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Ontario new-build calculator

Know your closing cash before closing day.

Other tools estimate a rebate. This gives you one closing-cash view across GST/HST rebate timing, land transfer taxes, insured-mortgage PST, deposits, legal/title costs, Tarion, development charges, and builder adjustments.

Documents to have nearby A first estimate only needs price, location, dates, down payment, and deposit.
Agreement of purchase and sale Price basis, home type, HST/GST wording, and rebate assignment language.
Deposit schedule Deposits already paid so closing cash is not double-counted.
Mortgage approval Down payment, amortization, and insured mortgage details.
Builder worksheet Tarion, adjustments, development charges, occupancy fees, and credits.
Input styleGuided walkthrough

Step 1 of 4

Start with the purchase

Use the price and property details from the agreement of purchase and sale.

Which price do you have?Most builder-facing prices are APS or listed prices. A base-before-HST price needs extra tax/rebate math before it behaves like a listed price.
Full closing ledgerEvery line feeding the cash-to-close result.
Down payment still neededDeposit already paid is subtracted.
$45,000
Ontario land transfer taxIncludes FTHB refund of $4,000.
$11,475
Toronto municipal land transfer taxIncludes Toronto FTHB rebate of $4,475.
$11,000
CMHC premium PSTThe premium is usually financed; Ontario PST on the premium is cash due.
$2,120
Legal feesAt closing
$2,500
Title insuranceAt closing
$600
DisbursementsAt closing
$450
Tarion / warranty enrolment allowanceBuilder contracts vary; edit this if your APS shows a different amount.
$1,790
Property tax, utility, condo or builder adjustmentsAt closing
$3,500
Development charges / levies exposureUse the amount from your APS schedules if available.
$0
Utility meter / connection allowanceOften appears on a builder statement of adjustments.
$0
Reserve fund / common element allowanceUsually only relevant for condo purchases.
$0
Occupancy / interim closing allowanceBefore final closing
$0
Estimated cash to closeCurrent estimate
$78,435

Scenario comparison

Same rebate. Different closing cash.

Builder credits rebate at closing$0
Buyer claims rebate after closing$78,435
Refund after closing$123,500

Price basis

APS / listed price

Entered price$950,000
Rebate math uses$950,000
Estimated HST in price$109,292

Contract/listed mode assumes the entered price is the APS or builder advertised price used for closing planning.

Ask before closing

Checklist

  • Confirm whether the price you entered is the APS listed/contract price or a base price before HST.
  • Ask the builder whether the GST/HST rebate is already assigned or reflected in the contract price.
  • Ask the builder whether federal and Ontario rebate amounts will be credited on the statement of adjustments at closing.
  • Ask your lawyer which rebate path applies to your agreement date and buyer status.
  • Ask your lender whether the CMHC premium is added to the mortgage and confirm the Ontario PST cash amount.

Assumptions to verify

Careful document check

The estimate needs document review before relying on it. Unknown rebate timing, proposed-rule status, or project-specific costs can move the closing cash number materially.

  • Builder rebate treatment is unknown; model both credited-at-closing and claim-later scenarios.
  • Confirm whether the contract price already includes assigned GST/HST rebates.
  • Ontario enhanced rebate rules are marked verify-before-relying until final launch source review.
  • Verify the builder's construction timeline against Ontario's temporary enhanced HST rebate backgrounder before relying on the number.
  • Builder rebate treatment is unknown.

Sources

Policy links used by this estimate

CRA first-time home buyers' GST/HST rebateCRA GST/HST new housing rebate guide RC4028Finance Canada GST relief backgrounderOntario expanded HST rebate announcement2026 Ontario Budget HST rebate backgrounderOntario land transfer tax ratesOntario LTT value of consideration for new homesOntario land transfer tax refund for first-time homebuyersToronto municipal land transfer tax rates and rebatesToronto MLTT first-time home buyer rebateCMHC mortgage loan insurance costTarion enrolment fee updateTarion and HCRA new-home addendaOntario housing supply and development charge measures

Ontario enhanced 2026 relief is marked verify-before-relying until final launch source review. Estimates must be checked against the agreement, builder statement of adjustments, lender documents, and legal advice.

Source-backed guides

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