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Rates in Vancouver

Current Mortgage Rates in Vancouver

As of Wednesday, November 26, 2025, current interest rates in Vancouver are for a 5-year fixed mortgage and for a 3-year fixed mortgage. Shop around for mortgage rates to find the best offer.

High interest rates continue to make it challenging to qualify for a mortgage, making it harder for Vancouver residents to afford a home. While it’s almost impossible to predict when rates will come down meaningfully, experts forecast that we should expect a gradual reduction over the next few years. 

Home prices remain high, with CREA reporting that the national average home price decreased 3% year-over-year to $679,600 in October 2025. As for British Columbia’s largest city, the average selling price of a home in Vancouver decreased 3.4% year-over-year to $1,132,500.

Vancouver Mortgage Rate Trends: November 2025

While it’s difficult to predict where mortgage rates will trend, the consensus among experts suggests that we could see rates remain higher for longer. Forecasts suggest we won’t see interest rates return to the neutral rate range of 2 to 3% until the end of 2025.

Bank of Canada Rate Announcement

The Bank of Canada’s (BoC) latest announcement, made on October 29th, was a policy interest rate cut, lowering the rate to 2.25%. This continues the BoC easing cycle, as economic growth shows signs of slowing. 

The Governing Council decided to reduce the rate due to ongoing economic weakness and inflation that is expected to remain close to the 2% target. Canada’s GDP declined in Q2 due to tariffs and trade uncertainty weighing on economic activity. Employment has declined with job losses concentrated primarily in trade-sensitive sectors. Employment growth has slowed, with weak hiring, and the unemployment rate remained at 7.1% in September.

The next announcement will be on January 28. The bond futures markets are currently pricing in a 86% probability of a rate hold and a 14% probability of a 25 basis point cut.

Real Estate Market Update

On November 17th, the Canadian Real Estate Association (CREA) released its October home sales data. The data showed that home sales increased 0.9% month over month, making this the 6th monthly gain over the last 7 months.  

October’s home sales activity reported that new listings fell 1.4% month-over-month. As interest rates have continued to ease, helping stimulate the economy, the housing market is expected to become more active but remain weakened due to ongoing economic uncertainty. It’s predicted that pent-up demand in the housing market may emerge in the spring of 2026.

CPI Inflation Update

The most recent inflation data show a 2.2% year-over-year rise in October, down from the 2.4% increase in September. This was due to gasoline prices falling faster in October (-9.4%) than in September (-4.1%). Slower growth in grocery prices also contributed to the deceleration this month.

Mortgage Statistics for British Columbia

Home prices in British Columbia have nearly doubled in the last 10 years. Here are some mortgage statistics for the housing market in the province:

• Average home value in British Columbia (as of October 2025): $929,800 (CREA)
• Canadian homeownership rate (as of 2021): 66.5% (StatsCan)
• Number of home sales in Vancouver (as of October 2025): 2,255 (GVR)
• Number of new listings in Vancouver (as of October 2025): 5,438 (GVR)

Mortgage Options in Vancouver

Vancouver conventional mortgage: Conventional or uninsured mortgages require a 20% or more downpayment. Mortgage default insurance is not required, as the equity from your downpayment is enough to protect the lender. There is no limit on the purchase price of a home with an uninsured mortgage, allowing you to purchase homes valued at $1 million or more. With conventional mortgages, you can extend the amortization to 30 years with prime lending.    

Vancouver high-ratio mortgage: High-ratio or insured mortgages allow you to purchase a home with less than 20% of the purchase price as a downpayment. Mortgage default insurance is required to reduce the lender’s risk if you default on payments. Borrowers are limited to a maximum purchase price of less than $1 million and an amortization of 25 years. 

Vancouver fixed-rate mortgage: Fixed-rate mortgages lock in your interest rate for the term. This provides stable and predictable mortgage payments with a set principal and interest paid throughout the term. Penalties on fixed-rate mortgages are calculated based on the higher of the interest rate differential (IRD) or 3 months’ interest. 

