Most buyers budget carefully for their down payment and forget almost entirely about closing costs — until the lawyer's invoice arrives. Depending on where in Canada you buy, closing costs can range from under $5,000 to over $30,000 on the same purchase price. The difference comes down mostly to which province you're in.
This is a complete breakdown of every closing cost you'll encounter in Canada, province by province: the land transfer tax (and where it doesn't exist), first-time buyer rebates and exemptions, legal fees, and everything else that gets paid on closing day. All figures are current for 2026.
What's included in closing costs (and what isn't)
Closing costs are the fees and taxes paid on or before closing day — separate from your down payment, separate from your mortgage, and separate from moving expenses. They come out of your bank account on the day you take possession.
They fall into two buckets:
- Government taxes and fees — land transfer tax (or equivalent), title registration fees. These vary enormously by province and are the main driver of the gap between a $4,000 Alberta closing and a $30,000 Toronto closing.
- Professional and administrative fees — real estate lawyer or notary (Quebec), title insurance, home inspection, appraisal. These are similar across most provinces: typically $2,000–$4,000 combined.
What closing costs are not: your CMHC mortgage insurance premium (added to your mortgage balance, not paid at closing — though the PST on that premium is paid at closing in Ontario, Quebec, and Saskatchewan), property tax prepayments beyond the closing adjustment, or moving costs.
Costs that apply in every province
Before the province-specific taxes, every buyer in Canada pays roughly the same set of fees:
| Cost | Typical range | Notes |
|---|---|---|
| Legal / lawyer fees | $1,000–$2,000 | Quebec uses notaries ($800–$1,800) |
| Disbursements (title search, registration, couriers) | $300–$700 | Charged on top of legal fees by most lawyers |
| Title insurance | $200–$500 | One-time premium; replaces survey in most cases |
| Home inspection | $400–$800 | Not required by lender but strongly recommended |
| Appraisal | $300–$600 | Often waived if lender uses automated valuation |
| Property tax adjustment | $500–$2,500 | Prorated share of annual property taxes from closing to year-end |
| Utility / condo fee adjustment | $0–$500 | Seller prepaid — you reimburse the unused portion |
In total, these universal costs typically run $2,500–$5,500 regardless of province. The land transfer tax on top of this is what makes closing costs so different across the country.
At a glance: government tax/fee by province
The table below shows the government land transfer tax (or registration fee equivalent) at two home prices — $600,000 and $900,000 — for a non-first-time buyer. First-time buyer exemptions are covered in each province's section below.
| Province / City | $600K home | $900K home | FTB rebate available? |
|---|---|---|---|
| Ontario (outside Toronto) | $8,475 | $14,475 | Yes — up to $4,000 |
| Toronto (ON) | $16,950 | $28,950 | Yes — up to $8,475 |
| British Columbia | $10,000 | $16,000 | Yes — full exemption ≤ $835K |
| Alberta | ~$650 | ~$1,000 | No LTT |
| Quebec (outside Montréal) | ~$7,100 | ~$11,600 | None |
| Montréal (QC) | ~$7,600 | ~$13,600 | None |
| Manitoba | $8,650 | $13,650 | Yes — up to $5,250 (≤ $500K) |
| Saskatchewan | ~$2,400 | ~$3,600 | No LTT |
| Nova Scotia (Halifax) | $9,000 | $13,500 | None |
| New Brunswick | $6,000 | $9,000 | None |
| PEI | $6,000 | $9,000 | Exempt on homes under $200K |
| Newfoundland | ~$2,500 | ~$3,600 | No LTT |
Closing costs in Ontario
Ontario has one of the highest closing-cost burdens in the country — and Toronto buyers face the highest of any major Canadian city because they pay two land transfer taxes stacked on top of each other: the provincial LTT and the Toronto Municipal Land Transfer Tax (MLTT).
Ontario provincial land transfer tax
The provincial LTT is calculated on a sliding scale:
| Purchase price portion | Rate |
|---|---|
| First $55,000 | 0.5% |
| $55,001 to $250,000 | 1.0% |
| $250,001 to $400,000 | 1.5% |
| $400,001 to $2,000,000 | 2.0% |
| Over $2,000,000 | 2.5% |
Toronto buyers pay the same rates again under the MLTT — effectively doubling the land transfer tax. The luxury surcharge on Toronto homes over $3 million (up to 8.6% on the highest bracket) was introduced in April 2026 and affects the ultra-luxury segment only.
