Kurt Woock
Mary FloryNerdy Insight: When government bond yields dipped in the first week of November, it meant the best mortgage rates in B.C. got a little better. Five-year fixed mortgage rates, for example, fell below 5.6% at some lenders. That still means passing a tough mortgage stress test, and B.C.’s high home prices won’t make qualifying for a mortgage any easier.
Find the best mortgage rates in B.C.
Mortgage Type
Purchase Price
Down Payment
Rate Type
Province
Mortgage Term
Lender |
Lender Highlights |
Rate |
Payment |
Term |
|
|---|---|---|---|---|---|
MCAP |
|
5.44%
Fixed |
$2,747
Monthly |
4 yrs.
Term |
Explore Now |
MCAP |
|
5.44%
Fixed |
$2,747
Monthly |
5 yrs.
Term |
Explore Now |
MCAN |
|
5.79%
Fixed |
$2,842
Monthly |
3 yrs.
Term |
Explore Now |
B2B |
|
6.79%
Fixed |
$3,120
Monthly |
1 yrs.
Term |
Explore Now |
B2B |
|
5.59%
Fixed |
$2,788
Monthly |
5 yrs.
Term |
Explore Now |
Marathon Mortgage |
|
5.54%
Fixed |
$2,774
Monthly |
5 yrs.
Term |
Explore Now |
Disclaimer: These rates do not include taxes, fees, and insurance. Your actual rate and loan terms will be determined by the partner’s assessment of your creditworthiness and other factors. Any potential savings figures are estimates based on the information provided by you and our advertising partners. Mortgage Brokerage Licensed in ON #12984, BC #X301004, MB and AB. Homewise can pursue mortgage brokering activity in SK, NL, NS and NB.
Data source:
The average mortgage rate in B.C.
There’s no single average for mortgage rates in British Columbia. Even if you had access to all the current mortgage rates being offered by lenders in B.C., it wouldn’t be much help when you’re mortgage shopping. That’s because the mortgage offer you receive is always specific to you and takes into account multiple factors like your credit score, the type of mortgage you want and the amount you need to borrow.
Think about the “average mortgage rate” the way you would B.C.’s average home price. It’s interesting data to have, but it’s not necessarily relevant to your own home buying journey.
Historical trend: New mortgage loans in B.C.
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B.C. mortgage rate forecast 2023
Fixed mortgage rates
Fixed rates are likely to keep rising in the third quarter of 2023 before edging down slightly by the end of the year, according to some real estate experts.
The Canadian bond market affects fixed mortgage rates, making them hard to predict. But bond yields can sometimes tell you which direction certain fixed mortgage rates are heading. For example, declining yields on five-year government bonds often indicate that five-year fixed mortgage rates may soon decline.
Variable mortgage rates
Variable mortgage rates follow your bank’s prime rate, so the amount of interest you pay can change from year to year, or even month to month. If rates fall, you’ll pay less in interest. But rising rates mean you’ll pay more.
Variable-rate mortgages are riskier than fixed-rate mortgages. So if you’re shopping for a mortgage, the variable rates you see are likely to be lower compared to fixed rates with otherwise comparable terms.
People with existing variable-rate loans have seen their rates rise multiple times recently because the Bank of Canada has been raising rates to combat stubborn inflation — and when the BoC raises its rates, bank prime rates rise, too. The BoC likely won’t relent until inflation rates are closer to 2%. Variable rates will likely stay elevated into 2024.
Current mortgage rates from Canada’s Big Six banks
Rates updated: November 11, 2023
Bank |
3-Yr Fixed Rate |
5-Yr Fixed Rate |
5-Yr Variable Rate (Closed) |
5-Yr Variable Rate (Open) |
|---|---|---|---|---|
| 7.25% | 7.09% | 7.20% | 8.90% | |
| 7.24% | 7.09% | 7.20% | 10.50% | |
| 7.14% | 7.04% | 7.20% | N/A | |
| 7.30% | 7.14% | 7.30% | 10.50% | |
| 7.24% | 7.04% | 7.65% | 10.40% | |
| 7.14% | 7.04% | 7.35% | 8.35% |
Posted rates for closed mortgages with amortization under 25 years. Data source: Canada's major banks
B.C. mortgage rate update: November 2023
In the first week of November, three- and five-year government bond yields plummeted to their lowest levels in months, dragging five-year fixed mortgage rates down with them.
Five-year terms remain the more affordable option, which puts B.C. mortgage shoppers in a real bind: A five-year term isn’t overly attractive if rates are expected decline in the next year or two, but shorter-term options may be too expensive for many borrowers to qualify for.
