How Much Down Payment Do I Need to Buy a Home in Edmonton?

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How Much Down Payment Do I Need to Buy a Home in Edmonton?

1.0 The First Hurdle: Understanding Your Down Payment

Saving for a down payment is often the biggest financial hurdle for homebuyers. It’s the portion of the home’s purchase price that you pay upfront, and it’s a critical part of securing your mortgage. Understanding the rules and your options is the first step toward building a solid savings plan and achieving your homeownership goals.

2.0 The Minimum Down Payment Rules in Canada

In Canada, the minimum down payment you need is based on the purchase price of the home. Here is the tiered system for properties under $1 million:

For the first $500,000 of the purchase price: You need a 5% down payment.
For the portion of the purchase price from $500,001 to $999,999: You need a 10% down payment.

Example: A $600,000 Home
5% on the first $500,000 = $25,000
10% on the remaining $100,000 = $10,000
Total Minimum Down Payment = $35,000

For any home with a purchase price of $1,000,000 or more, the minimum down payment is a flat 20% of the total price.

3.0 The 20% Advantage: Avoiding Mortgage Default Insurance

If your down payment is less than 20% of the home’s purchase price, you are required to purchase mortgage default insurance, often called CMHC insurance. This insurance protects the lender—not you—in case you default on your mortgage payments. The cost of this insurance is a premium that gets added to your total mortgage amount, meaning you pay interest on it for the life of the loan.

By putting down 20% or more, you can avoid this significant extra cost, which will lower your monthly mortgage payments.

4.0 Where Can Your Down Payment Come From?

Lenders need to see that your down payment comes from legitimate sources. The most common and acceptable sources in Canada are:

Personal Savings: Money you have saved in a bank account (like a TFSA or a high-interest savings account). Lenders will typically want to see a 90-day history of these funds.
RRSP Home Buyers’ Plan (HBP): The Canadian government allows first-time homebuyers to withdraw up to $35,000 (or $70,000 for a couple) from their RRSPs tax-free to use as a down payment. You have 15 years to repay the funds to your RRSP.
A Gift from an Immediate Family Member: A gift from a parent or sibling is a common source. The person providing the gift will need to sign a “gift letter” confirming that the funds are a true gift and do not need to be repaid.

For a complete overview of the buying journey, return to the Ultimate Guide to Buying a Home in Edmonton.

Pro Tip: Using a Gifted Down Payment

It’s very common for first-time buyers to receive financial help from immediate family for their down payment. Lenders readily accept these “gifted” funds, provided you have a gift letter signed by the family member. This is a simple document stating that the funds are a true gift and not a loan that needs to be repaid. Your mortgage broker can provide you with a template for this letter.

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Financial FAQs

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How much income do I need to afford a home in Edmonton?

As a general guideline, lenders often use a Gross Debt Service (GDS) ratio of 32%. This means your total monthly housing costs (mortgage principal and interest, property taxes, heating) should not exceed 32% of your gross monthly income. For example, to afford a $1,800 monthly housing payment, you’d need a gross monthly income of around $5,625.

How does my credit score affect my mortgage application?

Your credit score is a critical factor. A higher score demonstrates to lenders that you are a reliable borrower, which allows you to qualify for the best interest rates. While it’s possible to get a mortgage with a lower score, a score of 680 or higher is typically required to qualify for the most competitive rates from A-lenders.

How much down payment do I need in Canada?

The minimum down payment depends on the home’s purchase price. For homes under $500,000, the minimum is 5%. For homes between $500,000 and $999,999, it is 5% on the first $500,000 and 10% on the remaining portion. For homes of $1 million or more, the minimum down payment is 20%.

What government programs can help me buy my first home?

First-time homebuyers in Canada can take advantage of several programs. The Home Buyers’ Plan (HBP) allows you to withdraw from your RRSPs tax-free for a down payment. There is also the First-Time Home Buyer Incentive, which is a shared-equity program that can lower your monthly mortgage payments.

Should I use a mortgage broker or go directly to my bank?

While your bank can only offer you their own products, a mortgage broker works with dozens of different lenders. They can shop the market on your behalf to find the best possible interest rate and mortgage terms for your specific situation, often saving you a significant amount of money over the life of your loan.