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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.

Review flags

Inputs to verify

  • 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 rebateFinance Canada GST relief backgrounderOntario expanded HST rebate announcement2026 Ontario BudgetOntario land transfer tax ratesOntario land transfer tax refund for first-time homebuyersToronto municipal land transfer tax rates and rebatesCMHC mortgage loan insurance costTarion enrolment fee updateOntario 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-linkedCRA, Ontario, Toronto, CMHC, Tarion Private by defaultInputs stay in your browser Built for OntarioToronto and non-Toronto closing paths

Short answer

It is a cash-flow worksheet, not another one-line rebate calculator.

The estimate shows the closing-day cash stack and then explains which assumptions need a builder, lawyer, lender, or source check before relying on the number.

Rebate timing

Unknown builder treatment should show both scenarios.

If the builder credits a rebate at closing, cash needed now can be lower. If the buyer claims later, the rebate may arrive after the closing funds request.

Read rebate timing FAQ

Questions before closing

FAQ built around the confusing parts.

Open full FAQ

What does this calculator answer?

It estimates how much cash an Ontario new-build buyer may need available at closing after deposits, down payment still owing, land transfer tax, CMHC PST, legal/title costs, builder adjustments, development charges, and rebate timing are combined.

Why does builder credit versus claim later matter?

A builder credit can lower the cash wired through the lawyer at closing. A claim-later rebate can still be valuable, but it may not reduce the closing funds request.

Can I start without every document?

Yes. A first pass only needs purchase price, location, dates, down payment, and deposit paid. The calculator keeps uncertain builder costs visible until documents arrive.

Are proposed Ontario rebate rules treated as final?

No. Proposed or temporary Ontario paths are visibly marked verify-before-relying and should be checked against official sources and closing documents.

Sources reviewed

Official references behind the calculator

How sources are used
confirmed CRA first-time home buyers' GST/HST rebate federal source, reviewed 2026-04-25 proposed Ontario expanded HST rebate announcement ontario source, reviewed 2026-04-25 confirmed Ontario land transfer tax rates ontario source, reviewed 2026-04-25 confirmed Toronto municipal land transfer tax rates and rebates toronto source, reviewed 2026-04-25 confirmed CMHC mortgage loan insurance cost industry source, reviewed 2026-04-25 confirmed Tarion enrolment fee update industry source, reviewed 2026-04-25

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