According to the Bank of Canada, the average posted rate for a one-year, fixed-rate mortgage was an eye-watering 8.09% as of November 8. At an average posted rate of 7.24%, three-year fixed mortgage rates might be more affordable, but they require borrowers to pass the stress test at a brutal 9.24%.
Don’t let your bank’s posted rates make you hyperventilate, though. They’re meant to be negotiated down, and should be closer to the rates found on our table above. Lenders were offering five-year fixed rates below 5.6% on certain mortgage products as of November 9.
Variable mortgage rates remain elevated after the Bank of Canada held its overnight rate at 5% on October 25. With inflation and employment both slowing, it’s possible that the Bank’s rate hikes have come to an end. But the overnight rate, and variable mortgage rates, won’t be reduced until inflation is firmly under control and heading toward the Bank’s target of 2%. That’s not likely to occur until well into 2024.
The Financial Consumer Agency of Canada recently released a set of new guidelines for the country’s mortgage lenders to follow when dealing with borrowers whose finances have been pushed to the breaking point by higher interest rates. If you’re having trouble making your mortgage payments, or are having to make uncomfortable decisions to stay on top of your mortgage, reach out to your lender or mortgage broker immediately to find out what assistance or payment flexibility might be available to you.
B.C. October 2023 housing market snapshot
Home prices in B.C. held steady in September. The average residential price was $966,530 according to the British Columbia Real Estate Association — down about $1,500 from the month before. Overall, prices are up 4.8% compared to September 2022.
Average September prices in major B.C. markets included:
- Greater Vancouver: $1,294,040
- Vancouver Island: $701,573
- Fraser Valley: $1,028,876
- Victoria: $1,005,488
B.C. home prices and sales forecast
Home prices aren’t expected to move much through the rest of 2023, according to real estate company Royal LePage, as limited supply keeps prices stable despite rising interest rates.
Buyers sitting on the sidelines hoping for a fall in home prices may be disappointed. Experts at RE/MAX Canada expect prices to climb again when the Bank of Canada’s rate hikes appear to be over — largely due to a continued shortage of available housing.
Guide to B.C. mortgage rates
Types of lenders in B.C.
A lenders. Big banks and credit unions are A lenders and offer borrowers the best rates currently available. You’ll need a strong credit score before being offered a loan, and you’ll be expected to pass a stress test.
B lenders. Some smaller Canadian banks and mortgage investment corporations work with people who have poorer credit scores or limited credit history. Rates are higher as a result.
Types of mortgages in B.C.
Fixed-rate mortgages. The interest rate stays the same for the duration of the mortgage term in a fixed-rate mortgage, even if the market fluctuates. Fixed rates typically:
- Are higher than variable interest rates.
- Provide a greater sense of certainty. You can count on it remaining stable for the length of the mortgage term.
Variable-rate mortgages. Variable mortgage rates increase or decrease whenever your lender’s prime rate increases or decreases. Variable-rate mortgages typically have rates that:
- Can be lower than fixed rates at the time you apply for mortgages. Variable rates can save borrowers money over the length of their mortgage — but only if rates remain the same or fall.
- Can increase throughout a mortgage term. When interest rates go up, the monthly payment on a variable-rate mortgage can become more expensive.
» MORE: The difference between fixed- and variable-rate mortgages
Hybrid-rate mortgage. One portion of your mortgage is subject to a variable rate and the other portion is at a fixed rate of interest. These mortgages:
- Can dampen the impact of fluctuating interest rates in a particularly turbulent or uncertain economy.
- Tend to be more difficult to transfer between lenders.
Insured vs. uninsured mortgages. If you make a down payment of less than 20% on a home costing under $1 million, you must insure your mortgage. Mortgage insurance adds to the cost of your loan. You pay a percentage of your mortgage amount, and the percentage depends on your down payment — the closer it is to 20%, the smaller your insurance payment is.
Homes worth $1 million or more require a down payment of at least 20%, so insurance is not required.
Short-term vs. long-term mortgages. Short-term mortgages last five years or less. Long-term mortgages last over five years. With a shorter term, you’ll need to renew your B.C. mortgage sooner, which can provide flexibility. Short-term mortgages often have lower interest rates than long-term mortgage rates.
Closed vs. open mortgages. The main difference between closed and open mortgages is that you can pay off an open mortgage whenever you like and not pay a penalty; if you make additional payments on a closed mortgage, you’ll generally be penalized.
Closed mortgages often offer better rates than open mortgages. But open rate mortgages may be a good option if you think you may be able to pay off your mortgage early.
» MORE: Understanding open and closed mortgages
How B.C. lenders determine mortgage rates
B.C. mortgage rates fluctuate constantly.
Two main economic factors affect mortgage rates:
- The Bank of Canada’s overnight rate, which influences variable rates.
