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Best Winnipeg mortgage rates
The rate table shows 5-year fixed mortgage rates in Winnipeg. To compare other rate types and terms, click on the filters icon beside the down payment percentage.
As of:
Winnipeg mortgage rates: FAQ
What are the current mortgage rates in Winnipeg?
Use our rate table above to compare the most up-to-date Winnipeg mortgage rates. We update our rate tables several times daily whenever there are any mortgage rate changes across the different providers.
What is the average 5-year mortgage rate in Winnipeg?
As of September 19, 2025, the average of the Big 5 Banks’ best high-ratio, 5-year fixed Winnipeg mortgage rates is 4.47%.
Will mortgage rates continue to go down in 2025?
After two years of rapid rate hikes, Canadians began to see relief starting in mid-2024. Between June 2024 and March 2025, the Bank of Canada lowered its overnight rate seven times in a row, bringing it down from 5.00% to 2.75%. That easing cycle was followed by three consecutive holds through the spring and summer, as the Bank assessed persistent inflation risks and the impact of tariffs. In September 2025, policymakers resumed cutting, lowering the rate by 25 basis points to 2.50%. This has brought the prime rate down to 4.70%, providing direct relief for variable-rate mortgage holders and other borrowers with prime-linked credit.
Fixed mortgage rates, meanwhile, are influenced by bond yields rather than directly by Bank of Canada policy. After climbing above 3% earlier in the summer, five-year Government of Canada bond yields have since eased into the 2.6%–2.7% range, creating room for lenders to trim rates. As a result, the lowest five-year fixed insured mortgage rate now sits around 3.94%.
Looking ahead, variable rates could move lower if the Bank continues to cut in response to weak economic data.Â
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Compare current mortgage rates across the Big 5 Banks and top Canadian lenders. Take 2 minutes to answer a few questions and discover the lowest rates available to you.
Getting the best mortgage rates in Winnipeg

Jamie David, Sr. Director of Marketing and Mortgages
Winnipeg is the largest city in Manitoba and has a healthy real estate market, with plenty of providers competing for your mortgage business. If you're in the process of buying a home or renewing your mortgage in Winnipeg, there are lots of ways to get a great mortgage for your needs, with a competitive rate too! Here are some things you'll need to know to get the right mortgage for you in Winnipeg.
Best mortgage rates in Winnipeg +
Rates updated:
Term | Rate | Type | Provider |
---|---|---|---|
3 years | 3.69% | Fixed | Big 6 Bank |
5 years | 3.89% | Fixed | Canadian Lender |
4 years | 4.24% | Fixed | Big 6 Bank |
2 years | 4.44% | Fixed | Canadian Lender |
1 year | 4.94% | Fixed | Canadian Lender |
7 years | 5.11% | Fixed | CIBC |
10 years | 5.34% | Fixed | TD Bank |
6 years | 6.29% | Fixed | TD Bank |
25 years | 7.49% | Fixed | CIBC |
Winnipeg at a glance
- Population: 841,000
- Average Household Income: $68,402
- Percentage of Homeowners: 65%
Fun Facts About Winnipeg
- More than half the population of the province of Manitoba lives in Winnipeg.
- The Royal Winnipeg Ballet is Canada’s oldest ballet company and the longest continually running one in North America.
September 2025 Winnipeg housing market update
On September 15, 2025, the Canadian Real Estate Association (CREA) released Winnipeg’s housing data for August, revealing slowed momentum in buyer demand. A total of 1,287 residential properties were sold, marking a 5.4% decrease from August 2024.
New listings saw a modest decrease of 2.7% year over year, with 1,753 homes brought to market. With supply tightening, the average home price climbed 7.9% annually to $415,095, underscoring persistent competition among buyers despite softer demand.
