See the posted real mortgage rate.
Brokers routinely get rates nearly two percentage points below what lenders post. See what Canadians are actually getting right now, and whether your offer is fair.
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What people are actually getting
Achievable, not average, and drawn from rates people chose to share.
The sticker price
What the big lenders show
Their posted rate, and the special they'll actually offer. Even that sits above what people get.
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4.09% the special they advertise6.09% their posted “sticker” rate, which almost nobody pays
The invisible discount
What people actually got, month by month
Every month of the corpus for this term. There's no Bank of Canada posted series for a 2-year term, so we show the attained rate on its own rather than an invented reference.
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Market pressure
What's moving rates right now
Fixed rates are priced off the 5-year government bond; variable rates off the prime rate. Here's where each sits and which way it's heading.
Fixed rates track this
Steady3.06%5-yr bond yield
The 5-year Government of Canada bond yield, which lenders price fixed mortgages off, has held roughly steady over the past three months, so fixed rates have little push either way.
Variable rates track this
Steady4.45%Prime rate
The prime rate, set from the Bank of Canada's policy rate, hasn't moved in three months. Variable rates, quoted as prime minus a discount, are steady with it.
The backdrop
Inflation and the job market are what the Bank of Canada weighs when it moves the policy rate that drives prime, which in turn feeds the bond market that sets fixed rates.
Posted 5-year currently sits 308 bps above the 5-year bond it tracks, versus a 329 bps average over three years. That's tighter than usual, so posted is tracking the bond closely.
The spread between major lenders is small, so negotiating hard off posted matters more than which big lender you pick. See who's cheapest right now. Rate figures trace to the Bank of Canada's published series.
The leaderboard
Who's giving the best rates
Originating lenders ranked by the rates their borrowers actually got, not their advertised specials.
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Typical is the median reported rate; sharpest is the low end (10th percentile). Brokers and marketplaces are a channel, not a lender, so they are shown separately, not here.
Is your rate as low as it could be?
Two questions, thirty seconds. See where you land against what people are actually getting, and whether a broker can beat it.
The forecast
Where 5-year fixed is headed
Our model reads the bond market, jobs, inflation, and housing to project the achievable rate and where it is heading. This is a projection, separate from the live attained rates above.
Model's read
4.18%
projected achievable
Posted 5-year
6.09%
the sticker rate
5-year GoC yield
3.04%
the forecast's anchor
If the 5-year bond yield moves over 3 months:
The economic data behind it
What is the real mortgage rate in Canada right now?
The real rate is what borrowers are actually signing for, which sits well below the posted (sticker) rate lenders advertise. Unposted shows the current achievable rate for your exact profile, drawn from offers people report getting and benchmarked against Bank of Canada data.
Why is the posted mortgage rate higher than the rate I can actually get?
The posted rate is a public list price that almost nobody pays. Lenders negotiate down from it, and an engaged shopper, especially through a broker, typically signs below even the advertised special. The posted rate mainly matters because some prepayment penalties are calculated from it.
How far below the posted rate do Canadians actually sign?
In our data the gap has run roughly 150 to 300 basis points depending on the rate cycle. It is not advertised because it is discretionary and negotiated case by case, which is the whole reason a benchmark like this exists.
Where does Unposted's mortgage rate data come from?
From rates borrowers publicly report getting, anchored to the Bank of Canada's published market data. People who share their rates skew toward engaged shoppers, so we call these achievable rates, not a market average, and every figure carries its sample size and date. The full method is on our methodology page.
Is Unposted a mortgage offer or financial advice?
No. Unposted is an information tool, not a mortgage broker, lender, or advisor, and nothing here is a mortgage offer or personalized advice. Always confirm details with a licensed professional.