# Vancouver Mortgage Rates 2026: Live Big 5 & Lower Mainland Rates

> Current Vancouver mortgage rates from Canada’s Big 5 banks and major challenger lenders. BC Property Transfer Tax, Empty Homes Tax, Speculation Tax, and Lower Mainland market context. Updated daily.

Category: Mortgage Rates
Last verified: 2026-08-29
Source: https://ratellow.com/mortgages/rates/vancouver

## TL;DR
- Live card as of 2026-10-18: 5-year fixed 4.59% · 3-year fixed 4.54% · 5-year variable 3.49% · Prime 4.45%.
- Vancouver closing cost is BC Property Transfer Tax (plus Empty Homes / Speculation taxes where they apply). Lender contract rates are national.
- Metro Vancouver prices the largest average loan in the country, and British Columbia does not even call the closing levy a land transfer tax. Property Transfer Tax (PTT) is a provincial statute with a 3% band above $2 million and a further 2% residential surtax above $3 million.
- Uninsured straight switch at renewal: no prescribed MQR since 21 November 2024. Refinance is always tested.