Closing Costs Calculator Canada 2026: Every Cost, by Province
On a $666,538 home in Ontario with $66,654 down. That is 2.13% of the price, and $80,847.47 in cash once you add the down payment.
- Ontario land transfer tax Set by lawOn closing day$9,805.76
- Sales tax on the $18,596 CMHC premium Set by lawOn closing day$1,487.71
- Lawyer or notary, fees and disbursements EstimateOn closing day$2,000
- Title insurance EstimateOn closing day$350
- Home inspection EstimateBefore closing$550
- Total closing costs$14,193.47
- Cash needed with your $66,654 down payment$80,847.47
- Set by law
- $11,293.47
- Land transfer tax, registration fees and sales tax on mortgage insurance. You cannot shop these.
- Estimates you can shop
- $2,900
- Legal, title insurance, inspection and other services. Get two or three quotes.
- Adjustments
- $0
- Prepaid property tax and interest to the 1st, settled on the statement of adjustments.
- CMHC premium
- $18,596.40
- Added to your mortgage, not paid in cash; only the sales tax on it is due at closing.
- New home GST/HST rebate
- $0
When you pay each cost
| Stage | Amount |
|---|
| Where | Set by law | All closing costs | Of price |
|---|---|---|---|
| Ontario | $11,293.47 | $14,193.47 | 2.13% |
| Toronto | $21,099.23 | $23,999.23 | 3.6% |
| British Columbia | $11,330.76 | $14,230.76 | 2.14% |
| Alberta | $1,390 | $4,290 | 0.64% |
| Saskatchewan | $4,306.93 | $7,206.93 | 1.08% |
| Manitoba | $11,254.76 | $14,154.76 | 2.12% |
| Quebec | $9,782.25 | $12,682.25 | 1.9% |
| Montreal | $10,353.44 | $13,253.44 | 1.99% |
| Quebec City | $11,447.63 | $14,347.63 | 2.15% |
| New Brunswick | $6,665.38 | $9,565.38 | 1.44% |
| Nova Scotia | $9,998.07 | $12,898.07 | 1.94% |
| Prince Edward Island | $6,665.38 | $9,565.38 | 1.44% |
| Newfoundland and Labrador | $5,336.40 | $8,236.40 | 1.24% |
| Yukon | $0 | $2,900 | 0.44% |
| Northwest Territories | $0 | $2,900 | 0.44% |
| Nunavut | $0 | $2,900 | 0.44% |
Uses your down payment and quotes everywhere. Halifax rate for Nova Scotia. Quebec welcome tax shown before the first-time buyer credit. Territorial land titles fees are not included.
Next: see the land transfer tax bracket by bracket, check you pass the stress test, or browse all calculators.
Turn on JavaScript to change the numbers. The figures shown are for a $666,538 home in Ontario with 10% down.
The short answer
On a $666,538 home in Ontario outside Toronto with 10% down, closing costs come to about $14,193.47, or 2.13% of the price, on top of your $66,654 down payment. Land transfer tax is $9,805.76 of that, and the 8% Ontario sales tax on the CMHC premium another $1,487.71. The same home costs $23,999.23 to close in Toronto and $4,290 in Alberta.
The calculator above adds up every cost due around closing day for any province, territory or city with its own land transfer tax: the taxes and fees set by law, the services you can shop for, and the adjustments on your lawyer’s statement. It marks which is which, shows when each is paid, and compares the same purchase across Canada.
What closing costs include
| Cost | Who sets it | When you pay |
|---|---|---|
| Land transfer tax or welcome tax | Province and some cities, set by law | At closing; in Quebec after the sale |
| Land title and mortgage registration fees | Province, set by law | At closing |
| Sales tax on the CMHC premium (ON, QC, SK) | Province, set by law | At closing |
| Lawyer or notary fees and disbursements | Your quote | At closing |
| Title insurance | Your quote, usually arranged by your lawyer | At closing |
| Home inspection | Your quote | Before your offer is firm |
| Appraisal | Your lender; often covered | Before closing |
| Survey or real property report | Your quote; common in Alberta | Before closing |
| Condo status certificate or estoppel | Condo corporation; capped in some provinces | Before your offer is firm |
| Property tax and condo fee adjustments | Your statement of adjustments | At closing |
| Interest adjustment | Your lender, if it charges one | At closing or with the first payment |
The CMHC premium is not on this list because it is added to your mortgage. Only the provincial sales tax on it has to be paid in cash.
Closing costs across Canada
Because land transfer tax varies so much, the province you buy in matters more than any quote you can shop. Here is a $500,000 home with $50,000 down, using the calculator’s starting estimates for legal fees, title insurance and an inspection.
| Where | Set by law | All closing costs |
|---|---|---|
| Toronto | $14,066 | $16,966 |
| British Columbia | $8,000 | $10,900 |
| Alberta | $1,065 | $3,965 |
| Montreal | $6,866 | $9,766 |
| Nova Scotia | $7,500 | $10,400 |
Quebec’s welcome tax in Montreal is billed after the sale. Nova Scotia uses Halifax’s 1.5% deed transfer tax. Starting estimates: $2,000 for the lawyer, $350 for title insurance and $550 for the inspection.
