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The complete breakdown of every cost involved in buying a home in Canada — from land transfer tax to CMHC insurance, legal fees, and moving expenses.
| Cost Item | Estimated Amount | Notes |
|---|---|---|
| Land Transfer Tax | $8,475 | Varies widely by province; $0 in AB, SK, YT, NWT, NU |
| Legal / Notary Fees | $1,200–$2,000 | Required for all purchases; higher in North |
| Home Inspection | $400–$700 | Highly recommended; never waive |
| Title Insurance | $200–$400 | Optional but recommended |
| Land Title Registration Fee | Included in LTT | Separate fee in no-LTT provinces (~$500–$900) |
| CMHC Insurance (if <20% down) | $0 (20%+ down assumed) | 2.8–4% of mortgage; added to mortgage |
| Moving Costs | $1,500–$5,000+ | Local vs. long-distance; varies significantly |
| Total Estimated Closing Costs | ~$12,375 | Excluding CMHC and moving |
Most first-time buyers focus on the down payment and monthly mortgage payment when calculating affordability. But closing costs — the one-time fees paid at or before closing — can add up to 1.5% to 4% of the purchase price depending on the province. Failing to budget for them adequately can derail a purchase at the last minute.
The biggest variable. $0 in Alberta, Saskatchewan, Yukon, NWT, and Nunavut. Thousands in Ontario, BC, and Quebec.
A real estate lawyer is mandatory in Canada to handle title transfer, review the contract, and coordinate with your lender.
Never skip this. A certified inspector will assess the structure, roof, foundation, electrical, plumbing, and HVAC.
Protects against title defects, survey issues, and fraud. A one-time premium at closing. Strongly recommended.
Required if down payment is under 20%. Added to the mortgage, not paid at closing, but affects your monthly payments.
Sellers prepay property tax; buyers reimburse the seller for the post-closing portion. Usually $500–$2,000.
Some lenders require an independent appraisal to confirm property value. Fee is often covered by the lender.
Local moves are cheaper; long-distance (e.g., Toronto to Calgary) can cost $5,000–$100 depending on volume.
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Claim $100 Bonus →The single biggest lever you have over closing costs is the province you buy in. On a $600,000 home, total closing costs (excluding moving and CMHC) range from approximately $2,500 in Alberta or Yukon (no LTT) to over $18,000 in Toronto (provincial + municipal LTT plus legal fees and inspection). That's a $15,000+ difference for the same purchase price, simply based on location.
For buyers with flexibility on location — remote workers, retirees, or those considering relocation for work — the LTT savings alone can justify choosing Alberta or a northern territory over Ontario or BC. Combined with lower home prices in markets like Calgary, Edmonton, or Whitehorse, the total financial advantage can easily exceed $50,000 compared to a comparable Toronto or Vancouver purchase.