Boucherville mortgage calculator
What a Boucherville mortgage costs each payment, how long it runs, what it costs in total, and how much sooner it ends if you pay a little more. Built on semi-annual compounding and a 25-year amortization, and it charges the Quebec sales tax on the mortgage insurance premium, which is the highest in the country and the line most calculators leave out entirely.
Calculator
The purchase
20.0% down. The minimum on this price is $40,445. At 20% or more there is no insurance premium.
Lenders qualify you at the higher of this rate plus 2 points and 5.25%: 6.34% here, a payment of $3,456.30.
The contract length, not the amortization. At the end of it you renew at whatever rates are then available.
Paying it down faster
Most lenders cap annual prepayments at 10–20% of the original principal, and charge a penalty above it. Check your own commitment before planning around a large lump sum.
Where the money goes, year by year
Early payments are almost all interest. The crossover (the year principal finally exceeds interest) is the real shape of an amortized loan, and it is much later than most people expect.
Show the first two years of the schedule
| Payment | Amount | Interest | Principal |
|---|---|---|---|
| 1 | $2,851.38 | $1,876.64 | $974.74 |
| 2 | $2,851.38 | $1,873.15 | $978.23 |
| 3 | $2,851.38 | $1,869.64 | $981.74 |
| 4 | $2,851.38 | $1,866.13 | $985.25 |
| 5 | $2,851.38 | $1,862.59 | $988.79 |
| 6 | $2,851.38 | $1,859.05 | $992.33 |
| 7 | $2,851.38 | $1,855.49 | $995.89 |
| 8 | $2,851.38 | $1,851.92 | $999.46 |
| 9 | $2,851.38 | $1,848.34 | $1,003.04 |
| 10 | $2,851.38 | $1,844.75 | $1,006.63 |
| 11 | $2,851.38 | $1,841.14 | $1,010.24 |
| 12 | $2,851.38 | $1,837.52 | $1,013.86 |
| 13 | $2,851.38 | $1,833.88 | $1,017.50 |
| 14 | $2,851.38 | $1,830.24 | $1,021.14 |
| 15 | $2,851.38 | $1,826.58 | $1,024.80 |
| 16 | $2,851.38 | $1,822.90 | $1,028.48 |
| 17 | $2,851.38 | $1,819.22 | $1,032.16 |
| 18 | $2,851.38 | $1,815.52 | $1,035.86 |
| 19 | $2,851.38 | $1,811.80 | $1,039.58 |
| 20 | $2,851.38 | $1,808.08 | $1,043.30 |
| 21 | $2,851.38 | $1,804.34 | $1,047.04 |
| 22 | $2,851.38 | $1,800.58 | $1,050.80 |
| 23 | $2,851.38 | $1,796.82 | $1,054.56 |
| 24 | $2,851.38 | $1,793.04 | $1,058.34 |
Derived from the figures above, not a lender's statement. A real schedule also depends on your closing date and the lender's rounding.
An estimate from published figures, not a lender quote.
Quebec taxes your mortgage insurance, and it is payable in cash
If you put down less than 20% the loan needs default insurance, and the premium is a percentage of the loan that rises as the down payment falls. Everywhere in Canada that premium is capitalized into the mortgage, so it costs you interest rather than cash. Quebec then does something Alberta and British Columbia do not: it charges its 9% tax on insurance premiums against it, and that tax cannot be added to the loan. It is a cheque at closing.
On this house, at 10% down, the premium is about $18,259, and the Quebec tax on it is $1,643, due in cash on top of your down payment and your closing costs. Ontario charges 8% and would take $1,461; Alberta and British Columbia charge nothing at all. It is the single most commonly missed line on a Quebec purchase, and the calculator above shows it rather than burying it.
The welcome tax is not due at closing, which is why people are caught by it
Quebec's droit de mutation on the median detached house here is about $7,927, charged to the buyer. Unlike a land transfer tax anywhere else in Canada, the notary does not collect it at closing: the municipality bills it some months later, once the transfer has been published and the roll updated. The money is owed either way, and a great many buyers have spent it by the time the bill arrives. The transfer duty modelled here is the provincial floor: 0.5%, 1.0% and 1.5%. Quebec lets every municipality raise the rate on any bracket above $500,000 to as much as 3%, and many in this region have. Check the municipality's own by-law before treating the closing cost here as yours, on a purchase over $500,000 it is a floor rather than an estimate.
Semi-annual compounding, and why the American number would be wrong
A Canadian fixed-rate mortgage compounds twice a year by law, not twelve times, which makes the same nominal rate slightly cheaper here than it would be in the United States. This site runs both conventions and no page borrows the other country's arithmetic: the Charlotte pages compound monthly over thirty years, and every Canadian page, this one included, does not.
The term is not the amortization, and renewal is the real risk
The 25 years above is the amortization; the rate is fixed only for the term, usually five years, after which the balance renews at whatever rates are then. The calculator shows the balance at the end of the term for exactly that reason. An accelerated biweekly schedule is twenty-six half-payments a year: thirteen monthly payments' worth of money rather than twelve, and it is the single most effective thing most borrowers can do, though it is nothing cleverer than paying about 8% more each year.
