能买多少钱的房，
月供到底是多少 — 一页算清。
How much you can afford,
and what you'll actually pay — on one page.
两个工具：① Affordability 反推最大购房价（含 OSFI B-20 压力测试 + GDS/TDS 合规检查）；② Monthly Payment 算贷款月供（含 CMHC 保费 + 加拿大半年复利 + biweekly 加速对比）。两个都按加拿大银行真实审批口径来，不是简化模型。 Two tools: ① Affordability reverse-engineers your max purchase price (with OSFI B-20 stress test + GDS/TDS compliance check); ② Monthly Payment shows what you actually pay (CMHC premium + Canadian semi-annual compounding + biweekly acceleration). Both match how Canadian lenders actually underwrite — not a simplified model.
在加拿大，
银行到底按什么审批？
How do Canadian lenders
actually underwrite?
一句话答案：银行审你的贷款额度看三件事 — (1) 压力测试 qualifying rate = max(契约利率 + 2%, 5.25%)，按这个利率算月供必须能扛得住；(2) GDS ≤ 39%（房贷本息 + 地税 + 取暖 + 50% 管理费 ÷ 月收入）；(3) TDS ≤ 44%（GDS + 其他债务）。首付 < 20% 必须买 CMHC 保险，保费按首付百分比 2.80%–4.00% 加进贷款里一起还。 Short answer: Lenders check three things — (1) Stress test qualifying rate = max(contract rate + 2%, 5.25%); your payment at that rate must still fit; (2) GDS ≤ 39% (P&I + property tax + heat + 50% condo fees ÷ gross monthly income); (3) TDS ≤ 44% (GDS + other debts). If down payment is < 20%, CMHC insurance is mandatory — the premium (2.80%–4.00%) is added to the mortgage and amortized.
资料依据：According to OSFI Guideline B-20 (effective 2018, current 2026) · CMHC Mortgage Loan Insurance Premium Schedule · Bank of Canada 5-year Conventional Mortgage Rate (posted, 2026)。利率默认值为示意，请输入你拿到的实际报价。 Source: According to OSFI Guideline B-20 (effective 2018, current 2026) · CMHC Mortgage Loan Insurance Premium Schedule · Bank of Canada 5-year Conventional Mortgage Rate (posted, 2026). Default rate is illustrative — enter your actual quoted rate.
加拿大房贷购房上限怎么算？输入收入和首付立即查How do you calculate your maximum Canadian home purchase budget from income and down payment?
输入收入和首付，
看清你的购房上限。
Enter income and down payment.
See your real ceiling.
▸ 高级 · 其他债务 · 地税 · 压力测试Advanced · Other Debts · Property Tax · Stress Test
在加拿大买房月供和总利息怎么算？How are Canadian mortgage monthly payments and total interest calculated?
输入房价，
看清月供和总利息。
Enter the price.
See payment and total interest.
买房首付最低要多少？两张表对照看。 Two tables, side by side.
首付规则、CMHC 保费、首付的钱可以从哪来，完整说明见 多伦多买房首付要多少。For the full down payment rules, insurance premiums and acceptable sources, see the Chinese guide Toronto Down Payment Guide.
| 房价区间Price | 最低首付Min Down |
|---|---|
| ≤ $500,000 | 5% |
| $500K – $1.5M | 5% 首 50 万 + 10% 余5% on 1st $500K + 10% |
| ≥ $1.5M（2024-12 起）≥ $1.5M (Dec 2024) | 20% |
| 首付比例Down % | 保费率Premium |
|---|---|
| 5% – 9.99% | 4.00% |
| 10% – 14.99% | 3.10% |
| 15% – 19.99% | 2.80% |
| ≥ 20% | 不需要None |
加拿大银行办按揭要看哪些文件？按买家身份分类清单What documents do Canadian banks require for mortgage approval — checklist by buyer type?
银行要看什么文件 — 按身份分。 What lenders ask for — by scenario.
提前 2–4 周准备齐全，预批和实批都更顺。三类身份银行口径完全不同，下面分开列。 Have these ready 2–4 weeks ahead of pre-approval and commitment. Lenders treat the three groups very differently — separated below.
