Your Victoria Mortgage, Shopped Across 100+ Lenders
Retirement + government-employee borrower base. The benchmark single-family home price here is $1,311,000, which puts the legal minimum down payment at $106,100 (8.1% — tiered, not a flat 5%) and the household income you would need to qualify after the stress test at roughly $241,000. We shop that file across 100+ lenders, and Maya answers in 50+ languages while you wait.
We arrange mortgages for buyers and homeowners in every Victoria neighbourhood. Licensed office: 310-3100 Steeles Ave W, Vaughan, ON. Mon–Fri 9–5 ET; Maya answers 24/7.
Reviewed by Surrayya Afzal, Principal Broker · FSRA #M14001433 · Brokerage FSRA #13737 · Victoria market data last sourced July 2026
Victoria files divide along two lines that have nothing to do with rate. The income is often provincial public-sector or pension rather than salary, which is stable but read differently by different lenders. And a good deal of the housing stock is old enough that the insurer has an opinion before the lender does — an oil tank past its service life or an uncertified wood stove will stop a closing, because no lender funds a property no insurer will bind.
Victoria Core single-family MLS HPI benchmark, Victoria Real Estate Board — last sourced July 2026
Population
~395k
Latest census + StatCan
Lender network
100+ lenders
A · B · monoline · private
Languages
12+
Punjabi, Mandarin, Arabic, French + more
Victoria snapshot · 2026
What you’d need to buy in Victoria.
At Victoria’s ~$1,311,000 benchmark single-family home price, here’s the down payment by scenario. Maya models your exact file — including British Columbia land-transfer tax and CMHC premium — in seconds.
Minimum down — 8.1%
$106,100
5% on the first $500,000 + 10% on the balance. Insured; first-time-buyer friendly.
20% down (conventional)
$262,200
No mortgage default insurance; widest lender choice.
At 20% down (~$262,200) and a representative 5.04% 5-year fixed, a typical Victoria home (~$1,311,000) runs about $6,124/month in principal & interest over 25 years — roughly $241,000 in household income to qualify after the stress test.
Illustrative, based on Victoria’s published benchmark single-family home price; your price band and program may differ. Run your affordability →
Programs in Victoria
Victoria mortgage brokers & agents for every situation
First home, renewal, refinance, investor portfolio — we have a path. One licensed brokerage, one 100+ lender network, one dedicated advisor on your file, arranging British Columbia financing under BCFSA requirements.
We help Victoria buyers from start to finish. On an Island file the local participants are the appraiser, the notary or lawyer, and — more often than people expect — the insurer, whose requirements on an older house have to be met before any lender funds. We work all three into the timeline. Surrayya reviews the file as Principal Broker.
Victoria isn’t one mortgage market. The dominant property form in each pocket decides how your file is underwritten and where it can go wrong — so here is what each one means for financing, rather than a list of names. This is general guidance by property form; your exact price band, lender fit and program are confirmed on your file.
Victoria neighbourhoods by dominant property form and the financing consideration each one triggers.
Neighbourhood
Typical property form
What it means for your financing
Oak Bay
Character detached, heritage streets
Character and heritage stock above the $1.5M ceiling on much of it: conventional only, and older houses bring knob-and-tube wiring and foundation questions to the appraisal.
Saanich
Post-war detached with suites
Legal secondary suites are common and are frequently what makes the file work — but the suite has to be permitted before a lender counts the rent, and municipal policy on that varies.
Fairfield
Character detached and low-rise strata
Older character housing beside walk-up strata. The strata side turns on the depreciation report; the character side on wiring, foundation and a narrow comparable set.
Esquimalt
Post-war detached and condo
One of the more attainable bands in the region. Waterfront-adjacent siting can bring flood and exposure questions into the appraisal and the insurance binder.
Vic West
Newer condo and townhouse near the harbour
Recent strata stock where amenity costs, rental share and the contingency reserve all move the lender list — and a young corporation may have no depreciation report yet.
