First-time buyers
See every cash cost beyond your down payment before the final, stressful week.
Closing costs calculator
Ontario Home Buyer Closing Costs Calculator
This Ontario closing costs calculator estimates the buyer costs that come on top of your down payment. Enter your purchase price, down payment and known expenses to estimate land transfer tax, mortgage insurance costs and other purchase-related amounts in one worksheet.
It is designed for Ontario home buyers, with a Toronto option for the city’s municipal land transfer tax. Brampton and Mississauga buyers can use the Ontario calculation without the Toronto switch.
Always check your final costs with your lawyer, lender, and mortgage professional before closing.
Closing costs calculator
Estimate Ontario buyer costs beyond your down payment.
Enter your purchase details and the costs you already know. The worksheet estimates land transfer tax and mortgage insurance amounts, then combines them with your entries. It is for buyer planning—not seller proceeds or the exact amount your lawyer will request.
This is a buyer-cost worksheet. The main result estimates costs beyond your down payment. Some expenses may be paid before closing, some are handled through your lawyer, and moving costs may occur separately. The second result adds your down payment for broader purchase-cash planning. Your lawyer and lender must confirm the final amount and timing.
Enter the purchase price and down payment, then select only the assumptions that apply. Blank optional cost fields count as $0. Negative amounts and unsupported formats are rejected.
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Buying your first home? Turn on the refund option to include the full estimated Ontario first-time home buyer refund and, when the property is inside Toronto, the full estimated Toronto refund. Partial eligibility is not calculated.
The mortgage-insurance estimate assumes an owner-occupied home with one or two units. Insured 30-year pricing applies only when at least one borrower is a qualifying first-time buyer or the property is a qualifying newly built home, with less than 20% down and a purchase price below $1.5 million.
The land transfer tax refund uses different eligibility rules. Toronto high-value residential rates shown here assume a property containing one or two single-family residences. Final tax, lender and insurer decisions can differ.
ItemEstimateNotes
Legal fees & disbursementsThe total fee your lawyer charges to close the deal. This includes tax, title search, registration, and other small costs.
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Suggested planning allowance: $1,500–$2,700 for a resale house. Condos often cost more because of extra paperwork.
Title insuranceA one-time payment that protects you and your lender from title problems, fraud, and survey mistakes. It's sometimes already included in your lawyer's fee above — don't count it twice.
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Suggested planning allowance: $250–$600. Check whether it is already included in the legal-fee estimate so you do not count it twice.
Home inspection feeIf you arrange an inspection, enter the amount charged by the inspector. It may be paid before the closing date.
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Suggested planning allowance: $400–$700 for a detached or semi-detached home. Condos often cost $250–$400.
Appraisal feeEnter an amount only when your lender or mortgage professional tells you to budget for a buyer-paid appraisal.
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Suggested planning allowance, if you pay it: $300–$600. Enter $0 if your lender covers it.
Moving costsMovers, a rental truck, packing supplies, or a mix of these.
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Suggested planning allowance: $600–$1,200 for a condo or small home. $1,800–$3,500 or more for a bigger detached home.
Adjustments (property tax, utility & condo fee reimbursements)Pays the seller back for property tax, utility bills, or condo fees they already paid for the time after closing.
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This number isn't final yet. Your lawyer will confirm the real amount later — use a rough guess for now.
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Ontario land transfer tax, plus Toronto municipal land transfer tax when the Toronto option is selected.
CMHC insurance premiumThis works out on its own from how much you put down. It only applies if your down payment is under 20%.
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Add my CMHC premium to my mortgage?
A financed premium increases the mortgage balance and borrowing cost. Use the Mortgage Payment Calculator to estimate payments, then confirm the final loan with your lender.
Ontario tax on mortgage insurance premiumAn 8% Ontario tax on the mortgage insurance premium above. This worksheet treats the tax as a cash cost rather than part of the insured loan.
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Calculated as 8% of the mortgage insurance premium shown above.
Estimated buyer costs beyond your down paymentBuyer-entered expenses, land transfer tax and mortgage-insurance tax are added together. The mortgage insurance premium counts only when you choose to pay it in cash.
This is a planning total, not necessarily the exact amount to transfer to your lawyer.
Estimated purchase cash including down paymentYour down payment plus the buyer-cost estimate above. Deposit timing, credits, rebates and final adjustments may change the amount required at different stages.
