Toronto is Canada’s deepest housing market—semis in East York and Bloor West, bungalows in Scarborough, multiplexes around Little Italy and the Junction, and a downtown condo inventory that lives or dies on governance and reserve funds. If a bank has declined you, a private mortgage can unlock equity on a clear timeline. Approvals are issued in up to 48 hours, and funding typically takes 1–2 weeks once documents and third-party reports are in. Call 647-710-1351 or request a quote to start.
Toronto Market Snapshot — What Actually Moves Private Mortgage Pricing
How pricing is set: Private mortgage pricing is tiered by Loan-to-Value (LTV).
LTV = Requested Loan ÷ Current Market Value.
Other risk factors mainly work by changing the maximum LTV we’ll approve (thereby changing which pricing tier you fall into) or by requiring conditions (e.g., shorter term, proof of exit).
Your rate/fee band is determined by the LTV tier.
The Value (denominator) — Property Value Signals
- Neighbourhood liquidity (DOM/MOI, seasonal absorption) — TRREB Market Watch (monthly)
- Building governance (condos) — reserve-fund health, litigation, special assessments (seen in the status certificate).
- By-law & use potential (laneway/garden suites, multiplex permissions) — legal additional units can support value and exit.
- Macro rate backdrop — Bank of Canada Key Interest Rate
- Local tax environment — City of Toronto Property Tax Rates & Fees
- Demographic/stock mix — Statistics Canada: Toronto (CSD) 2021 Profile
The Loan Amount (numerator) — Why You Need The Funds
- Arrears payouts / discharge amounts (existing mortgages, liens, CRA).
- Debt-consolidation targets (credit cards, consumer loans).
- Renovation/repair budgets (bridge-to-sale or refinance-after-improve strategies).
- Closing/transaction costs you want wrapped into the mortgage.
Underwriting gatekeepers — do not change the tier math, but cap LTV
- Exit credibility (sale timeline realism, or refinance with proof of income/score improvements).
- Title complexity (registrations, easements, encroachments) and active legal proceedings (+2% proceedings premium may apply).
- Property condition (environmental, major structural, non-conforming use without permits).
Takeaway: Your pricing band = the LTV tier. Most “market” or “property” discussions are really about how much your home would sell for today (value) — which sets LTV — or how large the loan needs to be (loan amount) — which also sets LTV. Improve either side of the fraction and you improve the private mortgage pricing you qualify for.
Toronto Pricing (matches our published Lending Guidelines & Pricing)
Reference: Mortgage Broker Store — Lending Guidelines & Pricing: https://mortgagebrokerstore.com/lending-guidelines-pricing
| Toronto LTV Band (Urban) | Interest Rate Range | Combined Lender + Broker Fee | Notes |
| Up to 55% LTV | 8.00% | 4.00% | Best pricing on strong, marketable freehold assets. |
| 56% – 65% LTV | 10.50% | 5.50% | Typical band for standard refinance or arrears payout. |
| 66% – 70% LTV | 11.50% | 5.75% | Used for more complex exits or average condo governance. |
| 71% – 75% LTV (typical Toronto max) | 12.00% | 6.00% | Requires a strong, documented exit; some condos may not qualify. |
Minimum combined fee: $3,500.
Legal-proceedings premium (e.g., active power of sale): +2% fee.
Urban maximum LTV (Toronto): up to 75%, case-by-case.
Plain English: the lower your LTV and the cleaner your exit, the closer you’ll sit to the low end of the private mortgage pricing range. Higher LTV, complex title, weak condo reserves, or enforcement status push pricing up.
Total Cost Examples — Toronto (interest-only terms)
Assumptions align with the ranges above. “Total Cost with Fees” = interest cost + combined lender+broker fee (per band) + +2% where legal proceedings apply. Third-party disbursements (lawyers, appraisal, title insurance, registrations, condo status certificate) are separate.
| Scenario | Mortgage Amount | Term Length | Mortgage Rate | Total Interest Cost | Total Cost with Fees* | Monthly Interest-Only Payment |
| A — Freehold refinance (East York, 60% LTV) | $350,000 | 12 months | 10.50% | $36,750 | $56,000 | $3,062.50 |
| B — Condo refinance (Downtown, 68% LTV) | $300,000 | 12 months | 11.50% | $34,500 | $51,750 | $2,875.00 |
| C — Arrears payout (Scarborough, 72% LTV, in enforcement) | $425,000 | 12 months | 12.00% | $51,000 | $85,000 | $4,250.00 |
* Fee math: A) 5.50% ? $19,250; B) 5.75% ? $17,250; C) 6.00% + 2.00% ? $34,000.
Typical Third-Party Toronto Costs (illustrative)
- Appraisal — Toronto Appraisals fee page
- Status certificate — CAO guidance
- Legal (refinance) — RealEstateLawyers.ca
- Title insurance — quoted by closing lawyer (amount-dependent).
- Registrations/discharges — Ontario land/property records
What We Fund In Toronto (illustrative scenarios)
- M4J – Danforth (freehold). Equity take-out to clear arrears and fund a kitchen refresh. LTV 60–65%, 12-month interest-only. Exit via credit-union refinance after completion.
- M5V – Entertainment District (condo). Arrears payout plus fees; building with a clean reserve plan and no current litigation. ~62% LTV, 6-month term. Exit via resale/assignment.
- M1C – Scarborough Bluffs (semi). Bridge-to-sale for minor exterior repairs. ~72% LTV; funded within the 1–2 week norm; exit via firm sale.
Our Process (Toronto)
- Intro call (10–15 minutes). We capture address, registrations, arrears, liens, timeline and goals.
- Appraisal & documents. We order an appraisal; collect IDs, mortgage/tax statements; for condos, a status certificate; for garden/laneway or multiplex, permit & compliance evidence.
- Term sheet (up to 48 hours). We issue approval terms with rate, fee, LTV, and a clear exit.
- Lawyer instructions & ILA. We fund through your lawyer; Independent Legal Advice is standard in Ontario closings.
- Funding (typically 1–2 weeks). We pay out arrears, CRA balances and liens as directed; net funds disbursed per the Statement of Adjustments.
- Servicing & renewals. Interest-only payments during term; renewals priced on performance and updated exit reality. Our private lender network can provide mortgages to people turned down by banks. Most private lenders will offer a rate between 8% to 12%. If you’re a borrower with bad credit, you’ll find more information below.
Highly-Rated Local Professionals (Toronto)
Real-estate lawyers (refinance/purchase/sale)
- RealEstateLawyers.ca LLP — refinance workflow and quotes
- Rabideau Law — fixed-fee residential packages; GTA coverage
- Deeded (lawyer network) — digital intake and education
Appraisers (AIC-designated, GTA)
- Alpha Appraisals Inc. — Toronto appraiser
- Toronto Appraisals — fees & scope
- National Appraisals — GTA coverage
Home inspectors (Toronto)
- Clearview Home & Property Inspections
- Solex Group Professional Home Inspection
- A Buyer’s Choice (Toronto area locator)
Author and credentials
Jonathan Alphonso, Principal Mortgage Broker, Mortgage Broker Store (Brokerage Licence #12800). Active in Toronto private lending and power-of-sale workouts since 2018, across Scarborough, North York, Etobicoke, York, Midtown and the downtown core.