The tax on mortgage insurance
With less than 20% down your mortgage must be insured, and Ontario, Quebec and Saskatchewan charge sales tax on the premium: 8% in Ontario, 9% in Quebec (9.975% for premiums paid from January 1, 2027) and 6% in Saskatchewan. Your lender cannot add it to the mortgage. On the example home the premium is $18,596.40 and the Ontario tax on it is $1,487.71. With 20% down there is no premium and closing costs drop to $12,705.76.
Adjustments on closing day
Your lawyer settles what the seller has prepaid. If the seller paid the full year’s property tax and you close on July 15, 2027, you repay them for the 169 days left in the year: $1,852.05 on a $4,000 tax bill. Some lenders also charge interest from closing to the 1st of the next month, when your regular payments start; closing on January 15, 2027 with this mortgage, that is $1,250.18. Ask your lender whether it charges one, or choose a closing date near the start of a month.
New homes and the first-time buyer GST/HST rebate
Newly built homes carry GST or HST. Since March 20, 2025, first-time buyers who sign with a builder can recover the GST, or the federal part of the HST, up to $50,000 on a home up to $1 million, reduced in a straight line to nothing at $1.5 million. A $900,000 home qualifies for $45,000, a $1.25 million home for $25,000, and a $1.6 million home for nothing. Ontario adds relief of up to $80,000 of the provincial part of the HST for first-time buyers of new homes. Builders usually show prices that already assume these rebates are credited to them, so read the agreement of purchase and sale.
How to lower your closing costs
- Claim every first-time buyer rebate you qualify for. Your lawyer usually applies land transfer tax refunds at registration; Quebec’s credit is claimed afterward.
- Get two or three legal quotes and ask what is included: title search, registration, courier and disbursements.
- Put 20% down if you can. It removes the CMHC premium and, in three provinces, the sales tax on it.
- Close near the start of a month to avoid a large interest adjustment.
- Keep the inspection. At a few hundred dollars it is the cheapest protection against a costly surprise.
Frequently asked questions
How much are closing costs in Canada?
It depends mostly on where you buy, because land transfer tax is the biggest item. On a $666,538 home with 10% down they come to $14,193.47 in Ontario outside Toronto, $23,999.23 in Toronto and $4,290 in Alberta, using the same legal, title insurance and inspection quotes.
Can I add closing costs to my mortgage?
No. Closing costs are paid in cash from your own funds, through your lawyer or notary. Only the CMHC premium itself is added to an insured mortgage, and the sales tax on it in Ontario, Quebec and Saskatchewan must still be paid in cash.
Do lenders check that I have money for closing costs?
Yes. Lenders and mortgage insurers want to see that you have the cash for closing costs on top of your down payment, usually in your bank statements. Keep it in an account you can show them, and plan for more if you are buying in Toronto or another place with a high land transfer tax.
What is a statement of adjustments?
It is the final bill your lawyer prepares for closing day. It credits the seller for anything they prepaid that covers the time after you take over, such as property tax or condo fees, and credits you for anything they owe. The balance is added to or taken from the cash you bring.
Do first-time buyers pay less in closing costs?
Often. Ontario and Toronto refund up to $4,000 and $4,475 of land transfer tax, BC exempts homes up to $500,000 and reduces tax to $860,000, PEI fully exempts first-time buyers, and Quebec refunds up to $5,875 after you pay. In Toronto, being a first-time buyer cuts closing costs on the example home from $23,999.23 to $15,524.23.
Is GST charged on a new home?
Yes, 5% GST or the full HST is charged on newly built homes, though builders usually include it in the price net of rebates. First-time buyers can get back the GST, or the federal part of the HST, up to $50,000 on a new home up to $1 million, reduced in a straight line to nothing at $1.5 million. On a $900,000 new home that is $45,000; at $1.25 million it is $25,000.
- Land transfer tax and registration fees: the same official sources and tests as our land transfer tax calculator (Ontario, Toronto, BC, Quebec, Montreal, Quebec City, Manitoba, Nova Scotia, New Brunswick, PEI, Alberta, Saskatchewan and Newfoundland and Labrador), checked October 27, 2026.
- Down payment, Financial Consumer Agency of Canada, modified October 15, 2025 (premiums, provincial tax on premiums cannot be added to the mortgage). Ontario 8% retail sales tax on insurance (ontario.ca, updated September 18, 2026), Quebec 9% tax on insurance premiums (Revenu Québec), Saskatchewan PST bulletin PST-73; Manitoba exempt since July 1, 2020 (Bulletin 061). Checked November 2, 2026.
- First-Time Home Buyers’ GST/HST rebate, CRA, modified June 16, 2026, with what the rebate is (modified March 30, 2026) and who can apply (modified June 9, 2026). Checked November 2, 2026.
- CMHC premium rates by loan-to-value, unchanged since 2017, plus 0.20% for amortizations over 25 years. Default price: CREA national average, September 2026.
- Legal fees, title insurance, inspection and other service costs are starting estimates for you to replace with quotes, not official figures; prices vary by city and provider.
- Method: the land transfer tax code is the same tested code as our land transfer tax calculator. The other items were built twice, in the browser code and in a separate Python program, and agree on 1,500 test cases. Nothing you enter is sent or stored.
General information, not legal, tax or financial advice. Your lawyer or notary prepares the final figures for closing. Gizly is not affiliated with any government, lender or law firm and has no affiliate relationships. See how we check the numbers and our disclosure.