Winnipeg Mortgage Rates —
Fixed & Variable.
Compare current Winnipeg mortgage rates and secure the right fixed or variable rate for your home purchase, renewal, or refinance. As of September 2026, the Bank of Canada’s policy rate is 2.25% and bank prime is 4.45%. Discounted 5-year fixed rates are generally in the low-to-mid 4% range, and 5-year variable rates are generally priced below prime.
Rates guided by Poupe Vongkhamchanh, Mortgage Agent with CENTUM Financial Services LP (AFC), serving Winnipeg and Manitoba homeowners. View full profile on CENTUM →
rate hold
Get today’s Winnipeg mortgage rate.
Mortgage rates change with bond yields, sometimes several times a week, and the rate you qualify for depends on your down payment, credit, income and property. Rather than post a table that goes stale, Poupe quotes your actual rate across the lenders we work with.
Call (204) 960-0874 or tap “Get approved” for a personalized quote. It’s free and there’s no obligation.
Where Winnipeg mortgage rates are headed.
Winnipeg mortgage rates move on two things: the Bank of Canada’s policy rate, which sets prime and drives variable rates, and Government of Canada 5-year bond yields, which drive fixed rates. On September 2, 2026 the Bank held its policy rate at 2.25% for the seventh decision in a row, so bank prime is 4.45%. Fixed rates still moved over the summer, because bond yields rose in August.
No one can promise where rates go next. The practical question is how much payment movement you can live with. A variable rate moves with prime; a fixed rate locks your payment for the term; shorter fixed terms (2–3 years) are a middle path. Poupe will lay out the trade-offs for your situation, using real quotes rather than forecasts.
Five highlights on Winnipeg mortgage rates.
Every Manitoba lender in one place
Cambrian Credit Union, Assiniboine Credit Union, Access Credit Union, Steinbach Credit Union, plus RBC/TD/BMO/Scotiabank/CIBC/National Bank and 30+ broker-channel lenders compared side by side.
Manitoba costs factored in
Every quote reflects Manitoba land transfer tax and closing costs, not just the headline rate.
Rate shopping, done for you
We compare discounted rates across lenders for your term, not posted rates. If rates fall before closing, we’ll ask your lender to reprice where their policy allows.
Quotes for your situation
Your rate depends on down payment, credit, income, property and term. We quote what you can actually get, not a teaser rate.
Amortization & payment schedule
Our mortgage calculator breaks down interest paid, principal, and total cost of borrowing across your full amortization period.
Compare rates, learn more about pre-approval, and apply with trusted advice built for the Winnipeg housing market.
Why choose our mortgage rate comparison.
Mortgage rates from our brokerage give you leverage that big six banks rarely match on their own. We’re a licensed mortgage brokerage serving the province of Manitoba, and we work for you, not the lender.
Our team of mortgage experts compares fixed rates, variable rates, and insured mortgage options across Canadian lenders — including Cambrian Credit Union, Steinbach Credit Union, Assiniboine Credit Union, Access Credit Union, RBC, Scotiabank, BMO, and CIBC. You see the annual percentage rate, terms, and conditions side by side. No guesswork.
We negotiate special rates and rate holds up to 120 days. Your best rate stays locked while you finalize your purchase price. If rates fall before closing, we’ll ask your lender to reprice where their policy allows.
Our advice comes at no cost to you. In most cases the lender pays the broker’s compensation, and we disclose it plainly before you sign. You get expert personalized advice, a clear payment schedule, and honest answers about mortgage default insurance and CMHC premiums.
We know the Winnipeg housing market — from Charleswood to Transcona, from Selkirk to Portage la Prairie. Up-to-date Manitoba mortgage rates make choosing us simple. Apply for a variable rate or fixed mortgage rate today, and keep more money in your account.
Signs you need to compare mortgage rates.
Mortgage rates matter most when your financial situation changes and your current rate no longer fits. These five signs mean it’s time to compare.
Your mortgage term is ending
A renewal is the moment lenders quote posted rates that beat their best rate. Shop the market before you sign the loan agreement — a better fixed or variable rate could cut your monthly payment by hundreds.
Prime rate has moved
When the Bank of Canada changes the overnight rate, variable mortgage rates follow. A variable rate mortgage carries a fluctuating interest rate, meaning your interest paid rises or falls with lenders’ prime rates.
You’re buying a home for the first time
First-time home buyers need a pre-approval and a rate hold. A mortgage broker can arrange a low interest rate, factor Manitoba land transfer tax, and estimate mortgage default insurance so your down payment percentage works.
You want to refinance or transfer
A switch transaction moves your mortgage to a lender offering better rates. Refinancing lets you access equity, consolidate debt, or fund a construction project. Compare the interest penalty against the savings first.
