→Holding steady
Bank of Canada meets in 34 days · December 9Enjoy the hold—but don't bet on a cut anytime soon if oil stays elevated and inflation sticks.
5-year variable · live from lender desks
Best 5-year variable mortgage rates in Edmonton.
3.75%*
5-year variable · lowest live lender rate today
Rides Prime. Cheaper every time the Bank cuts.
Property typeAverage priceDown paymentMonthly paymentIncome to qualify
All homes$434,980$21,749 5%$2,203 /mo~$98,000 /yr
Detached$547,390$29,739 5.4%$2,759 /mo~$122,000 /yr
Semi-detached$408,991$20,450 5%$2,071 /mo~$93,000 /yr
Townhouse / row$277,985$13,899 5%$1,408 /mo~$65,000 /yr
Condo / apartment$201,808$10,090 5%$1,022 /mo~$48,000 /yr
Payments at 3.75% over 25 years, CMHC premium added to the mortgage; income at the stress-test rate with property tax and heat included. Source: AREA / Pillar 9 · September 2026.
Every lender, this term
Who's offering what.
Compare our available 5-year variable rates for Edmonton, lowest first. A great rate is a good start—but the right mortgage needs to fit your plans, too. We’ll help you understand which offers could work for you and what comes with them. The top few lenders are masked—they'd rather we didn't paste their pricing on the internet.
RateLender
3.75% lowestHello Mortgage Featured RateOur sharpest featured rate this term—we’ll walk you through what comes with it and whether it fits your plans.
3.80%Top Canadian LenderBroker Channel · Best Available Today
3.85%Top Canadian Specialty LenderHello Mortgage Featured · Broker Channel
3.85%Top Canadian LenderBroker Channel · Best Available Today
3.85%People's
3.95%RFA
3.95%Merix-Lendwise
3.95%Strive · Insured Purchase / Transfer
3.95%Strive · Healthcare Professional Program
3.95%Strive · Insurable / Purchase Transfer
3.95%CMLS
3.95%MCAP
3.95%Strive · Insured Transfer
3.95%RMG · Standard Special
3.95%RMG · RMG Medical Professional Program (special)
3.95%RMG · Insured - Collateral Transfer - Special
3.95%RMG · RMG Borrowed Down Payment
3.95%RMG · Low Rate Basic - Special
3.95%RMG · RMG Low Rate - Medical Professionals Program
3.95%RMG · Collateral Transfer Special
3.95%First National
3.95%Radius
4.00%Merix-Lendwise · Small Rental Program
4.00%Servus
4.00%Servus · Progress Draw Mortgage - At Completion
4.00%RMG · Rental: 2-4 Units
*Lowest available today for well-qualified borrowers. Your rate depends on down payment, credit and property—we'll tell you which one is yours.
The Hello take
Rides Prime. Cheaper every time the Bank cuts.
The surfer. Your rate is Prime minus a discount, so it moves the day the Bank of Canada moves. Historically it's beaten fixed more often than not—and the penalty to break it is just three months' interest, which is the part people forget to price in.
Who it's for
You think the Bank of Canada has more cutting to do. You might sell, refinance or move before five years are up.
Full pick-it / skip-it breakdown →Rate forecast · this term
Where it's heading.
Our crystal ball is mostly spreadsheets. Every morning, we read the bond yields, the lender rate sheets and the analyst emails, then write down what we think—and post it publicly, so you can check our work.
Hello Mortgage InsightsUpdated Nov 5
The Bank of Canada hiked last week to 2.50% — its first increase since July 2023 — but signalled it'll proceed carefully from here, watching to see if high oil prices spread into broader inflation. Variable rates are steady until the next decision on December 9, when economists expect a hold unless Friday's jobs numbers or trade data surprise.
Versus the alternatives
Same $500k mortgage. Every term.
Monthly payments over 25 years on today's lowest rate for each term—so you can see exactly what the certainty (or the flexibility) costs.
