Our mortgage rates.
CASH BACK OFFER
Get up to $5,800 in value with a new mortgage. Offer expires September 30, 2026. Terms & conditions apply.
Mortgage savings for Vancity members.
Get a member preferred rate on eligible mortgages, including 3.42% on a 5-year variable
mortgage. Plus up to $5,800 in value with your new mortgage. Terms and conditions
apply. Offer is valid until August 14, 2026.
3.82% APR¤
Member preferred rates
3-year fixed-term fixed-rate high-ratio insured
3.92% APR◊
Member preferred rates
3-year fixed-term fixed rate
3.42% APR◊
Member preferred rates
5-year fixed term variable rate††
Member preferred rates.
Get rewarded for bringing more of your banking to Vancity. When you meet the eligibility requirements below you can qualify for member preferred mortgage rates with an 80-day rate guarantee.1 Offer ends August 14th, 2026. Talk to us to learn how to qualify for your special mortgage rate.
To qualify for the offer you must meet these two eligibility requirements at the time of your mortgage funding:
- You must have a recurring direct deposit setup with a Vancity chequing account (excluding a Pay As You Go account)
- You must have 1 additional product from the list of eligible products below
Eligible Products:
Vancity enviro™ Visa* card2
An Investment account with Aviso Wealth and a minimum account balance of $5,000
New to Vancity deposits (registered/non-registered) and/or new investments into an existing investment account of a minimum of $5,0003
CUMIS creditor insurance on the mortgage being opened4
Vancity business account5
| Account Rate as of 2026‑07‑10 | Member preferred rate1 Used to calculate your mortgage | APR† Total cost of borrowing, includes interest and fees |
| 3-year fixed-term residential | 3.89%◊ | 3.92%◊ |
| 4-year fixed-term residential | 3.94%◊ | 3.97%◊ |
| 5-year fixed-term residential | 3.99%◊ | 4.01%◊ |
| 5-year variable rate fixed-term†† | 3.40%◊ | 3.42%◊ |
| 3-year fixed-term fixed-rate insured residential | 3.79%¤ | 3.82%¤ |
4-year fixed-term fixed-rate insured residential | 3.84%¤ | 3.87%¤ |
| 5-year fixed-term fixed-rate insured residential | 3.89%¤ | 3.91%¤ |
| 5-year variable rate fixed-term insured†† | 3.35%¤ | 3.37%¤ |
Rates shown are based on meeting the requirements of having a recurring direct deposit setup with an eligible chequing account and a minimum of 1 additional eligible product. Terms and conditions apply. Not all applicants will qualify.
High-ratio insured mortgages.
Own with as little as 5% down with an fixed-term fixed-rate insured mortgage.
| Account Rate as of 2026‑07‑10 | Rate* Used to calculate your mortgage payment amount‡ | APR† Total cost of borrowing, includes interest and fees |
1-year fixed-term fixed-rate insured residential | 4.05%¤ | 4.15%¤ |
2-year fixed-term fixed-rate insured residential | 4.24%¤ | 4.29%¤ |
| 3-year fixed-term fixed-rate insured residential | 4.34%¤ | 4.37%¤ |
| 4-year fixed-term fixed-rate insured residential | 4.39%¤ | 4.42%¤ |
| 5-year fixed-term fixed-rate insured residential | 4.44%¤ | 4.46%¤ |
Fixed-term fixed-rate mortgages.
Combine a lower interest rate with a predictable payment schedule and the option to repay a portion of your mortgage ahead of time.
| Account Rates as of 2026‑07‑10 | Rate* Used to calculate your mortgage payment amount‡ | APR† Total cost of borrowing, includes interest and fees |
3-year fixed-term fixed-rate (special offer) | 4.39%** | 4.42%** |
4-year fixed-term fixed-rate (special offer) | 4.44%** | 4.47%** |
| 5-year fixed-term fixed-rate (special offer) | 4.49%** | 4.51%** |
| 6-month fixed-term residential | 5.49%◊ | 5.69%◊ |
| 1-year fixed-term residential | 4.15%◊ | 4.25%◊ |
| 2-year fixed-term residential | 4.34%◊ | 4.39%◊ |
| 3-year fixed-term residential | 4.44%◊,α | 4.47%◊,α |
| 4-year fixed-term residential | 4.49%◊,α | 4.52%◊,α |
| 5-year fixed-term residential | 4.54%◊ | 4.56%◊ |
| 7-year fixed-term residential | 4.97%◊ | 4.98%◊ |
| 10-year fixed-term residential | 5.29%◊ | 5.30%◊ |
Open-term fixed-rate mortgages.
Get a low interest rate guaranteed for 5 years, predictable fixed payments and the flexibility to prepay annually a portion of your mortgage ahead of time.
| Account Rate as of 2026‑07‑10 | Rate* Used to calculate your mortgage payment amount‡ | APR† Total cost of borrowing, includes interest and fees |
6-month open-term residential | 9.75%◊ | 9.95%◊ |
1-year open-term residential | 9.75%◊ | 9.85%◊ |
| 2-year open-term residential | 5.34%◊ | 5.39%◊ |
| 3-year open-term residential | 5.18%θ | 5.21%θ |
| 5-year open-term residential | 5.54%◊ | 5.56%◊ |
Variable rate mortgages.
