The cash you need on closing day, on top of the down payment: land transfer tax, sales tax on mortgage insurance, legal fees and the rest. Choose your province to see the total.
Cash needed on closing
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Closing costs
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As a share of the price
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Land transfer tax
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Sales tax on mortgage insurance
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Mortgage including insurance
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Where the closing costs go
Cost
Amount
The same purchase in every province
Province
Transfer tax or fees
Sales tax on insurance
Total closing costs
Share of price
What the calculator adds up
Closing costs are the cash you pay when the sale completes, and none of them can be rolled into the mortgage. The calculator combines the provincial land transfer tax (or registration fees where there is no tax), the provincial sales tax on your mortgage insurance premium where that applies, and the legal, inspection, appraisal and adjustment amounts you enter. Add your down payment and you have the total cash to bring.
Land transfer tax is the big one
In most provinces it is the largest closing cost, and it varies enormously. On a $650,000 purchase, Ontario's tax is $9,475 and British Columbia's is $11,000, while Alberta charges about $1,335 in registration fees (including the mortgage). For the bracket-by-bracket breakdown in one province, use the land transfer tax calculator.
Mortgage insurance and the cash it needs
With less than 20% down, the mortgage default insurance premium is added to your mortgage, but in Ontario, Quebec, Manitoba and Saskatchewan the sales tax on that premium is due in cash on closing. See the CMHC insurance calculator for the premium on its own, and the affordability calculator for what you can borrow.
Planning to save for it
If you are still saving, the FHSA calculator shows what a First Home Savings Account can build, and the savings goal calculator turns a closing-cost target into a monthly amount.
Frequently asked questions
What counts as closing costs?
Everything you pay on top of the down payment when the sale completes: land transfer tax or the provincial equivalent, legal fees, title insurance, a home inspection, an appraisal if your lender asks for one, the seller-adjustments for prepaid property tax and utilities, and in some provinces sales tax on your mortgage insurance premium. This calculator adds all of these and shows the total cash you need.
Can I add closing costs to my mortgage?
No. They are due in cash on closing, usually through your lawyer, and lenders ask you to show you have them on top of the down payment. The one thing that does go onto the mortgage is the mortgage insurance premium itself, which is why the calculator shows the mortgage including the premium separately.
Why do closing costs differ so much between provinces?
Almost all of the difference is land transfer tax. Ontario and British Columbia charge by bracket, so costs climb quickly with price, and Toronto adds its own tax on top of Ontario's. Alberta charges only small registration fees and Saskatchewan charges a flat 0.4% fee. The comparison table at the top of the results shows the same purchase in every province.
Is there a first-time buyer rebate?
Yes, in Ontario (up to $4,000, plus up to $4,475 more in Toronto), British Columbia (full relief on the first $500,000 for homes up to $835,000, phasing out by $860,000) and Prince Edward Island (full relief on homes up to $200,000). Eligibility rules are strict and include never having owned a home anywhere in the world, so confirm with your lawyer.
Why is there sales tax on my mortgage insurance?
Ontario, Quebec, Manitoba and Saskatchewan charge provincial sales tax on the mortgage default insurance premium, and that tax is payable in cash on closing even though the premium itself is added to the mortgage. The rates used here are 8% in Ontario, 9% in Quebec, 7% in Manitoba and 6% in Saskatchewan.
What is not included?
New homes carry GST or HST (see the GST/HST calculator), and foreign buyer taxes, condo status certificates, mortgage registration fees, lender fees, moving costs and the survey are not modelled. Add them to the "other costs" fields. Quebec's welcome tax can be higher in some municipalities above $500,000, and Toronto has higher rates above $3 million.
How current are the rates?
The land transfer tax rates were checked in October 2026 against provincial and city sources. They change with budgets and Quebec's thresholds are indexed every year, so treat the result as an estimate and get a quote from your lawyer before you commit.
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