James Bay
Older condo and character detached
Some of the oldest strata stock in the city, where an ageing building facing a large upcoming expense is exactly what a depreciation report is designed to surface.
Grounded in the underwriting rules on this page — the condo status-certificate review, the $1.5M mortgage-insurance ceiling, freehold appraisal risk, rental-suite income add-back and private servicing. We don’t publish per-neighbourhood price bands or lender names; Get your file assessed for the specifics.
Buying or refinancing just outside Victoria? We broker across the whole region — borrowers here most often cross-shop mortgage options in Nanaimo, where benchmark prices and lender appetite differ enough to change the file.
In British Columbia we shop the Big-6 banks and national monolines alongside regional lenders like Vancity, Coast Capital, BlueShore Financial and more — several of which qualify on the contract rate rather than the stress-test rate, which can be the difference on a tight Victoria file.
Vancity Coast Capital BlueShore Financial Prospera
Worked example · Fairfield
Priced end to end: a Victoria condo purchase
4 of the 6 Victoria pockets described above are apartment or strata, so this models a condo purchase in Fairfield, where the stock is character detached and low-rise strata. On a condo file the corporation is underwritten alongside you: the reserve fund, any pending special assessment and the building's rental share can each move the answer before your income is read. At Victoria's $1,311,000 benchmark the purchase is insurable, so the tiered legal minimum applies — 5% on the first $500,000 plus 10% on the balance, not the flat 5% that gets repeated everywhere.
A worked Victoria purchase at the local benchmark single-family home price — down payment, mortgage, payment, qualifying income and land transfer tax. Illustrative arithmetic, not a client file.
Purchase priceVictoria benchmark, Victoria Real Estate Board
$1,311,000
Down payment — the legal minimum8.1% — 5% on the first $500,000 plus 10% on the balance
$106,100
Default insurance premiumFinanced onto the mortgage, not paid in cash — though some provinces charge sales tax on the premium at closing
$48,196
Mortgage amountPurchase price less the down payment, plus the financed premium
$1,253,096
Monthly payment4.14% 5-year fixed over 25 years — today's sharpest rate on our board
$6,687
What a lender qualifies you onThe stress test prices the same mortgage at 6.14% — the greater of your rate plus 2% or 5.25%
$8,122
Household income neededHolding the stress-tested payment plus property tax and heat under a 39% gross debt-service ratio
$264,000
Land transfer taxPayable in cash at closing
$24,220
Cash needed at closingDown payment plus land transfer tax, before legal fees, title insurance, inspection and appraisal
$130,320+
What usually complicates this file in Fairfield: Older character housing beside walk-up strata. The strata side turns on the depreciation report; the character side on wiring, foundation and a narrow comparable set.
Illustrative arithmetic on Victoria’s published benchmark single-family home price — not a client file, and not a quote. Every figure is computed by the same functions that drive our calculators, so your own numbers replace these exactly. Get your real figures or run them yourself.
Victoria mortgage guide
Buying or financing a home in Victoria.
The Victoria mortgage market in 2026
As of 2026, the benchmark single-family home price in Victoria is roughly $1,311,000 (British Columbia, population ~395k). Victoria's mild climate draws a strong retirement and government-employee buyer base, supporting both downsizer and stable-income files. Heritage Oak Bay and Fairfield homes contrast with Westshore new builds at very different price points. At that price, 20% down is about $262,200, and you’d need roughly $241,000 in household income to qualify at the stress-test rate of 7.04% — the greater of your contract rate + 2% or 5.25%. The legal minimum down here is $106,100 (8.1%) — 5% on the first $500,000 plus 10% on the balance — with a default-insurance premium financed on top: a smaller cash outlay now for a slightly higher monthly payment. We model your exact Victoria numbers — price band, down payment, and the stress test — before you ever write an offer.
