Manitoba mortgage rates & land transfer tax
Mortgage rates in Manitoba are the same national rates offered across Canada — Winnipeg buyers see the identical five-year fixed and variable offers as buyers anywhere else. What changes here is the closing cost: Manitoba charges a graduated land transfer tax climbing to 2%, with no first-time-buyer relief. Here are the verified national offers and exactly what the tax costs at real prices.
Mortgage rates are national, not provincial
No Canadian lender quotes a different rate in Manitoba than it does anywhere else in the country — a five-year fixed in Manitoba is the same number it offers nationwide. So the verified offers below apply to Manitoba buyers exactly as they do across Canada. What genuinely changes by province is the cost of closing — above all, the land transfer tax.
Verified national mortgage rates
Verified at the source · July 30, 2026| Lender | Product | Rate | Type | |
|---|---|---|---|---|
| Nesto | 5-yr fixed · insured | 4.09% | special | source |
| DUCA | 5-yr fixed · insured high-ratio | 4.14% | special | source |
| First National | 5-yr fixed · insured · conventional 4.84 | 4.49% | posted | source |
| Tangerine | 5-yr fixed | 4.49% | special | source |
| TD | 5-yr fixed | 4.84% | special | source |
| BMO | 5-yr fixed · Smart Fixed — no full payout for 5 yrs except sale; insured 4.74 | 4.84% | special | source |
| National Bank | 5-yr fixed · high-ratio 4.69 | 4.84% | special | source |
| RBC | 5-yr fixed · high-ratio 4.59 | 4.89% | special | source |
| CIBC | 5-yr fixed · high-ratio 4.64 | 4.94% | special | source |
| Scotiabank | 5-yr fixed · specials not published | 6.09% | posted | source |
| Nesto | 3-yr fixed · insured | 4.14% | special | source |
| DUCA | 3-yr fixed · insured high-ratio | 4.24% | special | source |
| Tangerine | 3-yr fixed | 4.44% | special | source |
| BMO | 3-yr fixed · amortization ≤25y | 4.64% | special | source |
| TD | 3-yr fixed | 4.69% | special | source |
| National Bank | 3-yr fixed | 4.69% | special | source |
| CIBC | 3-yr fixed | 4.74% | special | source |
| RBC | 3-yr fixed | 4.74% | special | source |
| First National | 3-yr fixed | 4.94% | posted | source |
| Scotiabank | 3-yr fixed | 5.95% | posted | source |
| Nesto | 5-yr variable · insured | 3.40% | special | source |
| RBC | 5-yr variable · prime − 0.50 · high-ratio 3.65 | 3.95% | special | source |
| Tangerine | 5-yr variable | 4.00% | special | source |
| BMO | 5-yr variable · amortization ≤25y | 4.10% | special | source |
| CIBC | 5-yr variable · high-ratio flex 3.95 | 4.10% | special | source |
| National Bank | 5-yr variable | 4.10% | special | source |
| First National | 5-yr variable · prime − 0.26 · insured 3.70 | 4.19% | posted | source |
| TD | 5-yr variable · TD prime − 0.36 | 4.24% | special | source |
| Scotiabank | 5-yr variable · Flex Value | 4.90% | posted | source |
These are national offers — the same rates apply to Manitoba buyers. Advertised special-offer rates for standard residential mortgages, read at each lender's own page. Insured (high-ratio) pricing is typically lower than uninsured; many lenders only advertise one. Brokers and smaller lenders frequently beat every rate in this table.
Land transfer tax in Manitoba
Verified · June 12, 2026Manitoba charges a graduated land transfer tax that runs from 0% up to 2%, with thresholds at $30,000, $90,000, $150,000 and $200,000. The top 2% rate applies to the entire amount above $200,000, so most home purchases hit the highest bracket.
The tax is due in cash on closing and cannot be added to your mortgage. Because the 2% bracket kicks in at a relatively low $200,000, Manitoba’s effective rate on a typical home is meaningful — the worked examples below show the total.
| Purchase price | Total land transfer tax |
|---|---|
| $500,000 | $7,650 |
| $800,000 | $13,650 |
| $1,000,000 | $17,650 |
These figures are computed for a regular (non-first-time) buyer and are due in cash on closing — they cannot be added to your mortgage. For an exact figure on your own price — including first-time-buyer relief — use the land transfer tax calculator.
First-time buyer help
Manitoba offers no first-time-buyer relief from land transfer tax. First-time buyers pay the same graduated tax as everyone else, so budget the full amount shown below.
Good to know
- Land transfer tax is usually the largest closing cost in Manitoba, is due in cash, and cannot be added to your mortgage.
- The top 2% bracket starts at just $200,000, so nearly every home purchase reaches the highest rate on the portion above that.
- CMHC pegs total closing costs at roughly 1.5%–4% of the purchase price — budget land transfer tax on top of your down payment.
- There is no first-time-buyer rebate, so do not count on relief when planning your closing budget.
Run the numbers for Manitoba
Rates are national; your closing cost is local. Calculate exactly what you'll pay.
Frequently asked questions
Are mortgage rates different in Manitoba?
No. Mortgage rates in Canada are national — lenders quote the same five-year fixed or variable rate in Manitoba as anywhere else. The verified offers above apply to Manitoba buyers exactly as they do across the country. What changes by province is the closing cost, led by land transfer tax.
How much is land transfer tax in Manitoba?
Manitoba’s land transfer tax is graduated from 0% to 2%, with thresholds at $30,000, $90,000, $150,000 and $200,000, and the full 2% applies above $200,000. On an $800,000 home that works out to $13,650. The tax is due in cash on closing and cannot be rolled into your mortgage.
Do first-time buyers get relief in Manitoba?
No. Manitoba offers no first-time-buyer land transfer tax rebate. First-time buyers pay the same graduated tax as every other purchaser, so the full amount should be in your closing budget.
Why does Manitoba land transfer tax feel high?
Because the top 2% bracket starts at only $200,000, almost every home purchase pays 2% on the bulk of its value. Combined with no first-time-buyer relief, that makes Manitoba’s land transfer tax a significant cash closing cost relative to the modest fees charged in provinces like Alberta or Saskatchewan.
Educational content, not financial advice or a rate guarantee. Mortgage rates are national; lender specials were read at each lender's own page on the stamped date and change without notice. Land transfer tax brackets, rates and rebates verified June 12, 2026 at official government sources and computed by RetireSmarter's land-transfer-tax engine — always confirm your exact figure with your lawyer or the relevant authority before closing.