Worked examples — Ontario
Ontario first-time buyer rebates
- Provincial rebate: Up to $4,000 — covers the full LTT on homes up to approximately $368,000. On more expensive homes, the rebate is capped at $4,000.
- Toronto municipal rebate: Up to $4,475 — applicable only in Toronto, on top of the provincial rebate.
- Eligibility: You must be a Canadian citizen or permanent resident, be at least 18, have never owned a home anywhere in the world, and the home must be your principal residence.
If you're putting less than 20% down, your CMHC mortgage insurance premium is subject to Ontario's 8% PST — and this PST must be paid in cash at closing (it cannot be added to the mortgage). On a $600,000 home with 5% down, the CMHC premium is approximately $22,800, and the Ontario PST on that is $1,824 — due on closing day.
Closing costs in British Columbia
BC buyers pay the Property Transfer Tax (PTT) — a sliding-rate tax on the purchase price. The rate structure is straightforward, but there are two major exemptions that can eliminate the tax entirely for qualifying buyers.
BC Property Transfer Tax rates
| Purchase price portion | Rate |
|---|---|
| First $200,000 | 1.0% |
| $200,001 to $3,000,000 | 2.0% |
| $3,000,001 to $4,000,000 | 3.0% |
| Over $4,000,000 | 5.0% |
BC first-time buyer exemption (2026)
As of 2026, BC's first-time buyer PTT exemption applies to homes valued at $835,000 or less — a significant threshold increase from earlier years. First-time buyers purchasing below this price pay zero PTT. A partial exemption applies for homes between $835,000 and $860,000; above $860,000 the full PTT applies.
On an $800,000 home in BC, the PTT would normally be $14,000. A qualifying first-time buyer pays $0. That's the largest first-time buyer tax benefit in Canada for a single purchase — BC's raised threshold now covers the majority of first-time buyer transactions in the province.
BC newly built home exemption
Buyers of newly built homes are exempt from PTT on homes up to $1,100,000 (updated April 2024). A partial exemption applies for new homes between $1,100,000 and $1,150,000. This exemption applies regardless of whether you're a first-time buyer.
Worked examples — BC
Closing costs in Alberta
Alberta has no provincial land transfer tax — making it the most affordable province in Canada for closing costs, by a significant margin. In place of a transfer tax, buyers pay a land title registration fee and a mortgage registration fee, both calculated on a modest sliding scale.
| Fee type | Calculation | Example ($700K home, $560K mortgage) |
|---|---|---|
| Land title transfer fee | $50 base + $5 per $5,000 of property value | $50 + $700 = $750 |
| Mortgage registration fee | $50 base + $5 per $5,000 of mortgage amount | $50 + $560 = $610 |
Alberta buyers consistently have the lowest closing costs of any major Canadian province. Compared to a Toronto buyer purchasing the same $700,000 home, an Albertan saves over $20,000 at closing.
Closing costs in Quebec
Quebec's land transfer tax is known informally as the "taxe de bienvenue" (welcome tax) — a name that doesn't quite match the size of the bill. It's collected by municipalities using provincially set brackets, which are indexed to inflation each year. Montréal adds higher rates on expensive homes beyond the provincial base.
Quebec welcome tax rates (2026 approximate brackets)
| Purchase price portion | Rate | Applies in |
|---|---|---|
| First ~$62,900 | 0.5% | All Quebec |
| ~$62,901 to ~$315,000 | 1.0% | All Quebec |
| ~$315,001 to ~$500,000 | 1.5% | All Quebec |
| $500,001 to $1,000,000 | 2.0% | Montréal + some municipalities |
| Over $1,000,000 | 3.0% | Montréal + some municipalities |
Brackets are indexed annually by CPI — confirm the exact thresholds for your municipality before closing. There are no first-time buyer exemptions or rebates under the provincial welcome tax.
One important Quebec difference: all real estate transactions must be handled by a notary (not a lawyer), and the buyer and seller each typically hire their own. Notary fees run $800–$1,800 for the buyer.
Quebec charges 9% provincial sales tax on CMHC mortgage insurance premiums — the highest rate in Canada. Like Ontario, this must be paid in cash at closing. On a $600,000 home with 5% down, the CMHC premium is approximately $22,800, and Quebec PST on that is $2,052 due at closing.
