Overview
Edmonton offers a competitive mortgage market, with a range of rates and products from both national banks and local lenders. As of July 2025, mortgage rates in Edmonton remain steady, reflecting broader national trends and slight fluctuations in bond yields. Savvy buyers and those looking to renew or refinance can benefit from comparing rates and programs to secure the best deal.
Current Edmonton Mortgage Rates
The following table highlights some of the most competitive mortgage rates currently available in Edmonton, based on the latest data from major sources:
| Term | Type | Best Rate (%) | Provider | Notes |
|---|
| 5 years | Fixed | 3.84 | Canadian Lender | Lowest available |
| 5 years | Fixed | 4.09 | CIBC | Big 5 Bank |
| 5 years | Fixed | 4.41 | ATB Financial | Local Alberta bank |
| 5 years | Fixed | 4.49 | RBC | National bank |
| 5 years | Variable | 4.35 | Scotiabank | Big 5 Bank (variable) |
| 10 years | Fixed | 5.29 | First National | Long-term option |
- Best 5-year fixed rates in Edmonton currently range from 3.84% (smaller lenders) to about 4.49% (major banks).
- Best 5-year variable rate is around 4.35% (Scotiabank).
- 10-year fixed rates are higher, with the most competitive currently at 5.29%.
Notes on Rate Types
- Fixed rates: Offer stability as your rate is locked for the term.
- Variable rates: May fluctuate with the prime rate; can be slightly lower but involve more risk.
- High-ratio vs. conventional: High-ratio applies when your down payment is less than 20% (may have slightly different rates).
Edmonton Market Conditions
- Bond yields have softened slightly, which could pressure fixed rates lower in the coming months, but rates remain stable as of July 2025.
- Pre-approval: Strongly recommended to lock in a rate for up to 120 days, protecting against potential increases while you shop.
- Edmonton’s real estate market remains active, providing buyers with options and some negotiating power on rates and terms.
Major Canadian Bank Offerings
| Bank | 5-yr Fixed | 5-yr Variable | Special Offers |
|---|
| RBC | 4.49% | 4.55% (Prime - 0.40%) | Up to $5,700 in value for eligible mortgages |
| CIBC | 4.09% | N/A | Lowest Big 5 fixed rate |
| Scotiabank | N/A | 4.35% | Leading variable rate |
| TD | N/A | 4.79% | Competitive variable special |
| ATB | 4.41% | 4.62% | Local Alberta focus |
Additional Notes
- ATB Financial: Alberta-based, sometimes offers competitive rates and local market insight.
- RBC, CIBC, Scotiabank, TD: Offer a wide range of terms, prepayment options, and incentives.
Government Programs and Incentives
- First-Time Home Buyer Incentive: Shared-equity program to reduce monthly payments.
- Home Buyers’ Plan (HBP): Allows withdrawal of up to $35,000 from RRSPs for a down payment.
- GST/HST New Housing Rebate: Can help recover some of the GST/HST paid on a new home.
Provincial Considerations (Alberta/Edmonton)
- No provincial land transfer tax in Alberta, lowering upfront costs versus other provinces.
- Property tax rates and municipal incentives can vary by neighbourhood.
First-Time Homebuyer Programs
- Federal programs are available to Edmonton buyers, including the First-Time Home Buyer Incentive and HBP.
- Local programs may exist for down payment assistance or education—check with City of Edmonton for updates.
Rate Comparison Table
| Lender | 5-Year Fixed | 5-Year Variable | 10-Year Fixed |
|---|
| Canadian Lender | 3.84% | N/A | N/A |
| CIBC | 4.09% | N/A | N/A |
| RBC | 4.49% | 4.55% | N/A |
| Scotiabank | N/A | 4.35% | N/A |
| ATB Financial | 4.41% | 4.62% | N/A |
| First National | N/A | N/A | 5.29% |
Actionable Next Steps
- Compare rates using a comprehensive platform like theratefinder to ensure you’re getting the best available deal from top Canadian lenders for residential, commercial, and construction mortgages.
- Get pre-approved to lock in your rate and strengthen your negotiating position.
- Explore first-time homebuyer programs to maximize available incentives and rebates.
- Consult with a mortgage expert to understand options specific to your financial situation and long-term goals.
Start your personalized application and compare rates now at theratefinder.ca/onboarding for tailored mortgage solutions from Canada’s leading lenders.