Say you buy a $900,000 home in Toronto with 10% down. Closing costs come to about $34,809, so you need roughly $124,809 in cash. Land transfer tax is $28,950 of that, the single largest piece. Change the price, city or fees above to see your own total.
What closing costs include
Closing costs are everything on top of the down payment. The big items are land transfer tax and legal fees. With less than 20% down you also pay sales tax on the CMHC premium in Ontario, Quebec and Saskatchewan. Smaller costs include title insurance, a home inspection and adjustments.
Land transfer tax is the largest part
Toronto buyers pay the Ontario tax and the City’s municipal tax. On $900,000 each comes to $14,475, for $28,950 together. Outside Toronto, only the provincial half applies, which roughly halves the bill. The land transfer tax calculator shows the split for every province. Some provinces charge a fee instead of a tax, and the calculator names it correctly.
First-time buyers pay less
Tick the first-time buyer box. The rebate comes off. In Toronto it can reach $8,475, which cuts the example from $124,809 to $116,334 in cash. It’s applied at closing, so you don’t have to advance it out of your own pocket beforehand, which helps when cash is tight.
The fees you can set yourself
Legal fees, title insurance, inspection and other costs are planning figures, starting at $2,000, $350, $500 and $1,000. Use real quotes, not guesses. Adjustments cover things like property tax that the seller already paid in advance, and they vary a good deal from one purchase to the next.
Sales tax on the CMHC premium
Put down less than 20% and the insurance premium is added to your loan. The provincial sales tax on it is not. In Ontario that tax is 8% of the premium, or $2,009 in the example. How the premium itself is set is explained in the CMHC insurance calculator.
Buying in another province
Location matters. The same $900,000 home in Alberta pays $900 in land title fees, not tax, because Alberta has no land transfer tax. Pick another province in the form and the total changes at once. The note under the result explains the local rules.
Costs that are not here
Moving, utility hookups, new locks, furniture and early repairs sit outside the total. So does home insurance, which your lender will want before closing. Budget a few thousand dollars, and more if the home needs work before you move in.
Checking the budget and the final figure
Compare the cash total with your savings, and be honest about how much you can really spare. Short of cash? Look at the price, the down payment or the first-time buyer rebate. Each one moves the total, so change a single field at a time and watch the result.
Your lawyer sends a statement of adjustments a few days before closing, and that statement is the final number. Treat this calculator as a planning tool. Confirm the total with your lawyer early.
Where to go next
Keep a cushion for surprises such as moving costs, which are not in this total. If the total is more than you have, compare price points with the down payment calculator. The monthly effect appears in the mortgage payment calculator.
Frequently asked questions
How much are closing costs in Ontario?
They often run 3% to 4% of the price when land transfer tax is high. On a $900,000 Toronto home the example comes to $34,809.
Are closing costs paid in cash?
Yes. Land transfer tax, legal fees and the sales tax on the CMHC premium are due on closing day.
Does the down payment count as a closing cost?
No. The calculator shows both, and adds them for the total cash you need.
Do first-time buyers pay less?
Yes. The land transfer tax rebate lowers your closing costs, by up to $8,475 in Toronto.
Are the legal and inspection fees exact?
No. They are planning figures. Use quotes from your lawyer and inspector.
Are moving costs included?
No. Add them to your budget separately.
Sources and updates
Last reviewed: . Full disclaimer. How we build calculators. Editorial policy.
Estimate only. This calculator gives general information for planning. It is not tax, legal or financial advice, and it is not affiliated with the City of Toronto, MPAC or the Canada Revenue Agency. Results depend on the numbers you enter and may differ from official amounts. Check official sources or a qualified professional before you decide.