Best Mortgage
Rates in British Columbia

Your Guide to Getting the Best Mortgage Rates in BC

When you’re looking for the best mortgage rates in BC, nesto is your one-stop shop. Rates in BC are very competitive due to its large and mature mortgage marketplace. You can always rely on us to help you understand how to navigate mortgages in any market and provide the best interest rate upfront.

About British Columbia

BC is Canada’s third-largest province by population and the fourth-biggest industrial contributor to Canada’s GDP.  BC has one of the most competitive mortgage markets in the country due to its rich landscape, coast shoreline and warmer climate.

Key facts about the BC market:

• BC is home to more than 5 million people, while almost half live regionally in the Greater Vancouver Area (GVA). Vancouver, Victoria and Kelowna are the largest cities in the province. The vast majority of the province remains unpopulated and undeveloped.
• BC’s GDP is almost half a trillion, with a 64% participation rate in the labour market and a 4.3% unemployment rate.
• Average homes in BC run just above $730K, whereas the range will be from $300K in some Northern BC communities to just over $1.2 Million in the Vancouver region.
• BC’s gross average household income is $91K, and the median household income is $61K.
• BC’s average mortgage balance is around $455K.
• BC municipal property tax rates range from 0.24% to 0.67% of the assessed property value.

BC Housing Market

BC has experienced some of the largest year-over-year home price increases since 2009. The Bank of Canada (BoC) increases in its Key Policy Overnight rates in 2022 have temporarily limited the growth of mortgages in the province. Property prices are starting to decrease.  However, BC’s property market remains resilient, except for a few metro areas. Prices have not dropped more than 20% thus far. 

The BoC’s rate increases may have damaged the mortgage market in BC, but we expect this to be short-lived. Canada expects more than 2 million immigrants between 2022 and 2023, with a large proportion choosing to call BC home. Over the shorter term – a combination of labour shortages, wage increases and demand due to population growth will intensify housing affordability as the federal government seeks to tame inflation.  

Over the long term, these issues will only be exacerbated as professionals, students and ex-patriates immigrate to Canada and decide to make BC home. Thus over the long term, prices are driven further up as inflation is tamed and remains lower than where these future Canadians emigrate.

British Columbia Mortgage Strategy

Fixed rates are usually priced at 1 to 1.5% more than the bond yield. Long and short-term bond yields are not showing signs of relenting soon.  Big banks have been pricing in risks as shorter-term rates rise due to their recent popularity. We expect the shorter-term rates to stay above expectations and borrowers to shift towards shorter-term fixed rates to curb risk if a purchase or renewal is on the horizon. 

The Bank of Canada (BoC) forecasting suggests that inflationary pressures will be checked back in place by the end of 2024, when we could expect rates to start decreasing. In the current market, it would be advisable to go with a fixed rate over a variable one; or take on a shorter-term fixed rate to evade the market and then renew back into a variable rate once the inflationary pressures are off.

First-Time Home Buyer Programs in BC

Several first-time home buyer incentives and programs in BC were designed specifically to help lighten the financial burden for first-time home buyers. These programs will offset some home-buying costs and help fund your down payment, which is often one of the biggest hurdles in buying your first home. See: First-Time Home Buyer Programs in Canada

BC Property Transfer Tax

Land transfer tax rates in BC are calculated based on the property’s purchase price.

Learn About Rates & Mortgages in BC

Welcome to our Frequently-Asked Questions (FAQ) section, where we answer the most popular questions our nesto advisors receive daily across BC, designed to help you make informed mortgage decisions whenever you need a new mortgage or to renew/refinance an existing one.

What Affects My Mortgage Rate in BC?

Factors such as credit score, income, down payment and purpose of the loan play a role in determining how your mortgage rate is priced.

Mortgage rates in Canada vary depending on different factors such as the borrower’s credit, the property which is being used as collateral, the borrower’s income capacity to service the debt, the borrower’s capital in the form of savings/investments and down payment, and most importantly, conditions. Conditions such as the purpose of the loan and the loan-to-value (LTV) ratio – these two conditions will have the most impact on the rate. The mortgage rate is priced based on the risk associated with that mortgage, property and borrower.

The lowest rate is not the most important aspect of getting a mortgage that will save you the most interest. Sometimes the lowest rate is the “no frills” or “restricted” or “limited” mortgage that a lender offers which, on top of not having a high rate, doesn’t have any prepayment privileges or other features such as portability or assumability. 

Down Payment

The down payment size will determine your loan-to-value (LTV) ratio and whether you must also purchase mortgage default insurance. LTV is most important to mortgage rate pricing with insured or insurable lending criteria.

Insured and insurable mortgage rate pricing applies on properties valued at less than $1 million; the amortization is up to 25yrs. In such cases, the lender will provide a better rate as there is a lower risk of loss. 

You would need to purchase the insurance on the front end in the case of an insured purchase with less than a 20% down payment. To give you a lower rate, lenders can also purchase the insurance on the back end to lower the default risk on the mortgage if your down payment is more than 20%. 

An insured mortgage is qualified as such when your down payment is less than 20%. Therefore, you will need to purchase default (high ratio) insurance. 

