Canada Mortgage Interest Rate Forecast: 2025-2029
Today’s Mortgage Rates
| 1-Year Fixed | 2-Year Fixed | 3-Year Fixed | 4-Year Fixed | 5-Year Fixed | 5-Year Variable | |
|---|---|---|---|---|---|---|
| Lowest Rates | % | |||||
| Average Rates (10 Lenders) | 6.76% | 6.08% | 5.15% | 5.12% | 5.01% | 4.92% |
| 30-Days Change of Average Rates | -3 bps lower | -22 bps lower | 2 bps higher | 5 bps higher | 8 bps higher | -49 bps lower |
| Term | Lowest Rates | Average Rates (10 Lenders) | 30-Days Change of Average Rates |
|---|---|---|---|
| -Year Fixed | % | 6.76% | -3 bps lower |
| -Year Fixed | % | 6.08% | -22 bps lower |
| -Year Fixed | % | 5.15% | 2 bps higher |
| -Year Fixed | % | 5.12% | 5 bps higher |
| -Year Fixed | % | 5.01% | 8 bps higher |
| undefined-Year Variable | % | 4.92% | -49 bps lower |
The basket of 10 lenders includes: , BMO, TD, Scotiabank, RBC, National Bank, Desjardins, nesto, Tangerine, First National.
Forecast of Lowest Mortgage Interest Rates as of December 18, 2024
| Date | BoC Rate | Prime Rate | 5-Year Variable | 1-Year Fixed | 2-Year Fixed | 3-Year Fixed | 5-Year Fixed |
|---|---|---|---|---|---|---|---|
| 2024-07-24 | 3.25% | 5.45% | 5.83% | 6.59% | 6.39% | 5.74% | 5.34% |
| 2025-06-30 | 2.75% | 4.95% | 3.8% | 5.16% | 4.62% | 4.1% | 3.99% |
| 2025-12-31 | 2.75% | 4.95% | 3.8% | 5.11% | 4.58% | 4.07% | 4% |
| 2026-06-30 | 2.75% | 4.95% | 3.8% | 5.06% | 4.54% | 4.06% | 4.02% |
| 2026-12-31 | 2.5% | 4.7% | 3.55% | 5.02% | 4.52% | 4.06% | 4.05% |
| 2027-06-30 | 2.5% | 4.7% | 3.55% | 4.99% | 4.52% | 4.09% | 4.1% |
| 2027-12-30 | 2.5% | 4.7% | 3.55% | 4.99% | 4.55% | 4.13% | 4.15% |
| 2028-06-30 | 2.5% | 4.7% | 3.55% | 5.02% | 4.6% | 4.2% | 4.21% |
| 2028-12-30 | 2.5% | 4.7% | 3.55% | 5.08% | 4.67% | 4.27% | 4.27% |
| 2029-06-30 | 2.75% | 4.95% | 3.8% | 5.16% | 4.75% | 4.34% | 4.33% |
| 2029-12-31 | 2.75% | 4.95% | 3.8% | 5.24% | 4.83% | 4.4% | 4.38% |
| This table is populated based on the forward CORRA (Canadian Overnight Repo Rate Average) on December 18, 2024. These forecasts change frequently as market prices change. In making these forecasts, we have assumed the risk premium and the term premium to stay constant and market expectation of the risk-free rate to be correct. | |||||||
What You Should Know
- In July 2023, overnight interest rate climbed to 5%, the highest since 2001. Bank of Canada (BoC) had to raise rates because inflation was very high and the labour market was very tight.
- By June 2024, inflation had significantly declined, and significant slack had been created in the labour market. Thus, the BoC started lowering its policy rate.
- We are likely to see a cut every fixed announcement date (FAD) to end 2024 with a policy rate of 3.75% as Canadian economy is in a state of excess supply and BoC has no wish to create a deep recession.
- The long-term trend of declining yields has ended, and we are unlikely to see low rates like those of 2020-2021 or 2009-2010 again.