What it really costs to buy in Victoria
Your down payment is only part of the cash you need to close. Budget the full stack: the down payment ($106,100–$262,200 at this price), a CMHC, Sagen, or Canada Guaranty insurance premium if you put less than 20% down (financed into the mortgage), BC Property Transfer Tax (1% on the first $200,000, 2% to $2M, 3% above), and closing costs — legal fees, title insurance, inspection, and appraisal — of roughly 1.5–4% of the price. First-time buyers may qualify for a full or partial Property Transfer Tax exemption under the program thresholds. We give you the exact cash-to-close for your Victoria purchase up front, so nothing is a surprise at the lawyer’s office.
Who we help in Victoria
Provincial public-sector employees with documented, stable income, where the conversation is about term selection rather than approval. Retirees and near-retirees with substantial equity and modest pension income — a placement question rather than a credit one. First-time buyers in the condominium band, investors in suited older houses, and renewals and refinances on homes held a long time.
Why a local Victoria broker beats the bank branch
A branch reads pension income and an eighty-year-old house with one policy each. Across 100+ lenders both are a spread: some treat pension and investment income as fully qualifying and some discount it, and on an appraisal that comes back with conditions the difference between a decline and a simple remediation is entirely which lender is holding the file. We place Victoria files with the lenders whose answers to those two questions are the ones you need.
Broker vs bank
Victoria mortgage broker vs your bank branch
A branch is one lender with one credit policy. A brokerage puts the same file in front of many. Here is the difference row by row — and underneath, what a rate gap is worth on a Victoria-sized mortgage.
Working with a Victoria mortgage broker compared with going directly to a bank branch.
What differs
Mortgage Squad (Victoria)
A single bank branch
Lenders your file is shown to
100+ — big banks, monolines, credit unions, B-lenders and private, including regional British Columbia lenders like Vancity and Coast Capital
One — the bank you walked into, on its own products and its own credit policy
If that lender declines
The file moves to the next lender on the panel without starting over — and there is a B and private tier behind the A tier
The application ends there; you begin again somewhere else, with a second credit inquiry
Who pays for the advice
On prime (A-lender) mortgages the lender compensates the brokerage on funding — no direct borrower-paid fee. B and private files can carry a fee, disclosed in writing in advance
Built into the branch's pricing; the discount off posted is whatever you negotiate
Rate you're quoted
The lowest placeable rate on the panel for your file — today that's 4.14% on a 5-year fixed, updated daily
That bank's own sheet, discounted off its posted rate on request
Local property types
We place Victoria files weekly and know which lenders are comfortable with Vancouver Island's property forms
One credit policy applied nationally, whatever the local stock looks like
Prepayment penalty math
We compare the penalty terms, not just the rate — several lenders calculate the interest rate differential far more fairly than the posted-rate method
Many big banks compute the IRD from inflated posted rates, which can multiply the cost of breaking early
Insurability of older stock
Oil tank age, wood-stove certification and water supply are checked early, because an insurer that will not bind stops a completion no lender can rescue
Treated as the borrower’s problem, and usually raised in the last week before completion
What a rate gap costs in Victoria
On a $1,048,800 mortgage — 20% down against Victoria’s ~$1,311,000 benchmark single-family home price — over a 25-year amortization and a 5-year term. The first row is today’s lowest 5-year fixed on our 100+ lender network; the next two show the same mortgage a quarter and a half point higher.
Monthly payment and five-year cost of a $1,048,800 Victoria mortgage at three rates.
5-year fixed rate
Monthly payment
Owing at renewal
Cost of the 5-year term
4.14%our best today
$5,597
$915,235
$202,242
4.39%+0.25%
$5,741
$919,124
$214,775
4.64%+0.50%
$5,887
$922,930
$227,334
“Cost of the term” is everything paid over the 60 payments less the principal actually retired, so a higher payment isn’t credited as a saving. On this mortgage, half a point is $25,091 over one term. Illustrative arithmetic at the stated rates, not a quote — your rate depends on your file, and every figure here recomputes daily from our live board. See all Victoria rates →
Why us in Victoria
What to look for in a Victoria mortgage broker
Our advisors know which lenders price aggressively in Victoria, which ones flex on Vancouver Island property types, and which programs match the buyer profile here.
