Closing Costs in Canada by Province (2026)

Closing costs are the one-time fees you pay to finalize a home purchase — the money you need on top of your down payment to actually take ownership. In 2026 they remain one of the most underestimated parts of buying, and the bill varies sharply by province because land transfer tax is the biggest single line and every province treats it differently. Here's what's included, the rough budgeting rule, and a province-by-province comparison.

The short answer

Budget roughly 1.5% to 4% of the purchase price for closing costs in Canada, on top of your down payment. The single largest item is usually land transfer tax (LTT), which ranges from zero in Alberta and Saskatchewan to a double hit in Toronto, where a municipal LTT stacks on top of Ontario's provincial tax. First-time buyer rebates in Ontario, BC, and Toronto can offset much of the LTT. The rest — legal fees, title insurance, an appraisal, adjustments, and (in some provinces) PST on your mortgage-insurance premium — typically adds about 1% to 2%. Estimate yours on the closing costs calculator.

What's actually in your closing costs

• Land transfer tax: the biggest variable, charged by most provinces (and by Toronto on top). Use the land transfer tax calculator for your city.
• Legal fees and disbursements: your lawyer or notary registers the transfer and mortgage; typically $1,200 to $2,500 including disbursements.
• Title insurance: a one-time premium, usually $250 to $500, protecting against title defects and fraud.
• Home inspection and appraisal: $300 to $750 combined, depending on the property and lender.
• PST/GST on the CMHC premium: if your down payment is under 20%, your mortgage is insured; several provinces charge provincial sales tax on that insurance premium, payable at closing.
• Adjustments: reimbursing the seller for prepaid property tax, utilities, or condo fees.

Closing costs by province at a glance

The table below summarizes how the major closing-cost drivers differ across Canada. Treat dollar examples as for illustration; rates and rebate amounts change.

The headline takeaway: in Alberta and Saskatchewan you largely escape land transfer tax, while in Toronto a first-time buyer can face two LTTs at once — though rebates blunt much of it.

The land transfer tax detail

LTT is calculated on a tiered (marginal) basis in most provinces — a low rate on the first slice of the price and higher rates on the rest. Ontario and BC both work this way, and Toronto buyers pay the municipal LTT in addition to the provincial one, effectively doubling the calculation. First-time buyers can claim rebates: Ontario offers up to a $4,000 provincial rebate, Toronto layers its own municipal rebate on top, and BC provides a full or partial exemption below set price thresholds. Quebec's "welcome tax" is municipal and based on the higher of the purchase price or municipal valuation. Always run your specific city through the land transfer tax calculator — the difference between provinces can be tens of thousands of dollars.

PST on the mortgage-insurance premium

If you put down less than 20%, your mortgage is insured (CMHC, Sagen, or Canada Guaranty) and the premium is added to your mortgage balance — but in Ontario, Quebec, Manitoba, and Saskatchewan the provincial sales tax on that premium must be paid in cash at closing, not financed. On a $450,000 mortgage with a roughly $12,000 premium, Ontario's 8% PST is about $960 due at closing. The CMHC insurance calculator shows your premium and the tax.

A worked example

Consider a $600,000 home with 10% down. In Toronto, the buyer faces both provincial and municipal LTT (partly offset by first-time rebates), legal fees of about $1,800, title insurance around $400, an appraisal, and roughly $1,000 in PST on the mortgage-insurance premium — closing costs can approach $20,000 before rebates, or noticeably less after. In Calgary, the same purchase has no LTT at all, so the buyer pays mainly legal fees, registration charges, title insurance, and the appraisal — often under $4,000 total, with no PST on the CMHC premium. Same price, very different cash-to-close. The closing costs calculator lets you compare scenarios side by side.

Frequently asked questions

How much are closing costs in Canada?

Generally 1.5% to 4% of the purchase price, on top of your down payment. The range is wide mainly because land transfer tax differs so much by province and city.

Which provinces have no land transfer tax?

Alberta and Saskatchewan don't charge a land transfer tax — only modest title registration and mortgage fees. That makes their total closing costs among the lowest in the country.

Why do Toronto buyers pay more?

Toronto levies a municipal land transfer tax on top of Ontario's provincial LTT, so eligible buyers calculate two taxes. First-time buyer rebates at both levels reduce — but rarely fully eliminate — the combined bill.

Are closing costs included in my mortgage?

Mostly no. Closing costs are paid in cash at closing, with limited exceptions. The mortgage-insurance premium itself can be added to your loan, but any PST on that premium (in ON, QC, MB, SK) must be paid in cash. See the first-time home buyer mortgage guide for how lenders verify you have the funds.

Do first-time buyers pay less?

Often, yes. Ontario, Toronto, BC, and Nova Scotia offer first-time buyer land-transfer rebates or exemptions that can save thousands. Eligibility rules and price thresholds apply, so confirm before you budget.

Want your closing-cost estimate? Ask Maya or run the closing costs calculator — then talk to an advisor to confirm your province's land transfer tax, rebates, and the cash you'll need on closing day.