- 最近 2 个月 paystub（YTD 数字必须可见）Most recent 2 months of paystubs (YTD must be visible)
- 最近 2 年 T4（如 contract 工作还要 T4A）Last 2 years of T4 slips (T4A if contract)
- Letter of Employment：抬头公司纸、HR 签字、写明 job title / start date / 永久 vs probation / annual base + bonus / 工时Letter of Employment: company letterhead, HR-signed, stating job title, start date, permanent vs probation, base + bonus, hours/week
- 最近 2 年 NOA（Notice of Assessment）补强Last 2 years of NOAs as backup
- 仍在 probation 期 → 多数银行需要 LOE 明确写"通过 probation 后转 permanent"，否则按 contract 算Still on probation → most banks need LOE confirming permanent status post-probation, else treated as contract
- Bonus / commission 收入 → 取 2 年平均，不是去年单年Bonus / commission → averaged over 2 years, not just last year
- 换工作 < 6 个月 → 强烈建议保留旧 LOE + 新 LOE 一起New job < 6 months → keep old + new LOE together
- 最近 2 年 T1 General（含所有 schedules）Last 2 years of T1 General (with all schedules)
- 最近 2 年 NOA —— 银行按 line 15000 取 2 年平均，再 ×0.85Last 2 years of NOAs — bank averages line 15000, then × 0.85
- Statement of Business Activity（T2125）如 sole proprietorT2125 Statement of Business Activity if sole proprietor
- 最近 2 年 T2 公司报税 + financial statements（accountant 签）Last 2 years of T2 + accountant-signed financials
- Articles of Incorporation + corporate profile reportArticles of Incorporation + corporate profile report
- 6–12 个月 business bank statement6–12 months of business bank statements
- HST 注册证明（如适用，年营业额 ≥ $30K 必须）HST registration (mandatory at $30K+ revenue)
- 自雇 < 2 年 → A 类银行通常拒，需走 B-lender（利率高 1–2%）或 alternative lenderSelf-employed < 2 yrs → A-lenders usually decline; B-lender (1–2% higher) or alternative lender
- 公司留存利润高、个人 line 150 低 → 需要找愿意做"Stated Income"的 lender，可能要 35% 首付Retained earnings high, low personal line 150 → need a "Stated Income" program lender, often requires 35% down
- CRA 欠税未清 → 立刻不批，必须先结清Unpaid CRA balance → instant decline; must clear first
- PR 卡（已落地 ≤ 5 年）或 持有 ≥ 1 年的 Work Permit / Study PermitPR card (landed ≤ 5 yrs) or Work Permit / Study Permit valid ≥ 1 yr
- SIN 卡 + Confirmation of Permanent Residence (COPR)（如适用）SIN + Confirmation of Permanent Residence (COPR) where applicable
- 有加拿大工作：LOE + 最近 paystub + 最近 T4（如已经至少一年）Canadian employment: LOE + recent paystubs + most recent T4 (if 1+ yr)
- 跨国公司外派：海外雇主信 + 加拿大分公司 LOE + 最近 6 个月薪水 statementMultinational transfer: foreign LOE + Canadian branch LOE + 6 months of pay statements
- 如银行 case-by-case 接受外国收入：需提供翻译 + 公证If foreign income is considered: certified translation + notarization
- 如已有加拿大信用 ≥ 6 个月：Equifax / TransUnion 报告（首选）If 6+ months Canadian credit: Equifax / TransUnion report (preferred)
- 如无：国际信用报告（Equifax International / 国家信用局）或 12 个月房租 / 水电缴费记录 或 信用证明信If none: international credit report or 12 months of rent / utility receipts or credit reference letters
- 国际汇款必须有完整 paper trail：海外银行 90 天 statement → SWIFT 凭证 → 加拿大银行入账Foreign wire needs full paper trail: 90-day overseas statements → SWIFT receipt → Canadian deposit
- 礼金（gift）需要海外汇款人 gift letter + 资金来源证明（不能含借贷）Gifted funds: donor's gift letter + source-of-funds proof (no borrowed money)
- 5% 首付 program：需要 PR + 在加 ≤ 5 年 + 加拿大就业；保险公司限 ≤ $1.5M 房5% down program: requires PR + ≤ 5 yrs in Canada + Canadian employment; insurer cap $1.5M
- 35% 首付替代 program：可豁免本地信用记录、可接受外国收入，适合 Work Permit 持有者35% down alternative: waives Canadian credit, foreign income accepted; works for Work Permit holders
- 部分 lender 拒 Study Permit 申请人，提前问 broker 不要踩坑Some lenders reject Study Permit applicants — ask broker upfront
5 个最常被问到。 Five questions, asked the most.
Q1Stress test 是什么？为什么 affordability 出来比想象低？What is the stress test, and why does it cap my budget?
OSFI 规定所有联邦受监管的银行（BMO/RBC/TD/Scotia/CIBC + 多数 credit union）必须按 qualifying rate = max(契约利率 + 2%, 5.25%) 审批。比如你拿到 4.79% 的 quote，银行实际按 6.79% 计算月供能不能扛得住。OSFI requires all federally-regulated lenders (Big Six + most credit unions) to qualify you at max(contract rate + 2%, 5.25%). If you're quoted 4.79%, the bank actually tests whether you can carry the payment at 6.79%.
原因：防止利率上升时大批 borrower 违约。结果就是同样收入下，可批贷款比"按合同利率算"少 15–25%。这条规则从 2018 年起所有 insured 贷款适用，2018 年起 uninsured 也适用，2026 年没变。Rationale: protect borrowers if rates climb. Result: at the same income, you qualify for ~15–25% less mortgage than a "contract-rate-only" calculator suggests. Rule has applied to insured loans since 2016 and uninsured since 2018; unchanged in 2026.
Q2为什么加拿大月供和美国不一样？Why is the Canadian monthly different from US calculators?
