Home purchase mortgages Winnipeg, Manitoba
Buying your first home, moving to your next one, or new to Canada? Before you start making offers, a licensed CENTUM® mortgage professional works out what you can afford, your down payment and your closing costs, then compares lenders to get you pre-approved.
Most Winnipeg buyers we hear from fit one of these four. Pick yours and we'll start the form there.
You can put down as little as 5% on a home up to $500,000. With less than 20% down, first-time buyers can stretch the mortgage over 30 years, and an FHSA or the RRSP Home Buyers' Plan can help build the down payment.
Start with this: buying my first homeSelling and buying at the same time? We'll work out how much your equity puts down, whether your current mortgage can come with you or what it costs to break, and how to line up the two closing dates.
Start with this: moving to my next homePermanent residents can buy with as little as 5% down. If your Canadian credit history is short, an insurer may look at an international credit report or a reference letter from your bank back home. We'll find the lenders that fit.
Start with this: new to CanadaStill renting and wondering when buying makes sense? Tell us your timeline and we'll show what you could afford today, and what would change it.
Start with this: not sure yetBefore you start making offers
A pre-approval tells you the most a lender may lend you and at what rate. Your real budget also needs your down payment, your closing costs and a monthly payment you're comfortable with. Your CENTUM® mortgage professional works it out with you, line by line, with more than one lender.
Get pre-approvedYour pre-approval worksheet
Worked out with you, before you make an offer
Bottom line: your real price range
What you can comfortably carry each month, not just the most a lender will approve. A pre-approval isn't a final approval: the lender still checks the home you choose.
Most mortgage rules are federal. These costs and credits are specific to buying in Manitoba and Winnipeg, and they're easy to miss when you're budgeting.
Manitoba charges land transfer tax when the transfer is registered, on a sliding scale from 0% on the first $30,000 to 2% on the part above $200,000. On a $400,000 home, that's $5,650. The province's tax page lists no first-time buyer exemption, so plan for it in your closing costs.
Since July 2020, Manitoba hasn't charged retail sales tax on mortgage insurance or title insurance. If you're buying with less than 20% down, the insurance premium can go on the mortgage and there's no provincial tax on it to pay at closing.
Manitoba's Homeowners Affordability Tax Credit takes up to $1,600 off a principal residence's 2026 property tax bill. As a new owner, declare the home as your principal residence with the City of Winnipeg so the credit shows up on your bill.
Winnipeg detached homes and condos set record July prices in 2026, with the average detached home at about $454,000. A pre-approval tells you where you fit before you fall for a listing.
Sources: Manitoba Finance, land transfer tax, Manitoba Finance, Notice RST 20-04, Manitoba Finance, Homeowners Affordability Tax Credit, CTV News Winnipeg, August 6, 2026.
First home, next home or new to Canada, and where to send your options. No documents yet.
A licensed mortgage professional replies by email, or by phone if you add one.
Your price range, down payment and closing costs, then a pre-approval from the lender that fits. No obligation.
Outstanding service! We were first time homebuyers and knew nothing about the process. No one really taught us how to buy a house and Vittorio took the time to explain everything from the beginning to the end. Even after we bought our house, he still made himself available to answer more questions regarding taxes, building your credit score, the market, etc. …
Adrian helped us in so many ways with our mortgage. … Adrian's guidance was incredibly knowledgeable and he was remarkably fast in his communications and dedication in guiding us through all of the steps and hurdles required. …
I've been self employed for most of my life and being as such getting a loan or a mortgage is always tricky (at least for me). Even when I tried other brokers and banks she was able to offer a much better deal and terms and get the deal approved.
Extremely responsive and followed up the day after closing to make sure everything was ok. … Would recommend to anyone needing a mortgage.
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Still wondering about something? Ask it when your mortgage professional gets in touch.
Get pre-approvedAt least 5% of the first $500,000 and 10% of any part above that. On a $400,000 home that's $20,000; on a $600,000 home it's $35,000. Homes of $1.5 million or more need 20% down. With less than 20%, you'll also need mortgage loan insurance.
It depends on your income, your debts, your down payment and the stress test: lenders qualify you at the higher of your contract rate plus 2% or 5.25%. A pre-approval gives you the lender's number. We also look at the payment you'd be comfortable with, which can be lower.
Lenders typically hold a pre-approved rate for 60 to 130 days, depending on the lender. A pre-approval isn't a guarantee: the lender still checks the home you choose and confirms your details before final approval.
Plan for 1.5% to 4% of the purchase price. That covers legal fees, title insurance, a home inspection and property tax adjustments, plus Manitoba land transfer tax, which is $5,650 on a $400,000 home. Manitoba doesn't charge sales tax on mortgage or title insurance.
Federally, you can save up to $8,000 a year ($40,000 in total) in a First Home Savings Account and use it tax-free for your first home, withdraw up to $60,000 from your RRSP under the Home Buyers' Plan, and claim the $10,000 home buyers' amount on your tax return. Buying a newly built home under $1.5 million? A GST rebate of up to $50,000 may apply. Manitoba's land transfer tax page lists no first-time buyer exemption.
Yes. Permanent residents can buy with as little as 5% down using insured mortgages. If your Canadian credit history is limited, an insurer may consider an international credit report or a reference letter from your bank in your home country. Lenders' rules differ, which is why it helps to compare more than one.
A licensed CENTUM® mortgage professional replies the same business day. Your request goes to our team and is passed to a professional who handles Manitoba mortgages.
Usually photo ID, proof of employment and income, proof of your down payment and closing costs, and details of your debts. If you're self-employed, expect to show your last two years of notices of assessment. You don't need any of it to send the form.
Two short steps, a reply the same business day, and your numbers before you make an offer.
Get pre-approved