Take advantage of a lower interest rate and fixed monthly payments with a variable mortgage, available with open or fixed term.
| Account Rate as of 2026‑07‑10 | Rate* Used to calculate your mortgage payment amount‡ | APR† Total cost of borrowing, includes interest and fees |
5-year variable rate fixed-term (Vancity homeprime rate - 0.50%)†† | 3.95%◊ | 3.97%◊ |
5-year variable rate open-term (Vancity homeprime rate + 3.30%)†† | 7.75%◊ | 7.77%◊ |
Find a specialist near you.
Interested in a new mortgage or refinancing? Browse our mortgage specialists to connect with someone in your area.
Talk through your questions.
For general mortgage inquiries or help with renewing your mortgage, book a time that works for you and we’ll give you a call back.
Tools to help you get on track.
Trademark of Visa Int., used under license
This mortgage promotional rate offer (the “Offer”) is available for: (i) a new personal mortgage from Vancity; (ii) an existing personal mortgage that you switch from another financial institution to Vancity; (iii) a mortgage refinance at Vancity; or (iv) renewing your existing mortgage at Vancity. Conditions apply. The mortgage must meet all of the criteria detailed in either (a) or (b):
a) A fixed term of 3, 4 or 5 years (includes 5-year Homeprime Variable Fixed Term) on a residential owner-occupied property; or
b) 20% or greater down payment on the residential owner-occupied property with purchase price under $1,000,000; a mortgage amortization of 25 years or less, and a 3, 4, or 5-year fixed term
Members are required to purchase mortgage default insurance when there is less than 20% down payment on the property, the property must be residential owner-occupied property and purchase price is under $1,000,000. As of August 1, 2024, qualified first-time home buyers purchasing new construction intended for homeowner occupancy, who are required to purchase mortgage default insurance, will be able to amortize their mortgage over 30 years. Eligible mortgage default insurance providers are CMHC Insurance and Genworth Insurance which may have additional eligibility conditions, limitations, and exclusions. Rental properties are not eligible. These rates and the “Offer” are subject to change or may be withdrawn or extended at any time without notice. All applicants must meet the Vancity lending criteria. The Vancity member preferred mortgage rates is subject to credit approval and other review by Vancity in Vancity’s sole discretion. Vancity reserves the right to modify or terminate the member preferred mortgage rate offer at any time without prior notice. The Offer cannot be combined with other mortgage incentives except for the Vancity Mortgage Cashback promotion and its associated terms and conditions.
Vancity members must complete the following criteria to receive this promotional rate
offer:
- Members must either open or already have an eligible Vancity Chequing account (an “Account”) before or at the time of mortgage funding. The Account can be any Vancity Chequing account that is not a Pay-As-You-Go Chequing.
- Members must complete (or already have completed) before or at the time of mortgage funding: Set up and receive the full amount of an automated, recurring direct payroll deposit or eligible Government credit to the account.
- Only direct deposits with eligible Payments Canada transaction codes or direct deposits by employers approved by Vancity will qualify. If you are not sure if your direct deposit type is eligible, please contact a Vancity representative. Non-standard employment arrangements, such as on-demand platform work (e.g., DoorDash, Skip the Dishes, Uber, Uber Eats, Lyft) or business owners paying themselves from their business accounts, may still qualify and will be reviewed by Vancity on a case-by-case basis. The Direct Deposit must originate from a single source and be recurring on a minimum of a monthly basis. Payroll deposits must not be split between multiple Accounts or Financial Institutions. Vancity reserves the right to determine what is considered payroll deposit and whether any payroll deposit has been split.
- In addition to having an Account and automated recurring Direct Deposit, members must have at least one of the following Eligible Products before or at the time of mortgage funding:
- Vancity enviroTM Visa* card
- An Investment account with Aviso Wealth and a minimum account balance of $5,000 CAD
- New to Vancity deposits (registered/non-registered) and/or new investments into an existing investment account of a minimum of $5,000 CAD
CUMIS creditor insurance on the mortgage being opened
Vancity business chequing account
- Mortgage must be advanced, completed, funded, renewed, switched 80-days from the mortgage promo pre-approval date.
Member must be the Primary Cardholder (not an authorized card user) of an eligible personal Vancity enviroTM Visa card to receive the promotional Offer. Approval for a Vancity Visa account is subject to credit approval, and to meeting minimum income and/or assets under management requirements. You must be a British Columbia resident and be at least 19 years old. For any credit application, we will obtain your credit bureau report to confirm eligibility for a Vancity Visa account.