FSRA Licensed #13737 · MBLAA · FINTRAC-reporting
Dedicated licensed advisor
Maya AI for instant answers, 24/7
Rate Beat Guarantee — beat any Big 6 offer or $500 (yours, or to your favourite charity)
Verified Google reviews from clients across Canada.
Why a local broker
5 reasons to choose a local mortgage broker in Victoria
If you’re buying, renewing, or refinancing in Victoria, here’s why working with a local broker beats your bank’s first offer.
1
Insurability checked before it costs you the completion date
Oil tanks, wood stoves and well water are settled early on a Victoria file. They are insurer questions rather than lender questions, and they surface late unless somebody goes looking for them.
2
100+ lenders, not one bank's posted rate
Banks quote their own rate. We put your Victoria file in front of 100+ lenders — big banks, monolines, credit unions, and private — and bring back the sharpest offer for your situation. Worth knowing what that is worth here: on the $1,048,800 a Victoria purchase at the local benchmark implies, half a point costs $25,091 over a single five-year term.
3
The full solution set under one roof
Purchase, renewal, refinance, HELOC, self-employed, new-to-Canada, and private lending — so whatever your Victoria situation, there's a path without starting over somewhere else.
4
Answers 24/7 in 50+ languages
Maya, our AI mortgage advisor, answers instantly any time — and a licensed BCFSA advisor takes over the moment your file gets real. Your Victoria file is closed by a real estate lawyer, and we work to their timeline as well as the lender's.
5
Pre-approval in 24 hours, every pocket of the city
From Oak Bay, Saanich, Fairfield and beyond, we move fast — most Victoria pre-approvals are back within 24 hours, with no credit-bureau pull to start.
Frequently asked questions — Victoria
Don’t see yours? Ask Maya — instant answer in 50+ languages.
How do I choose the best mortgage broker in Victoria?
Compare six things. Licensing — every brokerage and agent is on a public register (BCFSA in British Columbia), so verify rather than take a badge on a website at face value. Lender access — how many lenders can they actually place with, and does that include B and private lenders if your file needs one? Reviews you can check at the source, not screenshots. Rate options — will they show you fixed and variable, and explain the trade-off rather than steer you? Communication — who answers when something goes wrong two days before closing? And local experience — someone who works Victoria files knows which lenders price this market's property types well. A broker who won't answer those plainly has told you something. Ask when they check the oil tank, the wood stove and the water supply. Those are insurer questions rather than lender ones, and an insurer that will not bind stops a completion no matter how strong the mortgage approval is.
Is it better to use a mortgage broker or a bank in Victoria?
It depends on your profile, and any broker who says otherwise is selling. A bank can only offer you its own products and its own read of your file — which is genuinely fine if you're a straightforward salaried applicant with strong credit and your bank is competitive that week. A broker compares multiple lenders, which matters most when your file has an edge to it: self-employed income, newcomer credit, a bruised score, a condo the bank doesn't like, or a tight closing. We shop 100+ lenders for Victoria clients and we'll tell you when your own bank's offer is already the best one on the table. See bank vs mortgage broker for the honest comparison.
How much does a mortgage broker cost in Victoria?
It depends on the lender and the product type. On most prime (A-lender) mortgages there is no direct borrower-paid broker fee — the lender compensates the brokerage on funding, which is why the service is typically free to you on a standard purchase, renewal or refinance. On a typical Victoria file — $1,048,800 borrowed against the ~$1,311,000 local benchmark at 20% down — that means the entire cost of the advice sits on the lender's side of the ledger, not yours. Where a fee can apply is alternative lending: B-lender and private mortgage files often carry a brokerage and/or lender fee, because those deals take more work and the lender doesn't pay the same way. Anyone quoting you a fee before they've seen your file is guessing. Ours is disclosed in writing, in advance, every time — no fee should ever be a surprise at the lawyer's office.