What this cannot tell you
The payment above is principal and interest, plus the insurance premium where it applies. Your actual monthly cost also includes municipal tax, on the $654,450 median detached house in Boucherville that is $217 a month at 0.40% of roll value, plus school tax, which in Quebec is separate, provincial, billed once a year and not in any figure on this page, and roughly $110 in home insurance. For the full comparison against renting, use the rent versus buy calculator.
Sources
- Rôles d'évaluation foncière du Québec: rôle 2026, fichiers par municipalité · Ministère des Affaires municipales et de l'Habitation, via Données Québec · retrieved Supports: Every property on the 2026 assessment roll of each of these municipalities, with its predominant use, its number of dwellings, its physical link and its value, The median detached one-dwelling residence in each municipality, computed identically across all twenty-eight, The market conditions date each roll was built against: 1 July 2023 for twelve of them and 1 July 2024 for sixteen
- Rapport financier des organismes municipaux: données prévisionnelles non auditées 2026, Simple occurrence · Ministère des Affaires municipales et de l'Habitation · retrieved Supports: The 2026 residential property tax rate adopted by each municipality, in dollars per $100 of assessment, Special rates for debt service, operating and investment activities where a municipality levies them, under the taux-unique code as well as the taux-variés résiduelle one, The 2026 decree population of each municipality, The adopted-rate file itself rather than the dataset page that lists it, so the next reconciliation is a fetch rather than a search
- Données prévisionnelles non auditées 2026: description des postes · Ministère des Affaires municipales et de l'Habitation · retrieved Supports: Which code carries which adopted rate: general CPALB01724 taux unique or CPALB01726 taux variés résiduelle, debt CPALB01736 or CPALB01738, operating CPALB01747 or CPALB01749, investment CPALB01758 or CPALB01760, That a special rate adopted at a single rate is recorded under a different code from one adopted per property class, which is the distinction this layer reads both halves of
- Comment sont calculés les droits sur les mutations immobilières · Ville de Montréal · retrieved Supports: Montreal's own 2026 transfer duty table, from 0.5% to 4% across seven brackets, The bracket thresholds of $62,900, $315,000, $552,300, $1,104,700, $2,136,500 and $3,113,000
- Rental Market Survey, Montréal CMA: October 2025 · Canada Mortgage and Housing Corporation · retrieved Supports: An average two-bedroom rent of about $1,200 across the purpose-built stock of the Montreal CMA, A vacancy rate of 2.9%, Survey zones that do not correspond to municipal boundaries, which is why this layer carries one regional figure rather than twenty-eight
- Réorganisation municipale: les municipalités reconstituées et le conseil d'agglomération · Gouvernement du Québec, Ministère des Affaires municipales et de l'Habitation · retrieved Supports: The reconstitution of fifteen municipalities on the island of Montreal and four in the Longueuil agglomeration on 1 January 2006, The division between local competences and agglomeration competences. Police, fire, water production, arterial roads and public transit, The agglomeration council's power to set the levy that funds them
- Interest rates charged for new and existing lending by chartered banks · Bank of Canada · retrieved Supports: The default mortgage rate of 4.34%, uninsured five-year-plus fixed, funds advanced
- Regulations amending the Insurable Housing Loan Regulations and the Eligible Mortgage Loan Regulations (SOR/2025-55) · Canada Gazette, Part II · retrieved Supports: The $1.5 million insured price cap, which only three of these twenty-eight municipalities' median detached houses exceed, 30-year insured amortization for first-time buyers and new builds
- Minimum qualifying rate for uninsured mortgages · Office of the Superintendent of Financial Institutions · retrieved Supports: The qualifying rate of the contract rate plus two points, or 5.25%
- Droits sur les mutations immobilières · Gouvernement du Québec, Ministère des Affaires municipales et de l'Habitation · retrieved Supports: The 2026 indexed brackets of $62,900 and $315,000 at 0.5%, 1.0% and 1.5%, A municipality's power to raise the rate on any bracket above $500,000, to a ceiling of 3%, Montreal's separate authority to exceed that ceiling, The basis of imposition being the greatest of price, assessed value and agreed value
- Fixation de loyer: estimation moyenne des augmentations 2026 · Tribunal administratif du logement · retrieved Supports: An average estimated increase of 3.1% for 2026, The per-component calculation the tribunal applies rather than a percentage cap, A tenant's right to refuse an increase and remain in the dwelling at the former rent
- Tax on insurance premiums · Revenu Québec · retrieved Supports: A 9% tax on insurance premiums, which reaches the mortgage default insurance premium
- Financial assistance for home purchase · Ville de Montréal · retrieved Supports: Montreal's municipal home purchase assistance, which is the closest thing Quebec has to a first-time buyer rebate
These are estimates built from published figures, not a lender quote, a pre-approval or financial advice. Rates, premiums and provincial rules change; confirm anything you plan to act on with a mortgage professional and read the sourcing methodology.