Creditor’s group insurance is optional and is underwritten by Co-operators Life Insurance Company. Supporting services, such as enrolment intake, medical underwriting and claims administration, are provided by the employees of CUMIS services Incorporated, a subsidiary of Co-operators Life Insurance Company. Coverage is governed by terms and conditions of the creditor group insurance policy issued to the creditor and is subject to the terms, conditions, exclusions and eligibility requirements. See the Product Guide and Certificate of Insurance for full Coverage details.
Eligible business accounts for this promotion include: Independent Business Account, Business Full-Serve Package, Business Self-Serve Package, Community Service Package, Business USD Chequing, Business USD Savings, Lawyer Trust Account, Notary Trust Account, Realtor Trust Account, USD Lawyer Trust Account and Business JumpstartTM Savings.
The annual percentage rate (APR), compounded semi-annually, not in advance. The APR is based on a mortgage of $300,000 with monthly payments, a 25 year amortization and an appraisal fee of $300. Appraisal fees are subject to change and an increase may result in an increase to the APR. You may be required to pay additional fees which would increase your APR. If there are no cost of borrowing charges, the APR and the interest rate will be the same. 5-Year Variable Rate Fixed Term Mortgage interest rate is compounded monthly, not in advance. Vancity’s Variable Rate mortgage offers you a variable interest rate based on Vancity’s Variable Rate over a 5-year fixed term. Rate changes when Vancity Variable Rate changes. Rates subject to change without notice. Refer to the Vancity Variable Rate section for more information.
Some conditions apply. Available to Vancity members on new and renewing mortgages where the mortgage loan-to-value is less than 75% and the amortization is 25 years or less. Must be owner occupied. All applicants must meet the Vancity lending criteria. Rate is subject to change or may be withdrawn without notice at any time.
Some conditions apply. Available to Vancity members on new and renewing Vancity FlexPath Mortgages, designed for members who fall outside conventional lending policy but demonstrate the capacity and intent to repay. Available where the mortgage loan‑to‑value is less than 75%, the amortization is 30 years or less, and the property is owner‑occupied. All applicants must meet Vancity lending criteria. Interest rate may be higher based on a borrower’s credit profile. Rates are subject to change or may be withdrawn without notice at any time. To learn more about eligibility and qualification requirements, members can book an appointment with a Mobile Mortgage Specialist
Some conditions apply. Available to Vancity members on new and renewing mortgages where the mortgage loan-to-value is less than 75% and the amortization is 25 years or less. Must be owner occupied. All applicants must meet the Vancity lending criteria. Rate is subject to change or may be withdrawn without notice at any time. Limited time offer and subject to change anytime. Cannot be combined with mortgage renewal discounts or any Exclusive Rate Discounts
Available to members with less than 20% down payment, a residential property with a purchase price under $1,500,000, the amortization is 30 years or less, owner occupied, and who are eligible for and purchase mortgage default insurance. Default insurance is subject to eligibility conditions, limitations and exclusions. All applicants must meet the Vancity lending criteria. The annual percentage rate (APR), compounded semi-annually, not in advance. The APR is based on a mortgage of $300,000 with monthly payments, a 25 year amortization and an appraisal fee of $300. Appraisal fees are subject to change and an increase may result in an increase to the APR. You may be required to pay additional fees which would increase your APR. If there are no cost of borrowing charges, the APR and the interest rate will be the same. Rate is subject to change or may be withdrawn without notice at any time. This rate cannot be combined with the mortgage cash back offer.
Some conditions apply. Available to Vancity members on new and renewing mortgages where the amortization is 25 years or less, and residential property with a purchase price under $1,000,000. Must be owner occupied. All applicants must meet the Vancity lending criteria. Rate is subject to change or may be withdrawn without notice at any time.
The interest rate for a Vancity Homeprime (variable rate) mortgage is tied to the Vancity Homeprime Rate. As mortgage interest rates fluctuate with market conditions, they move in sync with the Vancity Homeprime Rate. This is why interest rates are written as Vancity Homeprime Rate “+” or “-” a certain interest rate amount to show how the interest rate is calculated based on the Vancity Homeprime Mortgage Rate.
Some conditions apply. This advertised rate is only available to members with 20% or greater down payment on the property, purchasing a residential owner-occupied property with purchase price under $1,000,000, and mortgage amortization of 25 years or less. All applicants must meet the Vancity lending criteria. The annual percentage rate (APR), compounded semi-annually, not in advance. The APR is based on a mortgage of $300,000 with monthly payments, a 25 year amortization and an appraisal fee of $300. Appraisal fees are subject to change and an increase may result in an increase to the APR. You may be required to pay additional fees which would increase your APR. If there are no cost of borrowing charges, the APR and the interest rate will be the same. Rate is subject to change or may be withdrawn without notice at any time.
You must qualify for a mortgage using a minimum qualifying rate set by the federal government to show you’ll be able to afford payments at an interest rate typically higher than the actual rate of your mortgage contract. As of Dec. 12, 2023, this minimum qualifying rate is either 5.25% or your interest rate plus 2%, whichever is higher.