How Does the Market Think About Future Rates?
Changes in the Bank of Canada (BoC) policy rate and Canada’s prime rate as implied by the forward contracts on Canadian Overnight Repo Rate Average (CORRA) as of December 17, 2024.
| Fixed Announce-ment Date | Likelihood of BoC policy rate at | is | Likelihood of BoC policy rate at | is |
|---|---|---|---|---|
| 2025-01-29 | 3% | 65% | 3.25% | 35% |
| 2025-03-12 | 3% | 93% | 3.25% | 7% |
| 2025-04-16 | 3% | 65% | 2.75% | 35% |
| 2025-06-04 | 3% | 18% | 2.75% | 82% |
| 2025-07-30 | 2.5% | 4% | 2.75% | 96% |
| 2025-09-17 | 2.5% | 11% | 2.75% | 89% |
| 2025-10-29 | 2.5% | 15% | 2.75% | 85% |
| 2025-12-10 | 2.5% | 20% | 2.75% | 80% |
Bank of Canada Rate Forecast for 2024: Further Decrease in the Overnight Rate
The policy rate is 4.25%, while the last inflation reading for July 2024 was 2.5%. This suggests a real policy rate of 1.75%. At the same time, BoC estimates the neutral real interest rate to be between 0.25% and 1.25%. BoC considers the midpoint of 0.75% as a reasonable assumption for the neutral rate. Thus, the current policy rate is significantly restrictive.
Though the inflation of 2.5% (as of July 2024) is still higher than the 2% inflation target, 2/3 of it is due to the shelter component of the CPI. The rental housing vacancy rate is very low, and many homeowners will have to renew their mortgages at higher rates, which suggests that high shelter inflation may persist into 2025. The Bank of Canada can do little about shelter inflation as it is largely due to overregulation of land use by municipalities. The BoC recognized that it could not control the housing supply and started cutting rates to avoid possibly overshooting its target to the downside and causing unnecessary pain.
The impact of the current restrictive policy rates will continue to percolate throughout the Canadian economy in 2024, reducing demand for goods and services. As a result, inflation should decrease to the 2% target in 2025. Ironically, a lower policy rate reduces shelter inflation by reducing mortgage rates.
With inflation heading towards the target and a weaker job market, the Bank of Canada will likely cut its policy rate on every FAD. We expect the policy rate to reach 3.75% by the end of 2024.
Bank of Canada Rate Forecast for 2025: Further Decline in the Overnight Rate
By early 2025, the percolation of the effect of higher interest rates in the economy should become complete. This is much earlier than we were anticipating because the fast pace of rate cuts is cancelling the effect of past rises in the policy rate. Inflation is expected to return to the target of 2% over the next couple of quarters. Thus the Bank of Canada is reducing its policy rate to support the job market.
However, we anticipate that reverse globalization, caused by tensions between Western countries on the one hand and China, Russia, and some smaller states on the other, will be an inflationary force. Additionally, transitioning to more sustainable energy sources will require significant investments in energy infrastructure. A high investment level would increase capital demand, increasing the real interest rate.
Most certainly, as the population of retired individuals relative to working individuals increases, the demand in the economy will grow faster than the supply. Thus, ongoing demographic changes are inflationary, and they will increase the neutral rate over the coming years (or decades). Due to the aforementioned factors, the bottom of rate cycles will likely be much higher than bottom of the last couple of rate cycles.
Importance of Mortgage Rates
Canadian homes’ average price is around $670k. Thus, an average home buyer who has saved over 20% ($150k) for their down payment to reduce their risk and save on mortgage insurance premiums requires a mortgage of around $520k.
Currently, Canada’s interest rate environment is such that advertised mortgage rates range from 4.14% to over 6.5%. So if you are shopping for a mortgage, 4.5% is a very attractive rate depending on the term and features of your mortgage.