- The bond market, which influences fixed rates.
Factors specific to you also affect the rates you’re offered. These include:
- Your credit score.
- Your income.
- Your total debts.
- The loan type you choose.
- The amount you’re borrowing.
- The term length and amortization period of your loan.
How to qualify for a lower mortgage rate in B.C.
Some factors behind rates are beyond your control, but there are steps you can take to encourage lenders to offer you the best mortgage rates. For example, you can:
- Improve your credit score. To start, pay down any outstanding debt and pay off every bill in full. A higher credit score generally results in better offers.
- Increase your income. This isn’t always easy, but any additional income will improve your financial position. Lenders look at your income to assess your ability to afford a mortgage.
- Decrease your total debts. Pay down any personal loans, student loans or other types of debts. Lenders consider your total debt load when determining the details of your loan.
- Consider all your options. See if adjusting the loan type, the term length or the amortization period of your loan could help.
How to compare mortgages from B.C. lenders
Compare the annual percentage rate (APR) instead of the interest rate alone. The APR includes the interest rate, as well as fees and closing costs the lender may charge. A lender that offers you the lowest rate may have a higher APR due to those additional costs. Comparing APRs is the best way to see what different offers will truly cost you.
Be sure you’re comparing the same type of mortgage. For a comparison to be useful, the mortgages should have the same term, amortization period and payment frequency.
Other aspects to compare when looking for the best mortgage rates in B.C. include:
- Mortgage type.
- Ease of application.
- Prepayment penalties.
- Customer service.
- Any other fees not included in the APR.
You can also compare mortgage rates in other provinces to get a sense of how the rate you’ve been offered in B.C. stacks up:
- Ontario mortgage rates.
- Alberta mortgage rates.
- Manitoba mortgage rates.
- Saskatchewan mortgage rates.
Mortgage shopping is about more than finding the best rate
A low mortgage rate is usually a primary objective for buyers, but getting the lowest rate doesn’t necessarily mean you’re getting the best mortgage for your needs.
For example, you might opt for a fixed rate, which has a higher rate than a variable rate, if you’re uncomfortable with the risk of rates rising. Or, if you expect to come into a sizable sum of money soon (via an inheritance, for example), paying a higher rate for an open mortgage, which allows you to pay it off early without penalties, could be worth it.
Factors that affect mortgage affordability in B.C.
Mortgage term
The term is the length of time your mortgage contract is valid. In Canada, mortgage terms can run anywhere from six months to as long as 10 years.
Chances are that your mortgage will have multiple terms during the amortization period until you pay it off in full.
Amortization period
A mortgage’s amortization period is the time it will take to pay off the loan in full. In Canada, the most common amortization period is 25 years. If your down payment is less than 20%, you can’t have an amortization beyond 25 years.
If your down payment is greater than 20%, you may find some lenders willing to offer amortization periods of up to 35 years.
Why would you want a shorter amortization period? You’ll pay less interest overall and potentially save thousands of dollars. A shorter amortization period, however, will result in higher monthly payments.
B.C. land transfer tax
The B.C. land transfer tax is a tax the purchaser of a home pays. The amount you pay is based on the value of your home, and the tiered-rate system means more expensive homes result in a higher rate. You’ll pay:
- 1% for the first $200,000 of your home’s value.
- 2% for any amount between $200,001 and $2,000,000.
- 3% for any amount greater than $2,000,000
The above rates cover the most common transactions. However, you’ll face different rates under some circumstances, including if:
- You’re a foreign national.
- The home is worth more than $3 million.
- The property includes a farm.
B.C. first-time home buyer programs
If you’re a first-time home buyer in B.C., you may qualify for programs, including:
- The B.C. First-Time Home Buyers’ Program, which can cut up to $8,000 from the land transfer tax owed on houses valued at $500,000 or less.
- The B.C. Home Owner Grant, which can reduce your property taxes if the home is your principal residence. This program isn’t limited to only first-time home buyers.
- The Newly Built Home Exemption, which reduces property transfer taxes on newly built homes worth less than $800,000.
Frequently asked questions for B.C. mortgage rates
As of August 2023, you could still find fixed mortgage rates for less than 5.5% and variable mortgage rates for under 6.5% for a home purchase price of $400,000 and a down payment of 10%. The rate offers you receive depend on factors like your credit
Variable mortgage rates could stay where they are until well into 2024. Fixed mortgage rates may decline a little before the end of 2023, but they may not decrease significantly until next year.
B.C. First-Time Home Buyer Guide
To succeed in British Columbia’s competitive housing market, first-time buyers should get their finances in order and explore grants and assistance programs that can improve affordability.
Clay Jarvis
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