Are you a mortgage broker or a mortgage agent in Victoria?
Both terms apply. Mortgage Squad Advisors is an FSRA-licensed Ontario brokerage (#13737), and your file is handled by a licensed mortgage agent on our team. British Columbia brokering is overseen by the BCFSA (BC Financial Services Authority), and we arrange British Columbia financing in compliance with its requirements — directly or through licensed partner brokers where provincial registration requires it. Whether you searched "mortgage broker Victoria" or "mortgage agent Victoria", you've reached the same place — an advisor with access to 100+ lenders. New to brokers? See what a mortgage broker is and how they're paid.
Is there a mortgage broker near me in Victoria?
Yes. We arrange mortgages across every Victoria pocket — Oak Bay, Saanich, Fairfield, Esquimalt and the rest — from our licensed office at 310-3100 Steeles Ave W in Vaughan.The neighbourhood table above sets out what the dominant property form in each pocket means for your financing. You get a named, licensed advisor plus Maya for instant answers 24/7.
What are average closing costs in Victoria?
Budget roughly 1.5% to 4% of the purchase price, on top of your down payment and payable in cash at closing. The stack is the same everywhere; the sizes differ. You pay BC Property Transfer Tax (1% on the first $200,000, 2% to $2M, 3% above). Legal fees, title insurance, a home inspection and an appraisal make up most of the rest, plus adjustments reimbursing the seller for prepaid property tax and utilities. If you put less than 20% down, the default-insurance premium is financed onto your mortgage rather than paid in cash — but some provinces charge sales tax on that premium at closing. First-time buyers may qualify for a full or partial Property Transfer Tax exemption under the program thresholds. New-build purchases add builder adjustments — development levies, utility connections and enrolment fees — that are billed at final closing and aren't always capped in the agreement. We give you the exact cash-to-close for your Victoria file before you write an offer, and you can model the tax yourself with our land transfer tax calculator and closing costs calculator.
Which neighbourhoods have the best value in Victoria?
We don't publish per-neighbourhood price rankings, and you should be sceptical of any broker who does — a "best value" list is an opinion dressed as data, and prices at that granularity move faster than a web page. What we can tell you is the part that actually changes your mortgage: the dominant property form in a pocket decides how your file is underwritten. Condo-heavy areas mean the corporation is assessed alongside you — a review of the strata's Form B information certificate and depreciation report can surface reserve-fund or special-assessment problems that stall an approval regardless of your income. Freehold pockets shift the risk to the appraisal, especially if you waive a financing condition to win. And areas whose typical price clears $1.5 million can't be default-insured at all, which makes 20% down the legal minimum rather than a choice. The table on this page maps each Victoria pocket to the consideration its property form triggers. Tell us the neighbourhoods you're weighing and we'll price the financing for each against your actual file.
What's the minimum down payment for a home in Victoria?
At Victoria's ~$1,311,000 benchmark price, the legal minimum is $106,100 — 8.1%. It is tiered, not a flat 5%: 5% on the first $500,000 plus 10% on everything above that. This is the single most common budgeting error we see, because "5% minimum" is repeated everywhere and stops being true above $500,000. The default-insurance premium is then financed onto the mortgage rather than paid in cash. First-time buyers and new-build purchasers can also use a 30-year amortization on an insured mortgage, which lowers the payment your stress test is applied to. Run your own price band →
How much income do I need to buy a home in Victoria?
At Victoria's ~$1,311,000 benchmark price with 20% down at a representative 5.04% 5-year fixed, you'd need roughly $241,000 in household income to qualify after the stress test — less with a co-applicant or a larger down payment, more if you carry other debt. We'll model your exact file in minutes. Pension, investment and public-sector income is the norm here and is read very differently across lenders — the spread between the most and least accommodating is wider than any spread between their rates.