WOWA’s mortgage interest calculator shows that conservatively buying an average house with a competitive mortgage rate and a typical 25 year amortization would translate into a monthly mortgage payment of $2,880, initially including $1,930 in interest costs.
The median after-tax income for a Canadian family is $70.5K per year, around $5,880 per month. It is easy to see that mortgage expenses are the most significant expense for a Canadian family (49% for mortgage payment). The mortgage expense is much more for those living in the most expensive Canadian population centers of the Greater Toronto Area (GTA) and the Greater Vancouver Area (GVA). So optimizing your mortgage expense might be the most effective way of improving your finances.
Deducing Market Expectations
To see how the market thinks about the evolution of interest rates, we consider that depositing money with the BoC and buying treasuries are both riskless for a financial institution. So, to maintain their liquidity, Canadian financial institutions would park their cash in either one, offering a higher yield. As a result, the yield on a Canadian T bill should equal the average of the expected BoC rate until the T bill's maturity. This equality is called the expectation hypothesis.
The expectation hypothesis allows us to use yields on money market instruments to derive market expectations for the BoC target policy rate. However, there are also many other interest rates in the market. Some of these rates allow us to more conveniently infer the market's expectation of future interest rates.
A convenient way to calculate the market expectation of the likely changes in the BoC policy rate is to use Canadian Overnight Repo Rate Average (CORRA) forward contract rates, as reported by Chatham Financial.
CORRA is a crucial financial benchmark in Canada. It represents the overnight interest rate at which major financial institutions lend and borrow Canadian dollars among themselves, using Government of Canada securities as collateral. It measures the cost of short-term borrowing in the Canadian money market.
Key points about CORRA:
- Purpose: CORRA is used to reflect the conditions of the overnight funding market and is a critical reference rate for various financial instruments, including loans, derivatives, and other securities.
- Calculation: CORRA is calculated by taking a trimmed average of the rates on overnight repo transactions that involve Government of Canada securities. This means it excludes the highest and lowest rates to avoid skewed results.
- Benchmark: As a benchmark interest rate, CORRA is an important indicator of monetary policy and financial stability. It helps set the cost of borrowing and lending in the short term.
- Administration: The Bank of Canada oversees the CORRA benchmark to ensure its reliability and accuracy.
- Usage: CORRA is widely used by financial institutions, corporations, and investors to price, trade, and manage interest rate risk in the Canadian financial markets.
Another indicator of the direction of the BoC rate over the short term is provided by Banker Acceptance rates. The Investment Industry Regulatory Organisation of Canada (IIROC) used to publish the reference for 1-month and 3-month Canadian Bankers’ Acceptance (BA) Rates based on actual transactions in the market. Prominent market participants (financial institutions) must report their trades to IIROC. A BA is a loan made to a corporation but repaid by a commercial bank (from that corporation's line of credit with the bank). Because BAs are short-term and a commercial bank guarantees repayment, BA is a low-risk money market instrument. BAs were directly tied to Canadian Dollar Offered Rate (CDOR). As CDOR is replaced by CORRA BAs are deprecated.
Macroeconomic Factors Affecting Interest Rates?
Between 1968 and 2001, interest rates were frequently greater than their current levels, but the Western economies, in general, and the Canadian economy, in particular, have changed considerably. Debt levels are much higher than during the 20th century, and tolerating high-interest rates is quite difficult in the 2020s.
General Government Gross Debt
Total Credit Liabilities of Households
General Government debt has multiplied by five since 1990, while household debt is multiplied by eight. Increasing household debt levels can also be deduced from rising income levels in combination with falling interest rates and largely stable debt service ratios.
Canadian Household Income
Canadian Household income is growing much faster than the population. Since 1990, the population has grown by around 44% while household income has increased by 265%. Inflation over this period has been 93%. So household income has increased by 32% if we adjust for both inflation and population growth. However, it is also notable that debt interest payments as a percentage of household income reached their highest level since 1996 in 2023.