Amortization Period

The amortization period cannot exceed 30 years on the prime lending side. The maximum allowable amortization is 25 years on mortgages with less than a 20% down payment or equity in the property at the time of renewal. You can go up to 30 years of amortization on mortgages with down payments of 20% or more. 

The longer the amortization, the lower your mortgage payment. The shorter your amortization period, the more money you save on interest over the term or life of the loan. The difference between two identical mortgages with different amortizations is the interest-carrying cost for the extended time the money is lent out.

Property Usage

If you’re buying a home you intend to live in, this is considered your primary residence and will be known as owner-occupied. If you’re buying an investment property you intend to rent to others, you’ll pay higher interest rates than your primary residence. Or purchase a primary residence with a second separate legally registered suite. Your property will be an owner-occupied rental, with access to the lowest rates as a primary residence. 

The logic behind your higher rate for a mortgage on a property solely for investment purposes is if money is tight, people will pay the mortgage on their primary residence before other obligations. As such, lenders build added risk into the rates for rental properties.

Mortgage Type

The type of mortgage you select will majorly affect your mortgage rate. Mortgage types such as adjustable, variable, fixed, open, closed, standard charge or revolving home equity lines of credit (HELOCs) under a collateral charge are all personal choices based on your unique financial planning needs.

When looking at open versus closed mortgages, for instance, it’s important to note that open mortgages are priced higher because of the flexibility they offer to pay the mortgage off at any time without facing a penalty.

There are two types of variable rate mortgages, those that have static payments and those that have variable or fluctuating payments. Static payment variable rate mortgages are more specifically called variable rate mortgages (VRM); variable rate mortgages with a variable payment, in which the payment adjusts with changes in the lender’s prime rate, are more accurately called adjustable rate mortgages (ARM). Commonly, they are both known as variable-rate mortgages.

Your Credit Score

nesto has a specific minimum FICO score requirement of 680 or 720 out of 900 to provide you with the best mortgage rate. Our strict underwriting guidelines do not permit missed payments, especially mortgage payments. To explain missed payments, you must show whether it was a mishap due to poor budgeting or cash flow. Moreover, you must prove that your monthly obligations and carrying costs do not exceed your income. Underwriters will want to know if you have implemented any practices to avoid any negative habits in the future.

What are the Different Types of Mortgages?

Open VS Closed Mortgage

With an open mortgage, you can prepay any amount anytime without a prepayment penalty. The compromise for having an open mortgage is that interest rates are higher to make up for the flexibility of paying it off at any time.

With a closed mortgage, on the other hand, the interest rate is more attractive than an open mortgage because you’re limited by how much extra you can pay toward your mortgage each year. The lender can also expect to make interest from you for a set amount of time versus the uncertainty of having your whole balance paid off at any time.

An open mortgage only makes sense for someone unsure about their short-term goals, such as being relocated for work or knowing that a separation or divorce is imminent after the maturity date. An open mortgage may be suitable for someone expecting a large inheritance earmarked for a prepayment – more than the annual allotment on their mortgage contract. It is best to complete a cost analysis to ensure that the interest saved with an open term exceeds the penalty due to a prepayment over and above your allotment.

Fixed Mortgages

BC’s most common mortgage term is 5 years, specifically the 5-year fixed-rate mortgage. While this isn’t always the most economical option for everyone, it has become the most popular. A fixed-rate benefits budgeting and offers financial stability, given that mortgage payments always remain the same. 

Deciding on a fixed rate is a question of personal choice and risk appetite. We would recommend speaking with a mortgage professional to assess any material risks that may pose a concern for you over the term of your mortgage. 

For a first-time home buyer (FTHB) who is getting used to all their new bills related to owning a home, it is recommended that they choose a fixed rate to provide some stability during the first term of their mortgage. By making their biggest monthly obligations (mortgage, condo/maintenance/strata fees and property taxes) static amounts, they can take the time to put together a financial plan and start to put aside some money towards their emergency savings.

Variable Mortgages

A variable rate mortgage has proven to save borrowers more money than a fixed rate over time. Every borrower’s current circumstances and goals differ; therefore, an advisor should thoroughly discuss all current financial restraints and future considerations before deciding on the most suitable mortgage.

With a variable mortgage, the interest rate will fluctuate depending on benchmark rates, whereas a fixed rate remains the same throughout the mortgage term. Deciding on a variable is a question of personal choice and risk appetite. We would recommend speaking with a mortgage professional to assess any material risks that may pose a concern for you over the term of your mortgage.

How nesto works

At nesto, all of our commission-free mortgage experts hold concurrent professional designations from one or more provinces. Our clients will receive the best advice and care when they speak with specialists that exceed the industry status quo.  

Unlike the industry norm, our agents are not commissioned but salaried employees. This means you’ll get free, unbiased advice on the most suitable mortgage solution for your unique needs.  Our advisors are measured on the satisfaction and quality of advice they provide to their clients. 

nesto’s working hard to change how the mortgage industry functions. We start with honest and transparent advice, followed by our best rates upfront.  We can offer you these best rates by using technology by providing a virtual and 100% online process to reduce our overhead costs.  

By working remotely across Canada, all our mortgage experts and staff spend less time commuting to work and more time with their friends and family. This makes for more dedicated employees and contributes to our success with happy and satisfied clients.

nesto is on a mission to offer a positive, empowering and transparent property financing experience, simplified from start to finish.