Your income or property value changed
A higher property value or stronger income opens lower interest rate tiers. Investment property, vacation property, and rental income all affect qualifying rates.
Not sure which one is you?
Each sign points to one action: compare mortgage rates with a licensed professional who knows Winnipeg and Manitoba lending.
Our mortgage rate process.
Mortgage rates become clear once you follow a simple, step-by-step process. We built ours to save you time and money.
Answer a few questions
Tell us your purchase price, down payment, mortgage term, and whether you want a fixed or variable rate. Takes 5 minutes.
We compare lenders
Our brokers pull current mortgage rates from Cambrian Credit Union, Access Credit Union, RBC Royal Bank, and 30+ other Canadian lenders.
Review your quote
We show the annual percentage rate, amortization period, and a full payment schedule via our mortgage calculator.
Lock your rate
We secure a rate hold of up to 120 days where the lender offers one, protecting you if rates rise before you close.
Submit your application
We complete your mortgage application, coordinate credit approval, and arrange mortgage default insurance where required. CMHC premiums calculated up front.
Close with confidence
We finalize the mortgage loan agreement, confirm Manitoba land transfer tax, and walk you through closing costs.
Lenders we compare.
Mortgage rates come from trusted Canadian lenders and Manitoba credit unions we compare every day.
Plus broker-channel lenders — First National, MCAP, Manulife Bank, and 30+ others we access on your behalf. Your member safety remains a top priority: deposits at Manitoba credit unions are governed by provincial guarantee protection. We help you compare rates with confidence and secure funds through licensed, regulated institutions only.
Frequently asked questions about Winnipeg mortgage rates.
Still wondering about something? A quick, no-pressure call clears it up fastest.
Mortgage rates are the interest rate a lender charges on your home loan. Rates come in two forms — fixed rates, which stay constant for the length of the term, and variable rates, which move with lenders’ prime rates and the Bank of Canada’s overnight rate.
Mortgage rates change on two different schedules. Fixed mortgage rates move with 5-year Government of Canada bond yields, sometimes several times a day. Variable rates change only when the Bank of Canada adjusts the overnight rate, which happens on eight fixed announcement dates per year. Call for a current quote before you make a decision.
Winnipeg mortgage rates differ between lenders because each institution sets its own pricing based on funding cost, competition for your business, and mortgage type. Cambrian Credit Union, RBC, and Access Credit Union will often quote different fixed rates and variable rates for the same 5-year term — sometimes by half a percentage point or more. Comparing is the single biggest lever on the interest you’ll pay.
A variable rate mortgage carries a fluctuating interest rate tied to the lender’s prime rate. Your rate is expressed as prime minus a set percentage (for example, prime − 0.75%). When the Bank of Canada raises or lowers the overnight rate, prime moves, and your interest rate moves with it. Depending on the product, your monthly payment may stay stable or adjust with the rate change.
Yes, you can lock your mortgage rate for up to 120 days before closing. We secure a rate hold as soon as you’re pre-approved, protecting your best rate against market increases. If rates fall before closing, we’ll ask your lender to reprice where their policy allows.
Yes, your credit score directly affects the mortgage rate you qualify for. Along with your down payment percentage and loan-to-value ratio, credit score shapes which tier of pricing a lender offers. A credit score above 720 typically unlocks the lowest posted rates.
The best mortgage rates in Winnipeg change daily, but a few patterns hold. Manitoba credit unions — Cambrian, Assiniboine, Access, and Steinbach — often beat the big six banks on posted rates because they’re member-owned. Broker-channel lenders usually undercut both. Get a current quote before you sign; the best rate changes often.
The monthly payment on a $500,000 mortgage in Winnipeg depends on your rate and amortization. At a 5-year fixed rate of 5.00% with 25-year amortization, the monthly principal-and-interest payment is approximately $2,908. At 4.50%, it drops to about $2,777 — a $131 monthly savings, or $7,860 over the five-year term. Add roughly $200–$400 monthly for property taxes and home insurance. Use our Mortgage Calculator for your exact payment.
Whether a 2-year or 5-year fixed-rate mortgage is better depends on where you think rates are headed. A 5-year fixed wins when you want predictable payments and expect rates to rise or stay flat. A 2-year fixed wins when rates are historically high and you expect the Bank of Canada to cut, letting you renegotiate sooner at a lower rate.
Mortgage rates dropping to 3% again is unlikely in the near term. The sub-3% era of 2020-2022 was driven by emergency pandemic policy — the Bank of Canada’s overnight rate sat at 0.25%. As of September 2026 the policy rate is 2.25% and discounted 5-year fixed rates are generally in the 4% range; nobody can reliably predict a return to 3%.
Call to lock your rate today.
No cost, no obligation, up to 120-day rate hold across every Manitoba lender we work with.