TermLowest todayMonthlyvs this page
5-Year Variable · this page3.75%$2,563 /mo—
5-year variable mortgages in Edmonton
Your questions, answered with today's numbers.
The honest answers.
Today's lowest 5-year variable rate for Edmonton buyers and renewals is 3.75%, straight from the lender rate desks we work with and refreshed every business day. Rates are set province-wide, so Edmonton gets the same pricing as the rest of Alberta—what changes is which lenders fit your property and your situation. Two minutes with us tells you which rate is yours, no credit check.
The average home in Edmonton sold for about $434,980 in September 2026 (AREA / Pillar 9). At today's 3.75% 5-year variable over 25 years that's roughly $2,203 a month with the minimum down payment ($21,749), or $1,784 with 20% down. You'd need about $98,000 of household income to pass the stress test on the minimum-down version.
It depends on what you believe about the Bank of Canada. A variable rate moves with Prime, so it wins when the Bank is cutting and stings when it's hiking; the penalty to break it is only three months' interest, which matters if you might sell or refinance. We publish our call every morning and keep score in public—check the forecast, then let's run your numbers.
No—lenders price 5-year variable mortgages province-wide, so a buyer in Edmonton sees the same rate sheet as one in Calgary or Lethbridge. What does change locally is the property: some lenders won't touch certain condo buildings, acreages or older homes, and insured pricing (under 20% down) is sharper than conventional. Knowing which lenders like Edmonton properties is where a broker earns their keep.
The same rules as everywhere in Canada: 5% of the first $500,000 of the purchase price and 10% of anything above that, up to $1.5 million (20% beyond that). Under 20% down means CMHC-style default insurance—the premium is added to the mortgage, not paid up front—and, counter-intuitively, it usually gets you the lowest 5-year variable rate on the shelf. Alberta has no land transfer tax, so closing costs run lighter than in Ontario or B.C.
Yes. A pre-approval holds today's 5-year variable rate for up to 120 days at no cost. If rates drop before you close, you get the lower one; if they rise, you keep the hold. It's the single most useful thing a Edmonton buyer can do before booking showings, and it takes about ten minutes to set up.
A variable-rate penalty is almost always three months' interest—one of the biggest quiet advantages of going variable if you might sell, refinance or move within the term. On a $400,000 balance at today's rate that's roughly one mortgage payment, not the five-figure penalties fixed-rate borrowers sometimes face.
Usually, yes. Most lenders let you renew early in the last 120–180 days without penalty, and many Edmonton homeowners refinance mid-term when the savings outrun the penalty. We run that math for free: today's 5-year variable rate against what you're paying, minus any penalty, over the time you actually plan to stay. If the number doesn't work, we'll say so.
Other terms
Meet the rest of the flock.
1-year fixedTwelve months and you're renegotiating.4.19%
2-year fixedA short hop while the market sorts itself out.4.49%
3-year fixedEnough certainty to sleep. Short enough to come back to the table.4.49%
4-year fixedNobody's favourite. Occasionally the smartest.4.54%
5-year fixedSet it. Forget it. Five years, no surprises.4.49%
Already in a variable?Lock in, or hold on? Let's run it.Run my numbers →
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Our clients say it better.
Hello Mortgage Team has over 150 ★★★★★ reviews!
Read our reviews on GoogleWorking with Matt to renew our mortgage was an exceptional experience for us, having only worked directly with the bank previously. So much so that at several points in the process my wife and I actually said to each other "I didn't realize this could be so easy!" The online system for gathering and sharing the necessary documents is incredibly easy to use, and Matt completely overcommunicated (complimentary) through the entire process. He was also incredibly responsive to any of the questions we had that he hadn't already anticipated us asking. Ultimately, working with Matt was an eye opening experience for us, and oh yeah...we got the best possible mortgage rate and terms we could've asked for. Would recommend Matt to any friend or stranger looking for a fantastic mortgage broker.
★★★★★— Jeff W.Edmonton1 / 147
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