01Size the deal
Private & Hard-Money Lending in Vancouver, BC
Capitalor facts
- The Capitalor Commercial Debt Rate Index prices private & hard-money lending in Vancouver at 10.15% indicative.
- Vancouver scores 100 on the Capitalor Lender Density Score with 121 tracked lenders and brokers.
- The average Vancouver commercial transaction of $9,800,000 supports roughly $6,370,000 of senior debt at 65% LTV.
Indicative rate
10.15%
Lender density
100
Avg deal size
$9,800,000
Cap rate seed
4.4%
Capitalor Commercial Debt Rate Index · Last updated 2026-08-12 · Maintained by Capitalor Data Desk
Scope: Private & Hard-Money Lending · Vancouver, BC · Tier 1 market
Inputs: Benchmark + 700 bps spread, 121-lender census, 4.4% cap-rate seed
Next scheduled review: 2026-09-14
private & hard-money lending in Vancouver prices off the Government of Canada 5-year benchmark bond yield plus a 700 bps private & hard-money lending spread, landing at 10.15% indicative. Asset-backed debt priced for speed, story, and short duration. On the $9,800,000 average Vancouver transaction, a 65% advance is $6,370,000, carrying $702,710 of annual debt service on a 0-year amortization and a 1-year term.
Coverage binds before leverage here. At a compressed 4.4% cap rate the asset throws off roughly $431,200 of NOI, which supports $3,908,787 at the 1.00x floor — about $2,461,213 below the 65% LTV ceiling. Underwrite to the coverage number and treat the LTV cap as a secondary test, or bring the gap in equity.
Vancouver scores 100 on the Capitalor Lender Density Score — a deep market, with 121 tracked lenders and brokers against 21,400 commercial buildings. Expect competitive tension on well-covenanted paper: quote at least three lenders before accepting a spread.
Stress the file before a lender does. Holding the $6,370,000 loan constant, coverage falls to the 1.00x floor at roughly 4.65% — 0.00% of headroom above today's indicative rate. That headroom, not the headline rate, is what determines whether this Vancouver deal survives renewal.
How these figures were produced
- Observed — Recorded directly from the cited source series, unadjusted.
- Modelled — Derived arithmetically from observed inputs using the published method; not a market quote.
- Baseline seed — A documented starting estimate awaiting first observation. Treat as an order-of-magnitude figure only.
Benchmark: GoC 5-year at 4.45% — observed from the Bank of Canada Valet API on 2026-08-12. Spread, LTV and DSCR figures on this page are modelled from that benchmark.
What does private & hard-money lending cost in Vancouver?
Indicative pricing sits at 10.15% with a 1.00x coverage floor and 65% LTV cap. On the $9,800,000 average Vancouver deal that is $3,908,787 of proceeds, bound by coverage, at $702,710 of annual debt service.
02Stress the debt
10 observations from 2026-06-10 to 2026-08-12. Net move +0.00 percentage points. Capitalor never deletes an observation.
Loan and NOI held constant. Where the curve crosses the floor line is the rate at which this deal stops covering its debt service.
DSCR calculator
Preset to Private & Hard-Money Lending, Vancouver
Annual debt service
$702,710
DSCR
0.61x
Below lender threshold
Max loan at 1.00x
$3,908,787
LTV calculator
Preset to Private & Hard-Money Lending, Vancouver
Current LTV
65.0%
Inside lender band
Max loan at cap
$6,370,000
Equity required
$3,430,000
03Compare lenders
Capitalor Lender Density Score — Vancouver
Active commercial lenders and brokers per 10,000 commercial buildings, indexed 0–100.
- Lenders tracked
- 23
- Observed
- Commercial buildings
- 21,400
05Decide
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ActQuestions
What rate should I expect on private & hard-money lending in Vancouver?
10.15% indicative — the Government of Canada 5-year benchmark bond yield plus a 700 bps private & hard-money lending spread. Individual quotes move with covenant strength, asset quality, and sponsor track record, and Vancouver's deep lender market widens or narrows that dispersion.
How large a loan does a typical Vancouver deal support?
On the $9,800,000 average transaction, a 65% advance is $6,370,000. Coverage separately caps the loan at $3,908,787 using $431,200 of NOI against a 1.00x floor, so the binding number is $3,908,787.
Does coverage or leverage bind first on this product in Vancouver?
Coverage. The 4.4% cap rate leaves the DSCR test binding roughly $2,461,213 below the 65% LTV ceiling, so extra appraised value will not buy extra proceeds.
Why is the coverage floor only 1.00x?
Insurance or structural credit support lets private & hard-money lending clear at a lower coverage floor than conventional term debt. It buys proceeds, not safety: at 10.15% the deal still breaks coverage near 4.65%.
What is the annual debt service at that loan amount?
$702,710 per year — $58,559 monthly on a 0-year amortization at 10.15%, against a 1-year term.
How much rate headroom is there before the deal breaks coverage?
Roughly 0.00%. Holding the loan and NOI constant, coverage reaches the 1.00x floor at about 4.65% — the number that matters at renewal.
How many lenders write this product in Vancouver?
Capitalor tracks 121 active lenders and brokers in Vancouver, a Lender Density Score of 100 against 21,400 commercial buildings — a deep market.
Is this pricing a quote?
No. It is an index benchmark published for comparison, not an offer of credit. Capitalor does not originate, broker, or place debt.
How often does this page change?
Benchmark rate observations refresh each business day; the lender census refreshes monthly; cap-rate and transaction seeds refresh quarterly. Nothing is deleted from the series — revisions are appended so prior observations stay auditable.
Can I export these numbers?
Yes. The debt scope builder on this page exports a term-sheet-ready PDF from your own inputs. No email, no account, no gate.
Sources
- [1] Bank of Canada — benchmark rate series — Government of Canada 5-year benchmark bond yield and policy rate; refreshed each business day
- [2] Statistics Canada — census of population — Vancouver population base (662,248)
- [3] Capitalor lender census — 121 lenders and brokers observed writing in Vancouver; refreshed monthly
- [4] Capitalor transaction sampling — Vancouver average deal size $9,800,000 and 4.4% cap-rate seed
- [5] Capitalor Commercial Debt Rate Index — Private & Hard-Money Lending spread of 700 bps over the 5-year benchmark
Not advice — Capitalor is a data publisher. We do not originate, broker, arrange, or place debt, and nothing here is an offer of credit, a quote, or financial advice. Figures are indicative benchmarks for comparison and must be confirmed with a licensed lender or mortgage professional before you rely on them. About Capitalor