Private Loans in Vancouver, BC
Vancouver's high property values and competitive real estate market make private lending a powerful tool for homeowners and investors. Whether you need a second mortgage, bridge loan, or fast personal cash, BCPrivateLoans.ca connects you with BC's top private lenders.
$1.3M+
Average Vancouver Property Value
675,000+
Vancouver Population
Vancouver consistently ranks among Canada's most expensive real estate markets, making equity-based private lending especially powerful for homeowners.
Private Lending in Vancouver: The Local Picture
Vancouver has one of the highest average home prices in North America. As of early 2026, the benchmark price for a detached home in Vancouver sits above $2 million, while condos average around $750,000–$900,000 depending on the neighbourhood. That level of property value creates something valuable for homeowners: significant equity.
The challenge is that Vancouver’s high prices also mean high mortgage balances, and many homeowners find themselves with strong equity on paper but unable to qualify for additional bank financing. The federal stress test requires borrowers to qualify at rates roughly 2% above their contract rate — a threshold that eliminates many otherwise creditworthy Vancouver borrowers, particularly the self-employed, new Canadians, and those who have experienced income disruption.
Private lending fills this gap. Private mortgage lenders in Vancouver evaluate deals based on the property’s equity position and the borrower’s exit strategy — not solely on credit score or income documentation. For a homeowner with $400,000 in equity on a $1.3M property, a private second mortgage of $150,000 at 70% combined LTV is a straightforward deal for most private lenders, even if the bank said no. Vancouver’s liquid real estate market also makes lenders more comfortable: if a borrower defaults, properties in Kitsilano, Dunbar, or Coal Harbour sell quickly.
Beyond mortgages, Vancouver residents also use private personal loans for urgent cash needs — medical expenses, business shortfalls, or bridging a gap between paycheques. These are available up to $35,000 without property as collateral.
Who Uses Private Loans in Vancouver?
Private lending in Vancouver serves a wide range of borrowers. Here are the most common situations we see.
The Self-Employed Homeowner in Kitsilano
Situation: Owns a $1.4M detached home with a $700K first mortgage. Needs $120K to consolidate business debt. Bank declined due to irregular T1 income over the past two years.
Solution: A private second mortgage at 65% combined LTV. 12-month term at 11%, funded in 7 business days. Exit strategy: refinance to a B-lender once two years of stable income is documented.
The Condo Owner Facing Renewal in Yaletown
Situation: Bought a $900K condo in 2021 at a 2.1% rate. Renewal is coming at 5.8%. Credit score dropped to 610 after a missed payment during a job transition.
Solution: A private bridge mortgage to cover the renewal gap while rebuilding credit. 12-month term gives time to improve the score and qualify at a B-lender at renewal.
The East Van Investor with a Stalled Reno
Situation: Owns a duplex in East Vancouver worth $1.8M with $900K in equity. Mid-renovation, ran out of funds. Bank won't lend on a property under construction.
Solution: A private construction/renovation loan at 60% LTV, interest-only for 12 months. Funds the renovation to completion, then refinances to a conventional mortgage.
The New Canadian in Marpole
Situation: Arrived in Canada 18 months ago. Has a $200K down payment and a stable job but no Canadian credit history. Bank declined the purchase mortgage.
Solution: A private first mortgage at 55% LTV for 12 months, allowing time to build Canadian credit. Refinances to a bank mortgage at renewal with an established credit profile.
What You Can Borrow Against in Vancouver
Private lenders in Vancouver lend against a range of property types. LTV limits vary by property and lender.
Detached Houses (all Vancouver neighbourhoods)
Most lender-friendly property type. Up to 75% LTV for first mortgages, 70–75% combined LTV for seconds.
Condos and Strata Units
Widely accepted. LTV limits typically 65–70% due to strata restrictions and resale considerations. Leasehold strata units may face lower limits.
Townhouses and Row Homes
Accepted at similar LTV to condos. Freehold townhouses attract better terms than strata.
Duplexes and Multi-Family (up to 4 units)
Accepted by most private lenders. Rental income can support the exit strategy narrative.
Commercial-Residential Mixed Use
Available from specialist lenders. LTV typically 55–65%. Requires more due diligence.
Pre-Sale Assignments
Some private lenders will bridge a pre-sale assignment gap. Deal-specific — depends on completion date and equity.
We Serve All Vancouver Neighbourhoods
How to Apply for a Private Loan in Vancouver
The process is straightforward and takes less than 10 minutes to start.
