Best Mortgage
Offers Start estimate

Ontario new-build calculator

Ontario HST Rebate & Cash-to-Close Calculator for New Homes

Other tools estimate a rebate. This starts with the basic numbers you already know, then turns rebate timing, taxes, mortgage insurance, and builder costs into one closing-cash view.

Start estimate Documents to have nearby

Cash-to-close worksheet

Start small. Add detail only when it matters.

Guided mode keeps the first pass light. Raw mode is still here when you want every assumption on one screen.

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?
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.
Documents and numbers to have nearby A first estimate only needs price, location, dates, down payment, and deposit.
Agreement of purchase and sale Listed price, base-price wording, home type, HST/GST wording, rebate assignment.
Tarion/HCRA addendum Critical dates, construction start, substantial completion, and warranty context.
Mortgage approval Down payment, amortization, insured mortgage assumptions, CMHC premium context.
Deposit schedule Deposits already paid so the calculator does not double-count closing cash.
Statement of adjustments Builder adjustments, levies, credits, occupancy fees, and closing-day extras.
Development charge cap APS schedule, amendment, or builder worksheet showing capped and uncapped charges.

Quick questions

How to use the estimate safely

What is a cash-to-close calculator?

A cash-to-close calculator estimates the money a buyer needs available by closing, not just the rebate amount. It includes down payment still owing, land transfer tax, legal and title costs, CMHC insurance PST, builder adjustments, development charges, and rebate timing.

Why does builder rebate treatment matter?

If the builder credits or assigns the GST/HST rebate at closing, the buyer's cash need can be lower. If the buyer has to claim after closing, the buyer may need more cash up front and receive the rebate later.

Are Ontario's enhanced 2026 HST rebate rules final?

This calculator marks the Ontario enhanced path as verify-before-relying because the launch source audit needs to confirm the final enacted rules before buyers rely on them.

Why does the calculator ask for construction start and substantial completion?

Ontario's temporary enhanced path includes construction-start and substantial-completion deadlines. Those dates can decide whether a purchase that otherwise fits the agreement-date window should still be treated as eligible.

Related tools

Continue planning closing costs