Mortgage strategy for residents, fellows, and attendings across Toronto General, Toronto Western, Princess Margaret, Toronto Rehab, and the Michener Institute. Built for how UHN physicians actually earn and qualify.
A physician program could add
$0
to the home you can buy.
Estimate at 4.49%, stress tested at 6.49%, with 10% down, below the $1.5M insured limit.
University Health Network is in Toronto, Ontario. Affiliation: University of Toronto. Other hospitals nearby: The Hospital for Sick Children, Mount Sinai Hospital, St. Michael's Hospital and Sunnybrook Health Sciences Centre.
Price: Toronto Regional Real Estate Board, Market Watch July 2026, City of Toronto. Tax: Ontario Ministry of Finance, calculating land transfer tax; City of Toronto, municipal land transfer tax rates and fees; City of Toronto, MLTT rebate opportunities; Ontario, land transfer tax refunds for first-time homebuyers. Rates reviewed August 2026.
Physician mortgages in TorontoHighest purchase price, 10% down, no student debt, 4.49% stress tested at 6.49%, kept below the $1.5M insured limit. Resident pay: PARO-OTH arbitration decision, September 24, 2024, in effect July 2025. The agreement expired June 30, 2026. PARO states its terms, including salary, stay in effect until a new agreement is reached. No 2026 grid had been published when this table was reviewed. Program figures: Physician projected-income program factsheet, September 2023 edition.
What is the best mortgage for a UHN resident?
A physician-program mortgage from a lender that accepts projected income. Your resident salary on the Ontario grid ($73,367 to $120,082) rarely covers a Toronto purchase, but the program figure of $185,000 in PGY-1 and PGY-2 or $225,000 from PGY-3 often does. You need at least 10% down, insurance applies up to the $1.5M price limit, and your student debt still counts as a monthly payment.
See the projected income scheduleCan UHN fellows get a mortgage before starting an attending role?
Yes. Signed attending contracts are accepted as qualifying income by physician-program lenders. A UHN fellow with a signed staff offer starting in 90-180 days can close on a mortgage using the attending income, even without a single T4 at that rate.
Buying on a signed staff offerHow much can a UHN attending physician qualify for?
In your final year and first 36 months in practice, physician programs use a set figure by specialty: $300,000 for most specialties and $225,000 for family medicine. With 20% down and no other debt at 4.49%, that works out to about $1,710,000 and $1,280,000. After 36 months, UHN staff qualify on actual income, and incorporated physicians do best with a lender that reads the corporation as well as personal pay.
How much a physician can qualify forWhat is the Toronto land transfer tax on a UHN physician purchase?
Toronto is the only Ontario city with a municipal land transfer tax on top of the provincial one. On a $1.65M home the combined tax is $58,950 before rebates. First-time buyers get back up to $4,000 of the provincial tax and up to $4,475 of the Toronto tax. We model the full closing number before any offer.
Closing costs in TorontoShould UHN residents use a PLOC for the down payment?
Often, yes. Physician programs need at least 10% down, and at least 5% of the price must be your own money; the rest can come from your line of credit or a family gift. The drawn balance still counts against you, as a monthly payment at 5.25% over 15 years, even in deferral. We compare drawing on the line against using savings before you commit.
Read the line of credit guideCan I buy a condo in downtown Toronto during residency at UHN?
Yes. A physician program qualifies you on $185,000 in PGY-1 and PGY-2 and $225,000 from PGY-3 instead of your resident salary. With 10% down and no other debt at 4.49%, that works out to about $860,000 and $1,060,000. For context, the City of Toronto benchmark price across all home types was $928,200 in July 2026.
See the projected income scheduleWhat lenders specialize in UHN physician mortgages?
Several Canadian lenders run physician programs that qualify on projected income, and a smaller group reads incorporated income well. Which one fits depends on your stage, whether you are incorporated, and where your down payment comes from. We walk through the options on a call.
Compare physician programsDo I need a specialized mortgage broker as a UHN physician?
You do not need one, but it helps. Physician programs differ on which stages of training they accept, how they read locum and corporate income, and what they charge for insurance. A broker who works with physicians knows which lender takes which file, and works with your accountant on how your income is shown.
Compare physician programs