How do lenders decide how much mortgage I qualify for in Victoria?
Lenders run two debt-service ratios. Your GDS ratio (Gross Debt Service) — housing costs (mortgage payment, property tax, heat, plus half of any condo fees) measured against gross income — generally has to stay under about 39%, and your TDS ratio (Total Debt Service), which adds car loans, credit cards and other debt, under about 44%. Both are tested at the stress-test rate: the greater of your contract rate plus 2% or 5.25%. On a Victoria purchase at the ~$1,311,000 benchmark with 20% down, that means a lender qualifies you on a payment of about $7,372 a month rather than the $6,124 you would actually pay at a representative 5.04% — which is why the household income the test demands lands near $241,000. Pay down other debt or add a co-applicant and that budget rises. Our GDS & TDS guide and stress test guide show the full math, or run your numbers and have Maya model it in minutes.
Should I choose a fixed-rate or variable-rate mortgage in Victoria?
It depends on your risk tolerance and rate outlook, and anyone who answers it without seeing your file is guessing. A fixed-rate mortgage locks your rate and payment for the whole term — predictable, and the popular choice when rates are uncertain. A variable-rate mortgage moves with the lender's prime rate (which tracks the Bank of Canada policy rate); it often starts lower and can save money if rates fall, but your payment or amortization shifts if they rise. Here is what the spread is worth on a Victoria-sized mortgage: on $1,048,800 over a five-year term, half a point costs $25,091 more in interest and lost principal than the sharpest rate on our board today. That is the number the fixed-versus-variable argument is actually about. Terms run 1, 2, 3 and 5 years. See our fixed vs variable and 3- vs 5-year term breakdowns, and we'll compare both on your real numbers.
What credit score do I need for a mortgage in Victoria?
For the best A-lender rates, most lenders look for a credit score of about 680 or higher. Scores in the 600s can still qualify, often at a slightly higher rate or with more down payment. Below the low 600s, B-lenders and private lenders take over — many work with scores down to roughly 500 on an equity-based approval, with a plan to move you back to A-pricing in 12–24 months. What that costs in Victoria specifically: a B-lender file is typically capped at 80% of value, so on the ~$1,311,000 local benchmark you would need about $262,200 down rather than the $106,100 an insured A-lender file allows. The gap between those two numbers is the real price of a bruised score here. Our credit score guide explains the bands, and we'll tell you exactly where your Victoria file stands. On older stock it is usually the appraisal or the insurer, not the score, that moves a file off the A tier here.
What's the typical home price in Victoria?
The benchmark single-family home price in Victoria is approximately $1,311,000 — Victoria Core single-family MLS HPI benchmark, Victoria Real Estate Board, last sourced July 2026. A median is not an average: it is the middle transaction, so half of everything that sold went for less. It is also published per property form rather than across the whole market — the condominium and plex medians behind this one sit well apart from it, and the table on this page shows all of them. What the median IS good for is the arithmetic on this page — the $106,100 minimum down payment and the ~$241,000 qualifying income are both computed from it. We model your file at the price band you are actually shopping.
What documents do I need for a mortgage in Victoria?
Standard Canadian mortgage documents: two pieces of government photo ID, two years of T4s and Notices of Assessment, recent pay stubs, 90-day proof of down-payment funds, and your purchase agreement once you have one. The 90-day rule catches more Victoria buyers than anything else on that list — at a $106,100 minimum down payment, every dollar has to be traced, and a large deposit that appeared last week needs a paper trail or a gift letter before a lender will count it. Self-employed, newcomer and rental-income files each add their own list. We send you a precise one after a five-minute intake rather than a generic checklist. Expect the insurer's requirements alongside the lender's — tank age and certification, wood-stove certification, and well and septic evidence where the property is not on municipal services — plus pension and investment statements where the income is not salary.
