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Closing costs and land transfer tax calculator

Closing costs are the cash you need on closing day on top of your down payment: land transfer tax (or title fees in Alberta, Saskatchewan and Newfoundland and Labrador), legal fees, title insurance, inspection and, in Ontario, Quebec and Saskatchewan, sales tax on any CMHC premium. On a $500,000 Ontario home the land transfer tax alone is $6,475 before the first-time buyer refund.

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Closing costs and land transfer tax calculator

Cash you need on closing day on top of your down payment.

Your quotes (our estimates by default)
Closing costs$9,626$74,626 cash needed with your down payment
Ontario (other)
Ontario land transfer tax$9,475
Ontario first-time homebuyer refund−$4,000
Sales tax on the CMHC premium$1,451
Legal / notary$1,800
Title insurance$350
Inspection / appraisal$550
Total$9,626

Estimate, not advice. Your lawyer or notary prepares the final statement of adjustments, including property-tax and utility adjustments not shown here.

Closing costs $9,626, of which land transfer tax or fees $5,475.

Assumptions & sources

Assumptions

  • Transfer tax is calculated on the purchase price (NB, PE and NS use the greater of price or assessed value).
  • First-time buyer rebates assume you meet every condition (residency, occupancy, never owned).
  • Legal, title insurance and inspection figures are our planning estimates; get quotes.

Sources

  1. Government of Ontario — Calculating land transfer tax. Checked .
  2. Government of Ontario — Land transfer tax refunds for first-time homebuyers. Checked .
  3. Government of Ontario — Retail sales tax on insurance premiums. Checked .

How this calculator works

Pick your province or city. The calculator applies that jurisdiction's current brackets or fees (checked November 1, 2026), subtracts first-time buyer relief where it exists, adds sales tax on the CMHC premium if your down payment is under 20%, and adds your quotes for legal, title insurance and inspection.

See closing costs explained and the province guides.

Frequently asked questions

How much are closing costs in Canada?

They vary most with land transfer tax, which ranges from title fees of a few hundred dollars in Alberta to tens of thousands in Toronto. Add legal or notary fees, title insurance, an inspection and any sales tax on your mortgage insurance premium.

Which provinces have no land transfer tax?

Alberta and Saskatchewan charge land titles registration fees instead, and Newfoundland and Labrador charges Registry of Deeds fees. Every other province has a land transfer tax.

Do first-time buyers pay land transfer tax?

Some get relief: Ontario refunds up to $4,000, Toronto rebates up to $4,475, British Columbia exempts the first $500,000 for homes up to $835,000 (phased out at $860,000), and PEI exempts eligible first-time buyers.

Primary sources

  1. Government of Ontario — Calculating land transfer tax. Checked .
  2. Government of Ontario — Land transfer tax refunds for first-time homebuyers. Checked .
  3. City of Toronto — Municipal land transfer tax rates and fees (effective April 1, 2026). Checked .
  4. City of Toronto — MLTT rebate opportunities (first-time purchasers). Checked .
  5. Government of British Columbia — Property transfer tax. Checked .
  6. Government of British Columbia — First time home buyers' exemption (effective April 1, 2024). Checked .
  7. LégisQuébec — Act respecting duties on transfers of immovables (D-15.1), s. 2. Checked .
  8. Ville de Montréal — How property transfer duties are calculated (effective January 1, 2026). Checked .
  9. Government of Manitoba — Land transfer tax. Checked .
  10. Government of New Brunswick — Real Property Transfer Tax Act, s. 2. Checked .
  11. Government of Nova Scotia — Municipal deed transfer tax rates (effective July 1, 2026). Checked .
  12. Government of Prince Edward Island — Real Property Transfer Tax Act. Checked .
  13. Government of Newfoundland and Labrador — Registry of Deeds schedule of fees. Checked .
  14. Government of Alberta — Land Titles and Surveys common documents fee schedule (effective October 1, 2026). Checked .
  15. Saskatchewan Registry Services (ISC) — Land titles fees table (effective April 15, 2026). Checked .
Closing costs explainedEvery line on closing day.Open →Province guidesLand transfer tax rules by province.Open →First-time buyer programsRebates, FHSA, HBP and the GST rebate.Open →