Vancouver variable-rate mortgage: Variable-rate mortgages have interest rates that fluctuate based on the Bank of Canada policy rate. Adjustable-rate mortgages (ARM) are variable mortgages that immediately adjust your mortgage payment to reflect your lenders’ prime rate when rates change. The principal portion remains fixed, while the interest can increase or decrease based on changes to the prime rate. Variable-rate mortgages (VRM) are variable mortgages that have fixed mortgage payments despite changes to your lenders’ prime rate. The principal and interest proportions will adjust with more going to interest and less to principal if the prime rate increases or more going to principal and less to interest if the prime rate decreases. 

What Affects My Mortgage Rate in Vancouver

Mortgage rates are priced based on the risks associated with the mortgage, the property used as collateral, and the borrower. The specific mortgage rate you are offered will be based on various personal factors like your credit score, income, capital, downpayment, loan purpose, and loan-to-value (LTV) ratio. Some of the most important determining factors affecting your mortgage rate include:

• Downpayment – Your downpayment determines your LTV ratio and whether you will be required to purchase mortgage default insurance. Insured and insurable mortgages have better rates as there is lower risk to the lender. These rates apply to properties valued at less than $1 million with amortizations up to 25 years. 
• Amortization Period – With prime lending, the amortization period cannot exceed 30 years on uninsured mortgages with a downpayment of 20% or more. Uninsured mortgages typically have higher interest rates to account for the added risk to the lender. On mortgages with less than a 20% downpayment, the maximum allowable amortization is 25 years. 
• Property Usage – Your primary residence, known as owner-occupied, generally has lower interest rates. Investment properties you intend to rent will typically have higher interest rates. Purchasing a primary residence with a second separate legally registered suite is considered an owner-occupied rental and will have access to the same rates as a primary residence. 
• Mortgage Type – The type of mortgage will affect your mortgage rate. Open mortgages have higher rates due to their flexibility. Refinances have higher rates than renewals and new mortgages. 
• Your Credit Score – The type of lender that approves you for a mortgage will be determined based on your credit score. If you have good to excellent credit, you can typically use prime lending and benefit from the best rates. If you have poor credit, you may need to look at alternative lending solutions with higher rates to offset the lender’s risks. 

First-Time Home Buyer Programs in British Columbia

• Land Transfer Tax Refund (LTTR) – When you purchase your first home, this refund helps reduce or eliminate the property transfer tax you must pay. 
• First-Time Homebuyers Tax Credit (HBTC) – a federal government program that allows first-time buyers to claim up to $10,000 for a maximum $1,500 tax credit to help offset closing costs. 

Land Transfer Tax in British Columbia

British Columbia has a Property Transfer Tax (PTT) calculated based on the property’s purchase price.  The rate is calculated as:

• 1% of the fair market value up to and including $200,000
• 2% of the fair market value greater than $200,000 up to and including $2,000,000
• 3% of the fair market value greater than $2,000,000

A further 2% tax is applied to the residential property value greater than $3,000,000 on properties with a fair market value over $3,000,000. 

How to Find the Best Mortgage Rate in Vancouver

• Step 1: Understand your credit score:  Before looking for a mortgage lender or applying for a mortgage, check your credit score regularly. This will help you immediately report and remedy errors that could negatively affect your score. If necessary, improve your credit score to help with your mortgage approval.
• Step 2: Determine your borrowing capacity: To find the right mortgage solution, you’ll need to know how much house you can afford based on your income and downpayment. 
• Step 3: Know your mortgage needs: Analyze different mortgage solutions’ features, risks, and costs. Careful research and comparisons of the available options can help you choose a mortgage that best meets your immediate and long-term financial needs.
• Step 4: Find a suitable mortgage strategy: Get expert guidance to choose the best strategy for your homeownership goals. Your mortgage strategy shouldn’t just be based on the lowest rate.
• Step 5: Compare rates and terms: Not all mortgages are equal. Choosing a lender like nesto for your mortgage can help you compare rates and terms for multiple lending solutions, ensuring you find the best fit. 
• Step 6: Get prequalified for a mortgage: Begin your journey towards homeownership by taking advantage of nesto’s prequalification process. By analyzing your downpayment and financial stability, nesto will provide you with a comprehensive prequalification outlining the maximum mortgage amount you can qualify for. This information is crucial as it helps you set realistic expectations and narrow your search for a suitable home within your budget.