Debt Service Ratio for Canadian Households
The total debt service ratio has increased from about 12% in the 1990s to approximately 14% in recent years. Note that interest rates for non-mortgage debt are often much higher than a mortgage. As a result, mortgage and non-mortgage debt service ratios are comparable, while mortgage debts are much larger than non-mortgage debts (about three-quarters of Canadian household debt is mortgage debt).
Canadian T-Bill Yields
Nature of Interest Rates
We can think of interest as a price for using money, yet interest differs from rent because money differs from real property. The intersection of the supply and demand curves for rental properties determines rents. Money is different from rental properties because the supply of money is unlimited.
Bank of Canada, Federal Reserve or any other central bank can buy an asset or make a loan by crediting the seller's or borrower's account. In this purchase or loan process, new money is created. More interestingly, when a commercial bank uses depositors’ money to make loans, it creates money. Because the depositors still have their money, while those who have received the loans also have the money and can spend it.
On the other hand, when a central bank sells an asset or receives a loan payment, money is destroyed. Similarly, when a commercial bank receives loan principal payments, money is destroyed (annihilated). This temporary nature of money allows policymakers to set its rent. In most countries, central banks are responsible for setting monetary policy.
In Canada, the Bank of Canada (BoC) has several responsibilities. The most important mandate of the Bank of Canada is achieving price stability. BoC has agreed with the Department of Finance to define price stability as having a 2% CPI inflation rate.
Interest Rate Determinants
| Factors that push interest rates higher | Factors that pull interest rates lower |
| High inflation | Low inflation |
| Low savings rate | High savings rate |
| Decreasing trade | Increasing trade |
| Risk of default | Loan security |
| Decrease in labour productivity | Increase in labour productivity |
| High employment | Low employment |
How do Mortgage Lenders Fund Mortgages?
To understand how we can save on our mortgage costs, we should understand how mortgages work in Canada. A bank can use deposits it is holding to lend out a mortgage. The first problem with using depositor money for lending a mortgage is that those who have deposited their funds in a chequing account or a savings account might want their money back at any time.
In contrast, a mortgage borrower would repay his debt on a predetermined schedule over many years. So the bank would have to put aside some money to provide liquidity to its depositors.
Moreover, the bank might lose money on this loan if the borrower fails to make their scheduled payments and becomes delinquent. Thus such a mortgage would increase the amount of capital the bank requires. Still, because the loan is secured by real estate, it is pretty safe, and the added capital requirement it imposes on the bank is relatively small.
The three preceding paragraphs explained how a home equity line of credit (HELOC) works. HELOC interest rates are often slightly higher than the prime rate. Looking at variable mortgage interest rates, we see that most lenders offer rates well below the prime rates (and below HELOC rates). OSFI regulation imposes a HELOC limit of 65% of the property value. In comparison, conventional mortgages can be up to 80% of the property value, and high ratio (insured) mortgages can be up to 95% of the property value.
Because of their lower loan-to-value (LTV) ratio, HELOCs pose a lower risk to lenders than mortgages. We know an interest rate comprises a risk-free rate plus a risk premium. So why do HELOCs, despite their lower risk, have a higher rate than residential mortgages?
Mortgage rates are low because the National Housing Act created a legal framework to transform mortgages into safe and liquid assets. According to the National Housing Act (NHA), lenders can create a special legal entity (called a guarantor entity) and transfer their mortgages (after purchasing insurance for their conventional mortgages) into this entity which can issue what is called covered bonds.
Mortgages would serve as collateral for covered bonds. NHA also protects cover bond collateral from being affected by any bankruptcy proceedings. According to the NHA, the guarantor entity should be registered with the Canada Mortgage and Housing Corporation (CMHC). These bonds are called covered bonds because a pool of assets covers them. This means that a pool of assets (loans) is their collateral.