Use this as a broad purchase-cash planning figure. The final amount and timing can change when closing documents and lender instructions are prepared.
Printing does not require the form. Use the review button only when you want Gaurang’s help understanding your estimate.
Methodology and example
How this Ontario closing-cost estimate is calculated
The calculator adds the buyer expenses you enter to estimated land transfer tax and mortgage-insurance costs. The main result excludes the down payment. The second result adds it back for broader purchase-cash planning. It does not calculate every possible builder charge, tax, credit, financing condition or legal adjustment.
- Ontario land transfer tax uses the purchase price and current provincial brackets in the calculator.
- Toronto municipal land transfer tax is added only when the Toronto option is selected.
- A full estimated first-time-homebuyer refund is applied only when you turn that option on; partial eligibility is not calculated.
- Mortgage insurance is estimated only for a supported insured-mortgage scenario. The premium is excluded from cash costs when “Yes” is selected for financing, while Ontario tax on the premium remains in the estimate.
- Legal, inspection, appraisal, moving and adjustment amounts come from the buyer’s entries, not hidden defaults.
Illustrative example: For a $650,000 Ontario purchase outside Toronto with 10% down, no first-time-buyer refund selected, a standard insured mortgage and the sample expense entries, the worksheet estimates about $16,026 in buyer costs beyond the $65,000 down payment. The broader purchase-cash estimate is about $81,026. This is an illustration, not a quote or forecast.
Plain English
Buyer closing costs are separate from your down payment.
Simple explanation: Ontario buyers may need money beyond the down payment for legal work, title insurance, inspection, appraisal, moving, seller adjustments, land transfer tax and mortgage-insurance tax. Some amounts are paid before closing and others are handled through the lawyer. This calculator keeps those buyer costs separate, then also shows a broader total including the down payment.
Buying and selling at the same time? This page estimates buyer costs. Use the Seller Net Sheet Calculator for estimated sale proceeds and seller costs.
Who this helps
Built for buyers who want to see the full cash picture.
This page is for anyone who wants to know their real closing-day cash number before it becomes a surprise.
Buyers with an accepted offer
Turn your accepted offer into a real cash-to-close number for your lender and lawyer.
Buyers collecting quotes
Keep written lawyer, inspector, appraisal and moving estimates together in one worksheet.
Buyers relying on gift funds
Know exactly how much money you need, and when, from family or other gift sources.
Move-up buyers
Use this along with your Seller Net Sheet if you're buying and selling at the same time.
Brampton, Mississauga and Ontario buyers
Estimate Ontario costs and add Toronto municipal tax only when the property is inside Toronto.
Important disclaimer
Use this worksheet for planning only.
This worksheet is for planning only. It just adds up the numbers you enter. It does not check your legal fees, title insurance cost, inspection or appraisal cost, moving quote, adjustments, land transfer tax, or CMHC numbers against your real deal. Check your final numbers with your lawyer, lender, mortgage professional, and other service providers before you rely on them. This page is not legal, tax, mortgage, or financial advice.
Often missed
Costs and timing buyers often miss.
Payment timing varies
Inspection, appraisal and moving expenses may be paid before or outside the lawyer’s final closing-funds request.
Mortgage insurance has two lines
The worksheet separates the insurance premium from Ontario tax on that premium so the financing assumption is clear.
Adjustments aren't a rounding error
Paying the seller back for property tax, utilities, or condo fees can add up to hundreds or even thousands of dollars — don't skip this number.
Inspection and appraisal fees land early
You often pay these straight to the professional while your offer still has conditions, not as part of your lawyer's final bill.
New-build reminder
New-construction purchases may include additional builder, tax or adjustment amounts that are not calculated here. Review the agreement with your lawyer.
Avoid double counting
Check whether title insurance and disbursements are already included in the lawyer’s quote before entering separate amounts.
When to use it
Use this worksheet at these moments.
Before writing an offer
Estimate the down payment and additional buyer costs before you agree to a purchase price.
Right after your offer is accepted
Start getting real quotes from your lawyer, inspector, and mover.
When reviewing lawyer quotes
Check what each quote includes before entering legal fees, disbursements and title insurance separately.
When your lender confirms the premium
Use the manual override when your lender provides a different mortgage-insurance amount.
