Mortgage Basics

How Much Will a $600,000 Mortgage Cost You

How Much Will a $600,000 Mortgage Cost You

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    Mortgage payments are a long-term financial commitment. Home prices and interest rates have risen significantly in many parts of Canada over the last few years, and many Canadians have become increasingly worried about the affordability of committing to a mortgage.

    If you’re looking to take out a $600,000 mortgage, it’s important to know how much it will cost you, not just on a monthly basis but over the life of the loan. In this post, we’ll go over the details and answer questions about the cost of monthly payments and what total interest you could end up paying on the mortgage based on some interest rate scenarios and popular amortization periods.


    Key Takeaways

    • A $600,000 mortgage will have monthly payments that vary based on the interest rate and the amortization.
    • The total interest paid over the life of a $600,000 mortgage can be substantial and affected by changes in interest rates over the life of the mortgage and the amortization selected.
    • You will pay more in interest over the life of your mortgage with a longer amortization.

    Are you a first-time buyer?

    Monthly Payments for a $600k Mortgage

    Monthly payments on a $600,000 mortgage will depend on several factors, including your interest rate and the amortization. 

    A mortgage calculator like nesto’s can help you estimate payments based on these variables. Typically, your mortgage payment will comprise the principal amount and interest. 

    If you put down less than 20% as a down payment, your mortgage will include mortgage default insurance unless paid with cash, which is not added to your mortgage. 

    By paying for your mortgage insurance with cash, you can take advantage of the lower insured mortgage rates without amortizing it over the duration of your mortgage. Additionally, you have the option with most lenders to include property taxes as part of your mortgage payment, which will be collected and remitted on your behalf. 

    • For example, using nesto’s current 5-year fixed rate of 5.39%, your monthly payment on a $600K mortgage with a 25-year amortization would total around $3,624, while a 30-year amortization would be approximately $3,343. This lower amount is due to the principal being spread out over an extra 5 years, but keep in mind that you will pay more in interest-carrying costs the longer your amortization.

    Note: Your payment may differ depending on your mortgage term, amortization, and payment frequency selected when you obtain your mortgage. 

    Here’s what monthly payments may look like for you based on a few different interest rate scenarios (rounded to the nearest dollar):

    Interest Rate Monthly Payment (25-Year Amortization) Monthly Payment (30-Year Amortization)
    5.00% $3,490 $3,202
    5.25% $3,576 $3,292
    5.50% $3,662 $3,383
    5.75% $3,750 $3,476
    6.00% $3,839 $3,569
    6.25% $3,928 $3,663
    6.50% $4,019 $3,758
    6.75% $4,110 $3,855
    7.00% $4,202 $3,952
    7.25% $4,296 $4,050
    7.50% $4,389 $4,148
    7.75% $4,484 $4,248
    8.00% $4,579 $4,348

    Where to Find the Best Rates on a $600k Mortgage

    Securing the best interest rate on your mortgage can significantly affect your total monthly costs. A great place to start is to compare offerings from different banks and lenders. This can be done by visiting the various bank and lender websites, using online comparison tools like nesto’s comparison page, or consulting a mortgage expert directly.  

    Prime lenders (some of whom are A lenders) will often have the best rates to offer. However, you must meet the strict qualifying criteria of these lenders to obtain the best rates. Subprime lenders (B and private lenders) will often have higher rates when compared to prime lending. These lenders are typically better suited for those with more equity in the subject property, self-employed income, or needing help to meet the qualifying criteria of prime lending. 

    Private (also known as syndicate) lenders loan out money directly to the borrower as investors and set their own terms, conditions, and rates for the mortgage. Interest rates tend to be higher than prime and subprime lenders, but offer mortgages to those who require a non-income qualifying (NIQ) solution. 

    Remember that the lowest rates don’t always mean the best deal. Consider other features and benefits like prepayment options, porting privileges, and any restrictions that could see you incur a hefty penalty if you prepay or pay off your mortgage before the term ends. 

    Total Interest Paid on a $600k Mortgage

    The total interest you’ll pay on a $600,000 mortgage over its lifetime can be considerable. 

