Closing costs · Ontario
Closing-cost estimate — Ontario.
Beyond your down payment, plan for ~1.5-4% of purchase price in closing costs. Land Transfer Tax is the largest single item. Toronto buyers pay it twice (provincial + municipal).
Live math · no calculate button| Canadian semi-annual compounding · OSFI B-20| Ontario + Toronto LTT-aware| Same engine our advisors use
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Estimated cash to close in Ontario
$16,450
~1.99% of purchase price
Lawyer + closing$1,800
Title insurance$350
Home inspection$500
Misc adjustments$825
Ontario LTT$12,975
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Methodology · Canadian-correct
HST/GST may apply on new builds (not resale). Mortgage default insurance premium is added to your loan, not paid at closing. Strata estoppel certs (~$200) apply on condos.
Mortgage glossary— terms that matter for this calculator
How much should I budget for closing costs in Canada?
<strong>1.5-4% of purchase price</strong>, depending on province. AB/SK have NO LTT (under $500 in registration fees). Ontario and BC have the highest LTT bills, particularly in Toronto where buyers pay BOTH provincial and municipal LTT (effectively doubling it). On a $825K home in Ontario: budget approximately $16,450 all-in.
What are the line items in closing costs?
Land transfer tax (largest, varies by province), legal fees ($1,500-2,500), title insurance ($300-500), home inspection ($400-700, optional), appraisal ($300-500 if not lender-paid), status certificate on condos ($100-300), CMHC premium PST if applicable, prepaid property tax + utilities adjustment, and moving costs ($500-3,000).
Is land transfer tax negotiable?
No — it's a provincial tax. But first-time buyers qualify for rebates in several provinces: Ontario ($4,000 + $4,475 Toronto), BC (full exemption under $500K + Newly Built Home Exemption under $750K), PEI (under $200K). Use our <a href="/land-transfer-tax-calculator">land transfer calculator</a> for the exact bill in any province.
When are closing costs paid?
Closing day — your real-estate lawyer (or notary in Quebec) collects them via wire transfer 3-5 days before the closing date. Quebec is the exception: Welcome Tax is billed by the municipality 3-6 months AFTER closing (you settle it separately). Some can be financed: CMHC premium goes into the mortgage; legal can sometimes be deferred.
Does the lender ever pay closing costs?
On <strong>transfers</strong> (renewal switches between lenders): yes, most A-lenders cover the discharge fee + appraisal as a transfer incentive. On purchases: rare — most closing costs are paid by the buyer. Some lenders offer cash-back products that effectively rebate some closing costs but at a higher rate.
Which Canadian provinces have no land transfer tax?
<strong>Alberta and Saskatchewan</strong> are the only provinces with no provincial land transfer tax — they charge small flat title-registration fees (typically $300-500 total). Newfoundland and Labrador also has no LTT, just a small Document Registration Fee. Every other province charges LTT or a deed transfer tax.