Do you work with first-time buyers in Victoria?
Yes — they are a core part of our practice. We help you stack the programs: the FHSA (up to $40,000 lifetime contribution room, tax-deductible), the RRSP Home Buyers' Plan with its 15-year repayment, first-time-buyer land transfer tax rebates where British Columbia offers them, and insured paths below 20% down. Under the 2024 rules, 30-year amortization is available to first-time buyers and on new-build purchases, which lowers the payment your stress test is applied to. In Victoria the arithmetic works out like this: $106,100 is your legal minimum down payment on the ~$1,311,000 benchmark, and a full FHSA plus an HBP withdrawal — $40,000 and up to $60,000 per person — covers it outright for most couples buying here. We run a stress-test simulation before you write any offer.
Who regulates mortgage brokers in British Columbia?
Mortgage brokering in British Columbia is regulated by the BCFSA (BC Financial Services Authority). Mortgage Squad Advisors is a licensed brokerage (FSRA #13737, Ontario head office) and arranges British Columbia financing in compliance with the BCFSA requirements — directly or through licensed partner brokers where provincial registration requires it. All advisors are FINTRAC-trained.
How long does pre-approval take in Victoria?
Most clients have a written pre-approval within 24 to 72 hours of sending documents. Maya gives you ballpark numbers in 60 seconds; the formal pre-approval needs a credit pull and an underwriting review. We would rather you went in pre-approved and kept the condition.
Do you handle complex files like self-employed or new-to-Canada in Victoria?
Yes — they are most of what a broker is for. Victoria's mild climate draws a strong retirement and government-employee buyer base, supporting both downsizer and stable-income files. Heritage Oak Bay and Fairfield homes contrast with Westshore new builds at very different price points. Self-employed, newcomer, multi-unit, alt-A and private files are all in our daily flow, and each one is a lender-selection problem before it is a rate problem: the spread between the lender who reads your income most accurately and the one who reads it most conservatively is far wider than the spread between their posted rates. We pair you with an advisor who works your file type. Retired and equity-rich borrowers, and houses old enough to have an insurance history, are the routine files on the Island.
What rates can I get in Victoria today?
The sharpest 5-year fixed across our network today is approximately 4.14%, with variable around 3.44%. Rates do not vary by city — the same lenders price the same products across British Columbia — so treat any "Victoria rate" as our network rate applied to your file. What IS local is the size of the mortgage it sits on: on $1,048,800, which is 80% of the ~$1,311,000 local benchmark, each quarter-point is real money over a five-year term. See the rate-gap table on this page for the exact figure. Your own rate depends on income, credit, loan-to-value and property type. Our live Victoria rate board has the full ladder.
Our clients, in their words
Files from across our book, each labelled with the city it actually closed in — we don’t re-tag a quote to Victoria, or to British Columbia, to make a page look more local than it is. Names and identifying details are anonymised; the outcomes and figures are real. Read our verified Google reviews →
“We moved to Canada 14 months ago and didn't know how the mortgage system worked at all. Mortgage Squad Advisors explained everything in Punjabi, helped us understand FHSA, RRSP HBP, the stress test — all of it. They got us into our first Canadian home with 5% down. They felt like family.”
— Gurpreet & Mandeep S., Surrey, BC · 2025
PR · 5% down · 14 months in Canada
“My current bank wanted to charge an $11,800 IRD penalty to break my mortgage. Mortgage Squad Advisors ran the exact calculation and confirmed it was correct under TD's posted-rate IRD formula. They then found a refi at a monoline where the net-of-penalty math still saved us $14K over the new 5-yr term. We did the deal.”
— Wendy L., Vancouver, BC · 2025
Penalty modeled exactly · $14K net savings
“Helped me access $310K of equity through Equitable Bank PATH without selling the house. I used part of it to help my daughter buy her first home. The team modeled the impact on my estate carefully and confirmed my OAS + GIS were untouched.”
