Mortgage · Canada
Closing costs.
Estimate all the upfront fees you'll pay on closing day: legal fees, land transfer tax, title insurance, inspection, and more.
Closing costs are the one-time fees paid on top of the down payment: land transfer tax (where the province charges one), legal fees, title insurance and inspection. This calculator totals them for a Canadian purchase using the published rules for Ontario (with the Toronto municipal tax) and Alberta (registration levies only); other provinces use an approximate flat-rate placeholder and are marked as such.
Source: Government of Ontario — Land transfer tax; City of Toronto — Municipal Land Transfer Tax (MLTT) · As of
Cite this page: TNAADO Tools, “Closing Costs Calculator Canada (AB, ON & More)”, https://tools.tnaado.ca/calculators/mortgage/closing-costs-calculator/
Canada only. This calculator covers Canadian provinces. It does not model US states (for example Alaska) or other countries.
Worked example, Alberta: a $500,000 home with a $400,000 mortgage has no land transfer tax. Land Titles charges $550 to register the transfer and $450 to register the mortgage, $1,000 in total, before legal fees and title insurance. Pick Alberta below to run your own numbers.
Province pages with full detail: BC closing costs calculator (property transfer tax, exemptions, GST on new builds) and Alberta closing costs calculator (land title and mortgage registration fees). Also: Ontario, Saskatchewan, Manitoba and Nova Scotia closing costs, closing costs by province, buyer vs seller costs and legal fees.
Inputs
Total closing costs
Fill the form and press Calculate.
What goes into closing costs?
In Canada you should budget 1.5%–4% of the purchase price for closing costs. The biggest line item is usually land transfer tax. Other common items: legal fees ($1,500–$2,500), title insurance ($250–$400), home inspection ($400–$600), and the lender's appraisal ($300–$500).
Closing costs by province
The biggest difference between provinces is the tax or fee charged to register the transfer. Use the province-specific calculator for the exact figure:
- Alberta: see the Alberta closing costs calculator. No land transfer tax. Land Titles charges $50 plus $5 for each $5,000 or portion thereof, once on the transfer and once on the mortgage. Alberta land transfer fee calculator.
- Ontario and Toronto: provincial land transfer tax, plus a municipal tax in Toronto. Ontario closing costs calculator. Ontario land transfer tax calculator.
- British Columbia: BC closing costs calculator; BC property transfer tax calculator.
- Quebec: Quebec land transfer tax calculator.
- Manitoba: Manitoba closing costs calculator; Manitoba land transfer tax calculator.
- Saskatchewan: Saskatchewan closing costs calculator; Saskatchewan land transfer fee calculator.
- Nova Scotia: Nova Scotia closing costs calculator; Nova Scotia deed transfer tax calculator.
- New Brunswick: New Brunswick property transfer tax calculator.
- PEI: PEI property transfer tax calculator.
- Newfoundland and Labrador: Newfoundland registration fee calculator.
Alberta closing costs
Alberta charges no land transfer tax. Section 64.1(2) of the Land Titles Act sets the transfer levy at $50 plus $5 for each $5,000 or portion thereof of the value of the land, and section 102.1(2) sets the mortgage levy the same way on the principal secured. The levy rose to $5 per $5,000 for submissions received on or after 20 October 2024. Legal fees, title insurance and property tax adjustments are separate.
Sources: Land Titles Act, Alberta King’s Printer; Register a land title document or plan, alberta.ca.
Closing costs outside Canada
This calculator is Canada only. US closing costs, such as those for Alaska, depend on the state, the county and the lender, and are not calculated here. Ask your lender for a Loan Estimate or your title company for a fee sheet.
Closing costs calculator FAQ
Are there closing costs in Alberta if there is no land transfer tax?
Yes, but they are smaller. Alberta charges no land transfer tax. You pay two Land Titles registration levies set by the Land Titles Act, each $50 plus $5 for each $5,000 or portion thereof: one on the value of the land and one on the mortgage principal. You still budget for legal fees, title insurance and adjustments.
How much are Land Titles fees on a $500,000 Alberta home?
With a $400,000 mortgage: $550 on the transfer (100 increments of $5,000, times $5, plus $50) and $450 on the mortgage (80 increments, times $5, plus $50), so $1,000 in total. A cash purchase pays only the $550.
Does this calculator cover US states such as Alaska?
No. It covers Canadian provinces only. US closing costs are set state by state and lender by lender and are not modelled here.
Why do the results for provinces other than Ontario and Alberta say approximate?
Ontario (and Toronto) and Alberta use the published rules. For the other provinces this page applies a simple flat-rate placeholder for the transfer tax, so use the province's own calculator linked below for the real figure.
Are legal fees and title insurance included?
They are included as fixed planning assumptions ($1,800 legal and $350 title insurance), not quotes. Your lawyer's actual fees and disbursements will differ.
TNAADO Inc. · Toronto
The costs the mortgage does not cover
Closing costs are the cash you need on completion day over and above the down payment, and they are generally not financeable. The largest item is almost always land transfer tax, which in Toronto is charged twice, once by Ontario and once by the city. Legal fees, title insurance, the lender’s appraisal, adjustments for property tax the seller has prepaid and, on a new build, GST/HST make up most of the rest.
The mistake people make. Budgeting a flat percentage and stopping there. The familiar 1.5% to 4% rule of thumb is a starting point that swings wildly by province and by city, because land transfer tax is provincial and sometimes municipal on top. Toronto is the extreme case in Canada. Run the land transfer tax separately for the actual jurisdiction rather than trusting a single percentage of the purchase price.
Disclaimer
Estimates for educational purposes only. Provincial rules, municipal fees, and lender requirements vary. Confirm exact costs with your lawyer.