- 1
Complete the 2-minute eligibility check
Answer a few questions about your property, loan amount, and situation at BCPrivateLoans.ca/apply. No credit check required at this stage.
- 2
Receive your options summary
Based on your inputs, we’ll show you which loan types you likely qualify for and show you which lenders are active in Vancouver.
- 3
Speak with a lender or broker
A lender or licensed mortgage broker will contact you to discuss your specific situation, answer questions, and provide a conditional approval.
- 4
Property appraisal and documentation
The lender orders an appraisal ($400–$600) to confirm your property’s value. You’ll provide basic documents: ID, existing mortgage statement, and a brief income description.
- 5
Legal and funding
Your lawyer and the lender’s lawyer prepare the mortgage documents. Funds are typically advanced within 5–10 business days of conditional approval.
BCPrivateLoans.ca serves all Vancouver neighbourhoods and the broader Metro Vancouver region. Whether your property is in Kitsilano, East Van, Yaletown, Marpole, or any other Vancouver area, our network of private lenders can evaluate your deal. We also serve Burnaby, Richmond, Surrey, Coquitlam, and other Metro Vancouver municipalities.
Frequently Asked Questions — Private Loans in Vancouver
What is the minimum equity I need for a private mortgage in Vancouver?
Most private lenders in Vancouver require at least 25–30% equity in your property. For a $1.3M Vancouver home, that means your total mortgage balance (including the new loan) should not exceed $975,000 (75% LTV). For second mortgages, the combined LTV limit is typically 70–75%. The more equity you have, the better your rate and the easier the approval.
Can I get a private mortgage in Vancouver with a credit score below 600?
Yes. Private mortgage lenders in Vancouver evaluate deals primarily on the property’s equity and the borrower’s exit strategy. A credit score below 600 may affect your rate by 0.5–1%, but it will not prevent approval if your equity position is strong. Borrowers with active consumer proposals, recent bankruptcies, and scores as low as 400 have obtained private mortgages in Vancouver when they had sufficient equity.
How long does a private mortgage approval take in Vancouver?
Private mortgage approvals in Vancouver typically take 24–72 hours for a conditional approval, with funding in 5–10 business days. For straightforward deals (strong equity, clear exit strategy, urban property), some lenders can provide same-day verbal approvals. This is significantly faster than banks, which typically take 2–4 weeks.
Are private mortgage rates higher in Vancouver than other BC cities?
Private mortgage rates in Vancouver are generally at the lower end of the BC range because Vancouver properties are highly liquid — lenders face less risk. First mortgage rates for urban Vancouver properties with LTV below 70% typically range from 8–10% in 2026. Second mortgage rates range from 10–12.5%. Rural or non-standard properties in other BC regions attract higher rates.
Does BCPrivateLoans.ca serve all Vancouver neighbourhoods?
Yes. BCPrivateLoans.ca connects borrowers across all Vancouver neighbourhoods — from Downtown and Yaletown to East Van, Kitsilano, Dunbar, Marpole, and Point Grey. We also serve the broader Metro Vancouver region including Burnaby, Richmond, Surrey, and Coquitlam. If your property is in Greater Vancouver, we can help.
Disclaimer: BCPrivateLoans.ca is an independent mortgage information marketplace. We do not provide mortgage advice, originate loans, or act as a mortgage broker. All content on this page is for educational purposes only. Loan availability, rates, and terms vary by lender and individual circumstances. Always consult a licensed mortgage professional before making financing decisions. BCPrivateLoans.ca is not responsible for the actions or decisions of any lender listed on this site.
Verified Lenders
Private Lenders Serving Vancouver
The following lenders are active in the Metro Vancouver area and accept applications from Vancouver borrowers. Rates shown are indicative — your final rate depends on LTV, property type, and credit profile.
Alpine Credits
FeaturedBC's Established Direct Home Equity Lender
Capital Direct
Featured25+ Years of Private Mortgage Lending in BC
Fisgard Capital Corporation
FeaturedCanada's Established MIC — $314M+ AUM Since 1996
First Circle Mortgage Investment Corp.
FeaturedNorth Shore MIC — 30+ Years Serving Southwestern BC
Silver Hill Mortgage Corp.
Metro Vancouver & Fraser Valley Private Mortgage Specialists
Trez Capital
Institutional Commercial Lending — $5.4B+ AUM
Showing 6 lenders active in Metro Vancouver. Browse the full directory →
Check My Eligibility — FreeRates shown are indicative and subject to change without notice. BCPrivateLoans.ca is a directory service and does not provide mortgage advice. Always consult a licensed mortgage broker before making financing decisions.