High-Value Residential Mortgages
in Canada
Private-client financing strategies for homes over $1M — structured with discretion, clarity, and lender leverage.
Who This Is For
Our high-value residential practice serves clients with sophisticated financing needs and complex financial profiles.
Executives & Professionals
Senior leaders with complex compensation structures—base salary, bonuses, stock options, and deferred income.
Discuss Your SituationBusiness Owners & Entrepreneurs
Self-employed individuals with corporate structures, retained earnings, and non-traditional income documentation.
Start a ConversationHigh-Net-Worth Families
Families with significant assets, investment portfolios, and multi-generational wealth planning needs.
Book a ReviewReal Estate Investors
Investors with existing rental portfolios seeking primary residence financing aligned with investment strategy.
Explore Multi-Unit OptionsWhat Makes High-Value Mortgages Different in Canada
In Canada, residential mortgages for properties over $1 million operate under different rules than standard insured mortgages. The most significant distinction is that these mortgages are uninsured by default—CMHC and private mortgage insurers do not provide coverage for homes above this threshold.
This means lenders bear the full risk of the loan, which fundamentally changes how they approach underwriting. Rather than relying on automated insurance approval, lenders conduct more thorough manual reviews of income, assets, and overall financial stability.
For borrowers with complex income structures—business owners, executives with variable compensation, or investors with multiple properties—this actually creates opportunity. The right lender match can accommodate non-traditional documentation and income calculation methods that insured mortgages cannot.
Insured vs Uninsured: A Simple Explanation
Financing Scenarios We Address
Every high-value transaction has unique characteristics. We structure financing to match your specific situation.
Many private clients also hold multi-unit or commercial assets — explore commercial financing.
The Process
A disciplined, confidential approach to securing optimal financing for high-value properties.
Discovery & Goals
We begin with a confidential conversation to understand your financial objectives, timeline, and unique circumstances.
Documentation Strategy
Based on your income structure, we determine the optimal documentation approach for lender presentation.
Lender Sourcing
We match your profile to lenders with appropriate appetite—major banks, credit unions, or alternative channels.
Term Review & Underwriting
We guide you through term sheet review and support the underwriting process to approval.
Closing & Ongoing Planning
We coordinate closing logistics and remain available for future refinancing, renewals, or portfolio expansion.
Key Underwriting Factors
Understanding what lenders assess helps you prepare for a stronger application.
LTV & Down Payment
Loan-to-value ratios for uninsured mortgages typically max at 80%. Higher equity often improves rate options.
Income Structure
Employment income, dividends, retained earnings, rental income—each requires specific documentation approaches.
Net Worth & Liquidity
Lenders assess overall financial position including investments, savings, and accessible liquid assets.
Property Type & Marketability
Location, property condition, and resale potential influence lender comfort and available terms.
Debt Obligations
Existing mortgages, lines of credit, and other obligations factor into debt service calculations.
Credit Profile
Credit history and score remain important, though high-value files often have more flexibility for strong profiles.
Lender Channels
We match your profile to the most appropriate lender channel based on your income structure, timeline, and preferences.
| Lender Type | Best For | Max LTV | Rates | Flexibility |
|---|---|---|---|---|
| Major Banks | Strong T4 income, straightforward documentation | Up to 80% | Competitive | Lower |
| Credit Unions | Regional presence, relationship-based lending | Up to 80% | Competitive | Moderate |
| Alternative Lenders | Complex income, business owners, credit challenges | Up to 75% | Higher | Higher |
| Private Capital | Time-sensitive deals, bridge situations, income gaps | Up to 70% | Premium | Highest |
Lender selection is strategic—we align your profile with the right appetite to optimize terms.
Private-Client FAQ
Answers to frequently asked questions about high-value residential mortgages in Canada.
Representative Approaches
Anonymized examples illustrating how we structure solutions for complex situations.
Executive Purchase
Senior executive relocating to Toronto with complex compensation
Structured income documentation to capture base, bonus, and RSU vesting schedule. Matched with lender comfortable with variable income and relocation timing.
Uninsured financing secured for $2.1M property
Self-Employed Restructure
Business owner seeking to consolidate high-interest debt into home equity
Prepared corporate financials alongside personal tax returns. Demonstrated sustainable cash flow and business stability to alternative lender.
Refinance completed with significant monthly payment reduction
Investor Portfolio Alignment
Real estate investor upgrading primary residence while expanding rental holdings
Coordinated timing between primary residence purchase and rental property acquisition. Optimized debt service calculations across portfolio.
Both transactions closed within 60-day window
Private Clients Often Need Commercial Strategy
Many high-value homeowners also own multi-unit or commercial property. Our approach aligns residential decisions with broader real estate goals—ensuring each financing decision supports your overall portfolio strategy.
Start With a Discreet Strategy Call
Let's discuss your high-value residential financing needs in confidence. No obligation, no pressure—just professional guidance.