Market conditions remain firmly in the seller’s territory. The sales-to-new-listings ratio (SNLR) declined by 2.1 percentage points to 73.4% but stayed well above the 65% threshold that marks a seller’s market. According to CREA, a balanced market falls between 45% and 65%, with anything above favouring sellers and anything below favouring buyers. With rising prices and limited inventory, Winnipeg’s housing market continues to tilt in sellers’ favour.
Read more: Canadian home sales hit highest August since 2021
Comparing the best mortgage rates in Winnipeg
The comparison tables above have the most up-to-date mortgage rates in Winnipeg, automatically updated every few minutes. One of the best things you can do to get a great mortgage rate is to compare rates between different mortgage providers and brokers.
Keep in mind that the rates listed above may be different from the rate that you're approved for. Things like your down payment, the purchase price, your credit score and the features you want for your mortgage can all affect what mortgage rate you're offered.
One of the best things you can do, no matter what stage of the journey you're in, is to get mortgage rate quotes from multiple lenders. You can get started with the tools at the top of this page. A mortgage broker can also help you find the right mortgage for your needs, as they are licensed specialists with access to multiple lenders and mortgage rates. Better still, they can provide you with expert, personalized advice at no cost to you.
Winnipeg closing costs
When applying for a mortgage in Winnipeg, you'll need to factor in the closing costs that will accompany your property purchase. Most of these will need to be paid in cash, up front, in addition to your down payment, though some of them can be added to your mortgage.
- Manitoba Land Transfer Tax: Manitoba has a province-wide land transfer tax that will need to be paid when you purchase the property. Manitoba land transfer tax rates vary based on the purchase price, ranging from 0% to 2%. You can learn more on our dedicated Manitoba land transfer tax page.
- Mortgage default insurance: If your down payment is less than 20%, you'll have to pay for mortgage default insurance coverage (often known as CMHC insurance) on top of your mortgage. This is typically rolled into your mortgage, but it's important to consider it.
- Sales tax (PST) on CMHC premiums: Manitoba used to charge PST on CMHC premiums. It scrapped the tax in 2020, as part of its response to the COVID-19 pandemic.
These are just some of the closing costs you’ll have to pay in Winnipeg. Learn more on our closing costs education centre page.
Winnipeg first-time home buyer rebates
Some Canadian provinces and cities offer a refund of the land transfer tax for first-time home buyers, in an attempt to make it easier for first-time home buyers to get into the real estate market.
Unfortunately, Manitoba does not offer such a rebate. However, Winnipeg's first-time home buyers are still able to access many of the other first-time home buyer programs in Canada.
Sources:
Jamie David, Director of Marketing and Head of Mortgages
Jamie has 15+ years of business and marketing experience. She contributes her mortgage expertise to The Globe and Mail and authors Ratehub’s mortgage and homebuying guides. read full bio
Want to learn more? Check out our comprehensive education centre
About Ratehub.ca
At Ratehub.ca, we have empowered millions of Canadians to make smarter financial decisions. Founded in 2010, we are Canada’s leading one-stop shop for mortgage rates, credit cards, insurance, personal loans, chequing and savings accounts, GICs, and investments. We are known for delivering unbeatable savings, selection, and service.Â
We believe financial products should be easy to understand and personalized to your needs. That’s why we provide tools and expert resources — from Canada’s most-used mortgage calculators to educational articles with real-world insights. We compare the best rates and products in real time from leading banks, lenders, and insurers, so you can shop for all your personal finance needs in one place. And when you're ready, our award-winning brokerage teams are here to help you every step of the way.
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We own and operate a mortgage brokerage, Ratehub.ca (formerly known as CanWise Financial), and are compensated for mortgages funded through our brokerage. Ratehub Inc. o/a Ratehub.ca & CanWise is a licensed mortgage brokerage and CMHC-approved lender. When comparing mortgage rates on Ratehub.ca, you’ll see rates from a number of lenders, including CanWise. All products are sorted according to the rates available to you and the selection criteria you’ve shared with us. Both Ratehub.ca and CanWise are owned and operated by Ratehub Inc.
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