    Using nesto’s current 5-year fixed rate of 5.39% and a 25-year amortization, you would pay approximately $151,685 in interest over a 5-year term. If you look at the full 25 years, assuming your interest rate never changes, that figure balloons to $487,206.

    However, if you opt for a 30-year amortization to lower your monthly payments, you would pay approximately $154,095 in interest over the 5-year term and $603,546 over the entire 30 years, assuming your interest rate never changes. 

    How to Apply for a $600k Mortgage

    The application process for a $600,000 mortgage with nesto typically involves the following steps:

    1. Prepare Documents: Gather all the necessary documents, including proof of income, bank statements, and identification.
    2. Find a mortgage lender or visit https://www.nesto.ca/online-mortgages-brand/ 
    3. Complete the application: don’t include an address for the property unless you have already located one – a prequalification can be obtained when the subject property is not confirmed. Include details from the MLS listing if you have found a property where your offer is accepted. A nesto sales development representative (SDR) may reach out to you at this point to help you with your application.
    4. Book a meeting:  an expert at nesto will speak to you to understand your financial situation and match it to the most suitable mortgage solution for your needs. After meeting with an expert, a nesto processor will be assigned to help you fully complete or update any documentation needed to take your application to the finish line.
    5. Get approved – you’ll get firm or conditional approval of financing from nesto.
    6. Provide additional documentation – include anything missing, including your realtor and solicitor’s contact information. Your nesto processor will contact you to help you complete your mortgage application.
    7. Receive instructions – instructions are sent to your solicitor or notary.
    8. Pay outstanding costs – Your notary or solicitor will confirm any outstanding closing costs, including your downpayment, land transfer taxes, title insurance/search/survey/land transfer office fees, and legal fees.
    9. Sign on your mortgage – you’ll book an appointment to sign with your solicitor.
    10. Get keys to your new home – you’ll receive the keys to your new home on your closing date.

    Frequently Asked Questions

    What is the monthly mortgage payment on a $600,000 mortgage?

    The monthly mortgage payment will be determined by the interest rate and amortization you’ve chosen. If you put less than 20% down on your $600K mortgage, you will be required to pay mortgage default insurance, typically included in your mortgage payment, unless the amount is paid in cash upfront. You may also choose to include property taxes in your monthly mortgage payment, which your lender will collect and pay on your behalf. 

    For example, if you use the principal and interest only to calculate your monthly mortgage payments, you would expect to pay $3,490 a month on a $600K mortgage with a 5% interest rate and 25-year amortization. 

    What income do you need for a $600,000 mortgage in Canada?

    The income needed for a $600,000 mortgage will depend on a number of factors, such as how much debt you already carry, how much you have saved for a downpayment, and current interest rates. The easiest way to determine what income you need is to calculate your debt-to-income ratios. A general rule of thumb is that you can afford 3 to 4x your income as a mortgage with a 20% downpayment. 

    Income Needed = (monthly payment + taxes/12 + $100 for heating + condo fees/2)*12/0.39*

    Your monthly payment is based on a rate of +2% over 25 yrs or 30 yrs.

    The 0.39* factor is changed to 0.35 whenever you use 30 years for amortization or have a 20% downpayment to contribute to your home purchase.

    How can I find the best rate for a $600,000 mortgage?

    To find the best rate for a $600,000 mortgage, compare offerings from different banks and lenders. You can do this by using comparison tools or consulting a mortgage expert. nesto makes it easy to compare mortgage rates in your province or territory.

    Are there any hidden costs with a $600,000 mortgage?

    There are no hidden costs with a $600,000 mortgage. In addition to the principal and interest you’ll pay as part of your monthly mortgage payments, you may also need to consider some additional costs. These monthly and other recurring expenses can include property taxes, home insurance, as well as mortgage default insurance. You’ll also want to consider one-time costs such as home appraisals and inspections, land transfer taxes, moving expenses and closing costs. You’ll want to set aside between 1.5% and 4% of the purchase price for closing costs, depending on the province where the property is located.

    Final Thoughts

    Understanding the full impact of a $600,000 mortgage, not only what you expect as monthly costs but also how much interest you will pay over the life of the loan, can help you realize the full implications and costs of taking on a mortgage.  

    Contact nesto’s mortgage experts today for the best rates on your mortgage.

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