Before wiring funds to your lawyer
Use your lawyer's final Statement of Adjustments to replace every rough number here.
Final confirmation
Your lawyer confirms transaction adjustments and the funds required for closing. This worksheet is the planning step that comes before that confirmation.
Closing costs FAQ
Common questions about Ontario buyer closing costs.
What does this closing costs calculator include?
It estimates buyer costs beyond the down payment. It combines legal fees, title insurance, inspection, appraisal, moving costs and adjustments entered by the buyer with calculated land transfer tax, mortgage insurance and Ontario tax on the insurance premium when applicable.
Does this include my down payment?
The main result excludes your down payment so you can see the additional buyer costs separately. A second result adds the down payment to the estimate to show a broader purchase-cash planning amount.
Which costs may be added to my mortgage?
An eligible mortgage insurance premium is commonly added to the mortgage, although your lender must confirm the financing. The Ontario tax on that premium and the other buyer costs in this worksheet are treated as cash costs for planning.
Does this calculate land transfer tax automatically?
Yes. The calculator estimates Ontario land transfer tax and, when selected, Toronto municipal land transfer tax. It applies a full estimated first-time-homebuyer refund only when you turn that option on. Use the result for early planning. Full or partial eligibility and the final tax can differ when the purchase is completed. See the full Land Transfer Tax Calculator.
Does this calculate my mortgage insurance premium automatically?
Yes, when the entered price and down payment describe an eligible insured-mortgage scenario. It estimates the premium and Ontario tax using the selected assumptions. Insured 30-year pricing is applied only when the eligibility option is selected for a qualifying first-time buyer or qualifying new build. Use the result for planning. Final lender terms and the mortgage-insurance premium can differ. See the full CMHC Insurance Calculator.
Should I enter title insurance separately?
Check the lawyer’s written quote before entering a separate title-insurance amount. It may already be included in the legal-fee quote. Your lawyer and lender can explain the policy required or recommended for the transaction.
Is a home inspection required to buy a home?
A home inspection is not automatically included in every purchase. Whether you obtain one, and whether an inspection condition is appropriate, depends on the property and offer strategy. Discuss the decision with your real estate representative and inspector.
Will I always pay an appraisal fee?
No. The lender determines whether an appraisal is needed and who pays for it. Enter zero unless your lender or mortgage professional tells you to budget for a buyer-paid appraisal.
When are seller adjustments finalized?
The lawyer calculates the final adjustments near closing using items such as property tax, utilities or condominium fees that the seller paid in advance. Use a planning amount here until the lawyer provides the final statement.
How accurate is the closing-cost estimate?
The result is a planning estimate based on the information and selections entered. Written quotes, lender figures, the agreement of purchase and sale and the lawyer’s final statement can change the total. Confirm the final amount before transferring funds.
Buyer resources
Related calculators and buyer resources.
Use the specialized calculators for a deeper breakdown, and use the seller net sheet when a sale is part of the same move.
Detailed calculators
Closing costs
Land Transfer Tax Calculator
See the full breakdown and rebate rules behind the number used in this worksheet.
See calculator -> Mortgage insuranceCMHC Insurance Calculator
See the full rate tiers and 30-year loan rules used in this worksheet.
See calculator -> Monthly paymentMortgage Payment Calculator
See your full monthly payment and loan schedule alongside your closing costs.
See calculator ->Guides and next steps
Guide
Buyer's Guide
Get the full closing costs checklist and step-by-step buying guide.
Get the guide -> StrategyBook a Buyer Call
Talk through your budget, timeline, and target areas with Gaurang.
Book a call -> Selling tooSeller Net Sheet Calculator
Estimate sale proceeds and seller costs separately from this buyer worksheet.
See seller calculator -> QuestionsBuyer FAQ
Common buyer questions about financing, offers, and closing.
Read FAQ ->Optional expert review
Want Gaurang to review your estimate?
You can use, print and save the calculator without this form. Use this optional form when you want Gaurang to review your numbers, explain what they mean and help you plan a practical next step.
Note: This page gives general real estate information only. It is not legal, tax, mortgage or financial advice. Gaurang Shah is a Real Estate Broker with Royal LePage Flower City Realty and leads Team Shah Real Estate. Call or text (647) 892-2411 or email mail@myshahteam.com.