The legal framework of covered bonds allows Canadian financial institutions to transform their mortgage loans into liquid assets. This framework allows them to offer mortgages with interest rates materially lower than their prime lending rates. A bank has both liquidity and capital requirements. From the liquidity standpoint, an illiquid loan would require a bank to put aside some liquid (often low-yielding) assets to maintain its liquidity ratio. From a capital perspective, a liquid asset can be sold in bad times and prevent diluting shareholders by raising capital. So a lender is willing to advance liquid loans at a much lower margin than illiquid loans.
What About Fixed Rate Mortgages?
Covered bond programs reduce the cost of funding mortgages for Canadian lenders by transforming their mortgage assets into liquid assets. The other issue relating to mortgages is that many borrowers are unwilling to accept interest rate risk. At the same time, the cost of money for a financial institution often changes in line with the risk-free interest rate. So lenders are expected to offer fixed-rate mortgages and must manage their interest rate risk when offering fixed-rate mortgages.
The interest rate of savings accounts often changes with the risk-free interest rate. Therefore using deposits to make loans at a fixed interest rate brings interest rate risk to a bank. To mitigate this risk, the bank has to hedge its exposure to changes in interest rates.
One can use interest rate swap contracts to hedge their exposure to interest rates. An interest rate swap is a financial arrangement which enables a stream of variable-rate interest payments to be exchanged for a stream of fixed-rate interest payments.
Several types of swaps are available, including
- Interest rate swaps: These swaps involve exchanging interest payments based on a notional principal amount. The parties involved agree to exchange interest payments based on fixed and floating rates. This type of swap is commonly used to manage interest rate risk.
- Currency swaps: Currency swaps involve exchanging the principal and interest payments in one currency for the principal and interest payments in another. Multinational corporations often use this type of swap to manage exchange rate risk.
- Commodity swaps: Commodity swaps involve exchanging cash flows based on the price of a particular commodity, such as natural gas or oil price. Energy (oil) companies commonly use this type of swap to manage price risk. These swaps are not available to retail traders. Instead, retail traders can use contracts for difference (CFD) on commodity trading platforms to gain exposure to commodities.
- Equity swaps: Equity swaps involve exchanging cash flows based on the performance of a particular stock or stock index. Investors commonly use this type of swap to gain exposure to a particular stock or market, e.g., the S&P TSX index.
- Credit default swaps: Credit default swaps involve exchanging cash flows based on the occurrence of a credit event, such as a default on a particular bond or loan. Investors commonly use this type of swap to manage credit risk.
A common form of interest rate swaps is called OIS. OIS stands for "Overnight Index Swap." It is a type of interest rate swap in which the two parties involved exchange the difference between an overnight interest rate index and a fixed interest rate.
The overnight interest rate index used in an OIS is typically the overnight interbank lending rate, such as the Federal Funds Rate in the United States, the Euro Overnight Index Average (EONIA) in the Eurozone, or the Sterling Overnight Index Average (SONIA) in the United Kingdom. However, the two parties involved in the swap agree on the fixed interest rate.
The purpose of an OIS is to manage interest rate risk by providing a way for market participants to protect themselves from fluctuations in overnight rates. Market participants with cash positions exposed to overnight rates can use OIS to hedge or mitigate that risk.
OIS is typically settled daily, with the swap value recalculated daily based on the current overnight index rate. This means that the swap value can change daily, depending on the movement of the overnight index rate.
Disclaimer:
- Any analysis or commentary reflects the opinions of WOWA.ca analysts and should not be considered financial advice. Please consult a licensed professional before making any decisions.
- The calculators and content on this page are for general information only. WOWA does not guarantee the accuracy and is not responsible for any consequences of using the calculator.
- Financial institutions and brokerages may compensate us for connecting customers to them through payments for advertisements, clicks, and leads.
- Interest rates are sourced from financial institutions' websites or provided to us directly. Real estate data is sourced from the Canadian Real Estate Association (CREA) and regional boards' websites and documents.