加拿大《利息法》第 6 条规定 closed mortgage 必须按 半年复利 而不是月复利计算（美国是月复利）。所以同样的 nominal annual rate，加拿大有效月利率略低，月供也略低（差异约 3–5%）。本计算器按法定算法走：有效月利率 = (1 + r/2)^(1/6) − 1。Canada's Interest Act s.6 mandates semi-annual compounding for closed mortgages (US uses monthly compounding). At the same nominal annual rate, the effective monthly rate is slightly lower in Canada, so the monthly payment is ~3–5% lower than a US-style calc would show. This tool uses the statutory formula: effective monthly rate = (1 + r/2)^(1/6) − 1.
Q3买房首付：$1.5M 以上的房为什么必须 20%？Why does a $1.5M+ home require 20% down?
因为 mortgage default insurance（CMHC 以及 Sagen / Canada Guaranty）只承保房价低于 $1.5M 的房。$1.5M 及以上买不了保险，银行就不能做首付低于 20% 的 high-ratio 贷款，所以买房首付至少 20%（uninsured / conventional）。这个上限在 2024 年 12 月 15 日从 $1M 提高到 $1.5M，所以网上旧文章说的「$1M 以上必须 20%」已经不适用：$1M–$1.5M 的房现在按 5% + 10% 分段付首付即可。完整规则见 多伦多买房首付要多少。CMHC and the two private insurers will only insure mortgages on homes up to a certain price. As of Dec 15, 2024, the cap rose from $1M to $1.5M. At $1.5M and above, no insurer will write coverage, so banks can't offer high-ratio (< 20% down) loans — minimum is 20% (uninsured / conventional).
Q4双周加速（accelerated bi-weekly）真的能提前还完吗？Does accelerated bi-weekly really pay off the mortgage early?
是。逻辑很简单：标准月供 $X，"加速双周" = $X ÷ 2 每两周一次 = 一年付 26 次（不是 24 次），相当于一年多付一个月供（$X 多）。本金多还的部分会复利节省利息。25 年贷款大约能砍到 21–22 年完成，节省利息几万到十几万。注意：是"加速 accelerated"才有效；标准 bi-weekly = 月供 × 12 ÷ 26 没有这个效果。Yes. The logic: monthly payment $X. "Accelerated bi-weekly" = $X ÷ 2 every two weeks = 26 payments/yr (not 24). That's one extra monthly payment per year; the extra principal compounds away interest. A 25-yr mortgage typically pays off in 21–22 yrs and saves tens of thousands. Make sure it's labeled "accelerated" — plain bi-weekly (monthly × 12 ÷ 26) gives no acceleration.
Q5这个计算器和 mortgage broker 的预批结果会差多少？How close is this to what a mortgage broker will pre-approve?
在 ±5–10% 之内，前提是你输入了真实的债务和正确的利率报价。差异来源：(1) 银行 underwriter 看你的信用分，680+ 拿 A-tier 利率，620–679 利率会高 0.2–0.5%；(2) 就业类型：permanent T4 直接按 gross income 算；self-employed / commission 看 2 年 NOA 平均，且乘 0.85 折扣；(3) 首付来源：银行要 90 天 statement，礼金需要 gift letter；(4) 预批 vs 实批：预批锁 90–120 天利率，实批时 closing 前 30 天才发 commitment letter，期间利率可能涨。要拿到精确数字，找有 RECO / FSRA license 的 broker 走 full pre-approval（不是 rate hold）。Within ±5–10%, assuming honest inputs. Sources of variance: (1) credit score — 680+ gets A-tier rates; 620–679 carries a 0.2–0.5% premium; (2) employment type — permanent T4 uses gross; self-employed / commission averages 2 yrs of NOAs × 0.85; (3) down payment source — bank requires 90-day statements; gifted funds need a gift letter; (4) pre-approval vs commitment — pre-approval locks rate 90–120 days; the commitment letter only issues ~30 days before closing, and rates may shift. For precise numbers, work with a FSRA-licensed broker on a full pre-approval (not just a rate hold).
数字算清楚了，
下一步是 broker。
Numbers checked.
Next: a broker.
Arthur 与多位 RECO / FSRA-licensed broker 长期合作，可以根据你的 self-employed / new immigrant / 首次买家 / 投资房身份匹配最合适的 lender，省 0.2–0.4% 利率不少见。 Arthur works with FSRA-licensed brokers across self-employed, new immigrant, first-time buyer, and investment scenarios. Matching the right lender often saves 0.2–0.4% on the rate.
算出数字之后，再看完整的贷款流程 After crunching the numbers, read the full mortgage walkthrough
从 Pre-Approval、B-20 压力测试、四类买家分流（首次自住 / 换房 / 投资 / 楼花），到 Broker vs 银行怎么选——一次讲透。 Pre-Approval, B-20 stress test, four buyer types (first-time, move-up, investment, pre-construction), and broker vs. bank — all in one walkthrough.
阅读《贷款全流程指南》→Read the Mortgage Guide →