Compare the best Big 5 Bank mortgage rates

Getting a mortgage is a major financial commitment and can make big changes to your lifestyle. So, taking the time to choose the right mortgage is really important. For most Canadians, the Big 5 Banks are what they will think of first when they consider taking the mortgage plunge, but the big banks are not your only choice.

Below are some essential details about getting a mortgage from one of the Big 5 Banks, or from any other kind of lender.

Canadian mortgage market update: June 2025

Anyone shopping for a mortgage rate in Canada right now should be aware of the economic factors below.

• Real estate update: According to the Canadian Real Estate Association (CREA), Canada’s housing market gained more ground in June 2025, as national home sales rose 3.5% year over year to 47,871 units. Month-over-month sales were also up 2.8%, marking a second straight month of recovery after a sluggish spring. CREA attributed the rebound to improving consumer confidence and steady economic fundamentals. While demand is rising, home prices are still subdued. The national average price fell 1.3% compared to June 2024, landing at $691,643. The MLS Home Price Index, which offers a clearer picture of typical transactions, was down 3.7% year over year but remained stable month over month. Supply conditions are also shifting. June saw 97,093 new listings, an increase of 8.2% from last year but 2.9% fewer than in May. As a result, the market began to tighten: the sales-to-new-listings ratio rose to 50.1%, up from 47.3% in May. While still in balanced territory, this uptick suggests that buyers now face slightly more competition than they did earlier this year. CREA noted that Canada’s housing market is on track for a gradual but sustained recovery through the second half of 2025.

Also read: National home sales continue to recover in June

• CPI update: Canada’s inflation rate rose to 1.9% in June, up slightly from 1.7% in May and April, according to Statistics Canada. The increase was largely due to higher vehicle prices, as the effects of the 25% U.S. import tariff continue to ripple through the auto market. New vehicle prices climbed 5.2% year over year, while used vehicles saw a 1.7% rise. However, several other categories continued to ease. Gas prices fell 13.4% annually, though that’s a smaller drop than the 15.5% decline recorded in May. Grocery inflation slowed to 2.8%, down from 3.3%, led by a 3.1% decrease in fresh vegetable prices. Restaurant food prices also moderated slightly, rising 3.2% year over year. Shelter inflation eased further, with costs up 2.9% in June versus 3.0% in May. Mortgage interest costs increased 5.6% – the 22nd month in a row that growth has slowed. Despite these signs of cooling, the BoC’s core inflation measures remained elevated. CPI-Median rose to 3.1%, while CPI-Trim held steady at 3.0%, both still above the Bank’s 2% target. With underlying inflation sticky and economic data showing continued strength, a rate cut at the BoC’s upcoming July 30th decision appears increasingly unlikely. 

Read more: Canadian CPI rises to 1.9% in June

Housing market outlook for 2025

CREA updated its national housing forecast for 2025, reflecting a slightly slower recovery than previously anticipated. CREA now expects 469,503 homes to be sold this year, a 3% decline from 2024. The downward trend is mainly due to weaker-than-expected activity in British Columbia, Alberta, and Ontario, where buyers remained cautious amid tariff-related uncertainty. Meanwhile, smaller gains are still expected across most other provinces. The national average home price is projected to decline 1.7% to $677,368. While prices are expected to rise between 4% and 8% in most regions, declines in B.C. and Ontario (both high-priced markets) continue to exert downward pressure on the national average. Looking ahead to 2026, CREA expects a 6.3% increase in sales, reaching 499,081 transactions. This would bring activity closer to pre-tariff expectations, although it would still mark the fourth consecutive year in which national sales fall short of the 500,000 mark. The average home price is expected to climb 3% to $697,929, sustaining the market’s six-year-long trend of $700,000 range.

Impact of U.S. tariffs on the Canadian housing market

On April 2, 2025, the U.S. announced new tariffs that would affect global trade. While Canada was exempt from the U.S. 50% reciprocal tariffs imposed on other countries, it still faces a 25% tariff on imports not covered under the Canada-United-States-Mexico Agreement (CUSMA), steel, aluminum, and foreign cars and parts. 

These developments have caused significant fluctuations in global markets, including steep drops in stock prices and bond yields. In Canada, the 5-year government bond yield fell to its lowest level since 2022 on the morning of April 3rd, driving mortgage rates lower. Currently, Canadian mortgage rates are at some of the lowest levels in recent years, with insured mortgages available at 3.74% and uninsured mortgages at 3.99%.

The Bank of Canada (BoC), initially expected to cut interest rates in response to economic turmoil, has instead chosen to hold rates steady. The BoC is monitoring global economic conditions closely but has opted for caution, with no immediate rate cuts expected.

While lower mortgage rates offer an advantage to borrowers, the Canadian housing market is showing signs of slowing down. Home sales in February 2025 dropped 10.4% compared to the previous year, with reduced buyer activity and softening prices.

Also read: How could 25% US tariffs impact Canadian mortgage rates?

Canadian mortgage reform update

On September 16, 2024, the federal government announced sweeping changes to mortgage qualification rules for first-time home buyers, as well as those purchasing newly-constructed homes.

As of December 15, 2024:

• 30-year amortizations will be available for all first-time home buyers, regardless of whether they have an insured mortgage. These extended amortizations are also available for any purchase of new construction.
  
  
• The maximum purchase price for an insured mortgage (where less than 20% down is paid) will be increased to $1.5 million, from the current $1 million.
  

These are some of the most impactful mortgage reforms announced since 2012, and are anticipated to increase first-time home buyers’ affordability and access to the housing market. 

Learn more about these new mortgage rule changes on the Ratehub.ca blog

Posted rates vs. best rates

When comparing bank mortgage rates, it’s important to know that these rates represent the banks' posted mortgage rates. The posted rate is simply the rate that the bank is advertising in public. However, banks are often able to offer even lower rates in order to secure a borrower's business. You may be able to access these discounted rates through negotiation, or by reaching out to a representative mortgage broker. Some banks offer rates several percentage points below what is posted, so it's worth taking the time to see if you can get a better offer.

Bank rates vs. broker rates

As you may have noticed, bank mortgage rates are almost always higher than those of mortgage brokers. That is because mortgage brokers have access to rates from multiple banks and credit unions, as well as insurance and trust companies. That means they can shop around for you. Brokers also receive bulk discounts from lenders based on the high volume of their business that they can pass along to you.

As a result, it’s unlikely that a bank will post a lower rate than a mortgage broker. However, if you present the lowest market rate to your bank as part of the negotiation process, they may offer to match it. That said, we don’t recommend pitting the banks and brokers against each other to compete for your business. What we do recommend is comparing broker mortgage rates and bank mortgage rates alongside each other, and deciding which offer is best for you.

Comparing mortgage rates with Ratehub.ca

Whether you're considering using a bank or broker, a variable or fixed mortgage rate, or a one to a 10-year term, we can help. Our tools find the best mortgage rates for every category and type of lender, personalized to you. Our goal at Ratehub.ca is to give Canadians the best mortgage experience from online search to close. This means offering Canadians the mortgage tools, information and articles to educate themselves, allowing them to get personalized rate quotes from multiple lenders to compare rates instantly and providing them with the best online application and offline customer service to close their mortgage all in one place.