Closing costs in Manitoba
Manitoba has a provincial land transfer tax with rates similar to Ontario's, plus a meaningful first-time buyer rebate for homes under $500,000.
| Purchase price portion | Rate |
|---|---|
| First $30,000 | 0% (exempt) |
| $30,001 to $90,000 | 0.5% |
| $90,001 to $150,000 | 1.0% |
| $150,001 to $200,000 | 1.5% |
| Over $200,000 | 2.0% |
Manitoba's first-time buyer rebate is worth up to $5,250 — but only on homes valued at $500,000 or less. There is no partial rebate above that threshold. On a $450,000 home, the LTT is approximately $7,250 and the rebate covers $5,250, leaving a net LTT of approximately $2,000.
Closing costs in Saskatchewan
Like Alberta, Saskatchewan has no provincial land transfer tax. Buyers pay a land title registration fee of approximately 0.4% of property value — roughly $2,400 on a $600,000 home and $3,600 on a $900,000 home. Total closing costs in Saskatchewan typically run $5,000–$7,500 including legal fees and other universal costs.
Saskatchewan charges 6% provincial sales tax on CMHC mortgage insurance premiums — paid in cash at closing. On a $500,000 home with 5% down, the CMHC premium is approximately $19,000, and the Saskatchewan PST is $1,140 due at closing.
Closing costs in Nova Scotia
Nova Scotia uses a Deed Transfer Tax (DTT) set by each municipality, rather than a single provincial rate. Halifax Regional Municipality charges 1.5% of the purchase price — a flat rate that applies to the entire purchase price with no brackets.
On a $600,000 Halifax home, the DTT is $9,000. On a $800,000 home, it's $12,000. There are no first-time buyer rebates in Nova Scotia.
Effective April 1, 2025, non-residents of Nova Scotia pay an additional 10% tax on the purchase price or assessed value (whichever is higher). If you become a resident within 6 months of purchase, you can apply for a refund. Buyers relocating to Nova Scotia from other provinces should confirm their residency timeline before closing.
Closing costs in New Brunswick, PEI, and Newfoundland
New Brunswick
New Brunswick charges a flat 1% land transfer tax on the purchase price or assessed value, whichever is greater. There are no first-time buyer rebates or family transfer exemptions. On a $400,000 home, that's $4,000; on a $700,000 home, $7,000.
Prince Edward Island
PEI charges a flat 1% Real Property Transfer Tax on the purchase price or assessed value. First-time buyers purchasing a home under $200,000 are fully exempt. Non-residents pay an additional tax, with a refund available if they establish residency within 6 months.
Newfoundland and Labrador
Newfoundland has no provincial land transfer tax. Buyers pay a Registration of Deeds fee: a base fee of $100 plus $0.40 per $100 of property value above $500, capped at a maximum of $5,000. On a $600,000 home, this is approximately $2,500 — low, but not zero. Total closing costs in Newfoundland typically run $5,000–$7,000.
Special case: new construction in Ontario
Buyers of new builds in Ontario pay HST (13%) on the purchase price — a cost that resale buyers do not face. A partial federal/provincial HST rebate reduces this for principal residences, but the calculation is complex and the net amount can still be substantial on homes over $450,000.
For homes over $450,000 (before HST), you receive only the flat maximum federal portion of the rebate — meaning the effective tax cost increases with purchase price. New construction buyers in Ontario should get a specific HST calculation from their lawyer before closing; do not rely on rule-of-thumb estimates.
How to budget for closing costs
The rough rule of thumb varies by province:
| Province | Budget as % of purchase price | Why |
|---|---|---|
| Ontario (outside Toronto) | 2.5–3.5% | Provincial LTT + universal costs |
| Toronto | 3.5–5% | Double LTT (provincial + municipal) |
| BC (non-FTB) | 2.5–3.5% | PTT + universal costs |
| BC (first-time buyer ≤ $835K) | 0.8–1.5% | PTT fully waived; only universal costs |
| Alberta | 1.0–1.5% | |
| Quebec | 2.5–3.5% | Welcome tax + notary fees + universal costs |
| Manitoba / Nova Scotia / NB | 2.5–3.5% | LTT/DTT + universal costs |
| Saskatchewan / Newfoundland | 1.5–2.5% | No LTT; registration fee + universal costs |
These percentages assume a resale home (not new construction) and a non-first-time buyer unless noted. Always add a 10–15% contingency buffer on top of your estimate — unexpected legal disbursements, last-minute adjustments, and title insurance pricing variations are common.