Find the best mortgage rate in British Columbia

We help you find and compare the best rates from the Big 5 Banks, small banks, credit unions and BC’s best mortgage brokers, at no cost to you. Using our rate tables, you can compare the most current mortgage rates instantly, all in one place. By comparing the best mortgage rates and products in BC, you'll save yourself thousands of dollars and find the right mortgage for you. 

British Columbia at a glance

• Population: 5 million - 3rd largest in Canada after Ontario and Quebec
• Average Household Income: $69,995
• Percentage of Homeowners: 68%

January 29, 2025: Bank of Canada announcement highlights

On January 29, 2025, the Bank of Canada announced a 0.25% cut in its Overnight Lending Rate, bringing it to 3.00%. This marks the sixth consecutive rate cut, totaling a 200 basis point reduction since June 2024. 

• The rate cut was widely expected after December’s inflation report showed the headline rate easing to 1.8%. The BoC has structured its outlook around a scenario without U.S. import tariffs, with GDP growth expected at 1.8% in 2025 and inflation staying near the 2% target.
• Canadians with variable-rate mortgages and home equity lines of credit (HELOCs) will benefit as the prime rate at most lenders will drop to 5.2%. On an average-priced home, this translates to approximately $87 in monthly mortgage savings.
• Fixed-rate mortgages are influenced by bond market movements rather than directly by the BoC’s rate cuts. With five-year bond yields trending around 2.87%, lenders are expected to reduce fixed mortgage rates.
• For borrowers with personal loans, car loans, or lines of credit tied to the Prime rate, the rate cut will lower their interest rates, reducing repayment amounts or enabling faster loan payoffs.
• The rate cut will lower returns on prime-based savings products, such as high-interest savings accounts (HISAs) and Guaranteed Investment Certificates (GICs). 
• The BoC signaled a more cautious approach to future cuts, with expectations of two additional quarter-point reductions in 2025 before rates stabilize between 2.5%–2.75%. However, if the 25% U.S. import tariffs are imposed, the central bank may need to adjust its rate-cut policy.

British Columbia housing market: January 2025 update

British Columbia's housing market ended 2024 on a high note, with the latest data from the Canadian Real Estate Association (CREA) showing a significant resurgence in activity during December. Sales activity increased by 24.7% year-over-year, with 4,483 properties changing hands. The average home price in the province also saw a modest rise, increasing by 5.9% to $1,017,053.

On the supply side, new listings increased by 17.8% year-over-year, with 4,768 homes entering the market. Despite this rise in inventory, the months of inventory — which reflects the long-term supply of homes — decreased to 6.0 months, down by -0.3 months compared to the same time last year. This suggests that demand is beginning to outpace supply, creating tighter market conditions.

The sales-to-new-listings ratio (SNLR) decreased by -1.4 percentage points to reach 50.5% in December, indicating balanced conditions. CREA considers a ratio between 45% and 65% to represent a balanced market, with anything above 65% signalling a seller’s market and anything below 45% indicating a buyer’s market. 

Read more: Canadian real estate ends 2024 with chilly sales

How do I get the best mortgage in BC? 

Thanks to some beautiful countryside, some of the most livable cities in the world, as well as a busy local and tourist economy, British Columbia is home to a vibrant mortgage and real estate industry. You'll find all the Big 5 Banks and numerous national banks and credit unions here, as well as local banks and credit unions like VanCity Savings Credit Union and Coastal Capital Savings Credit Union. To find the best mortgage rates available in BC right now, consult the rate tables above. 

However, the mortgage with the lowest rate is not always the best mortgage for you. The ideal mortgage is the one that best suits your needs and financial situation. It's critical to shop around and consult a mortgage broker who can provide you with expert, personalized advice and guidance, all for free. 

What factors affect the mortgage rate I get?

The mortgage rates available in BC are only one part of the equation. Your financial situation will greatly determine what rates you’re actually able to qualify for. Here are the most important factors that will affect your personal mortgage rate: 

• Down payment: All property purchases in Canada require a down payment. The minimum down payment ranges from 5% to 20%, depending on how expensive the property is. If your down payment is under 20%, you’ll be required to take out mortgage default insurance (often called CMHC insurance). While having an insured mortgage will cost you more overall, it allows you to access lower mortgage rates, as there’s less risk to your lender. That said, it’s almost always better to put in a larger down payment if you can afford to do so, even if your mortgage rate ends up being slightly higher, as you will still save more overall through the life of your mortgage by not having to pay for mortgage insurance. Remember that BC - and Vancouver in particular - is more expensive than the rest of Canada. In the Greater Vancouver area, where the average home price is over $1 million, a 20% minimum down payment is often required, as homes priced over $1 million are not eligible for mortgage default insurance. 
• Amortization period: Mortgages with amortization periods above 25 years can’t be insured and therefore come with higher mortgage rates. However, a longer amortization period will give you more time to pay off your mortgage thereby lowering your monthly payments. You can use our amortization calculator to see how your monthly payments would vary under different amortization length scenarios. 
• What the property will be used for: Mortgage rates are lower for properties that are owner-occupied, rather than those that are occupied by renters.
• Mortgage type: Mortgages for renewals and purchases typically have lower rates than mortgages for refinancing.
• Income and credit score: With prices in BC being as high as they are, lenders will be especially vigilant about making sure that you’ve got a steady source of income and a good credit history. You can learn more about how to understand your credit score elsewhere on our site. 

Historical trends in BC mortgage rates

BC mortgage rates rise and fall, as do rates throughout Canada. Have a look at this interactive graph showing the lowest mortgage rates in the country over the last several years to give you an idea of how today's rates compare historically.

Source: Ratehub Historical Rate Chart

British Columbia land transfer tax

If you purchase property in British Columbia, you’ll be required to pay the provincial land transfer tax. This is sometimes forgotten by home buyers, despite being one of the largest closing costs associated with buying a home.

In BC, land transfer tax is based on the cost of the property, with a marginal tax rate that increases with the purchase price. 

BC first-time home buyer rebate

First-time home buyers in British Columbia may be eligible for a full or partial rebate of the BC land transfer tax for property purchases of less than $525,000. The full tax may be eligible for a rebate if the price is less than $500,000, while a partial rebate may apply for home worth between $500,000 and $525,000.

It’s best to speak to a BC mortgage broker to determine your eligibility. For information on other opportunities for first-time homebuyers, read our guide to first-time home buyer incentives in Canada.

BC home buyer protection period

On July 21, 2022, the government of British Columbia introduced a home buyer protection period that allows home buyers to back out of a residential purchase up to three business days after they have signed a contract. The goal of this legislation is to ensure that home buyers have the opportunity to arrange for home inspections, secure financing or otherwise conduct due diligence. If, after conducting due diligence, you wish to back out of the deal, there is a relatively low cancellation fee of 0.25% of the purchase price, or $250 for every $100,000. As an example, the cancellation fee for backing out of a deal to buy a $1-million home would be $2,500. The home buyer protection period came into effect on January 1, 2023. 

For more information, check out these helpful pages and articles!

• Mortgage Affordability Calculator
• Mortgage Payment Calculator
• Amortization Calculator
• Variable or Fixed Mortgage Rates
• British Columbia First-Time Home Buyers
• BC Land Transfer Tax Calculator

Sources:

1. Statistics Canada
2. CREA
3. BCREA
4. Statistics Canada
5. Province of British Columbia