoC target.
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Prime and posted
Most variable residential mortgages price as prime minus a discount. Fixed coupons follow the lender’s funding book, not the 5-year CMB yield.
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Insured vs uninsured
High-ratio insured files often clear 30–80 bps inside conventional. Uninsured (20%+ down, and all refinances) sit in the A/B columns above.
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Credit, LTV, and property
680+ credit and clean income land A-lender pricing. Stated-income, credit events, or unique property types move the file to B or private.
Who this desk is for
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Owner-occupied homes
The house or condo you live in. Ontario city pages handle purchase, renewal, refinance, and self-employed packaging.
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1–4 unit residential
Rate ranges on this page. If you occupy one unit, start here. If every unit is a rental, use investment financing — not this desk.
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Not commercial 5+
Apartment buildings, MLI Select, office, retail, and industrial live on Commercial Mortgage Rates. We do not 301 this page there.
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Not the CMB tracker
Live Canada Mortgage Bond yields that price commercial fixed product live on CMB Rates. Compare two term sheets on Compare Lenders.
Residential guides
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Fixed vs variable
How investors and homeowners choose a term when the overnight rate is moving.
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Ontario refinance
Penalty vs savings math for the home you live in — rate-and-term only.
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Self-employed Ontario
NOA averages, add-backs, and alt-doc paths for owner-occupied files.
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Ontario home mortgages
City landings for purchases, renewals, and refinances across Ontario.
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 #12728). Rate information is provided for educational purposes only and does not constitute a loan offer or commitment.
Ontario residential landings
Retail (owner-occupied) paths for the home you live in — not investment underwriting.
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Residential rate FAQs
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Residential rate FAQs
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