Canada First-Home Stacking Calculator
Every other calculator does one program. This one stacks them all — FHSA, Home Buyers' Plan, the new first-time buyer GST/HST rebates, land transfer tax rebates and the tax credit — and shows the only number that matters: your real cash needed at closing.
Rules checked October 27, 2026 · Ontario-deep at launch; other provinces staged on the province hub.
Worked examples — Toronto, first-time couple, new build, agreement in the window
| Price | HST charged (13%) | HST rebates | Net HST | Net LTT after rebates | Tax credit | Total relief |
|---|
Total relief here excludes FHSA refunds and HBP room — add your own above. Between $1M and $1.5M the first-time buyer rebates phase out in a straight line; above $1.5M they're gone (Ontario's standard $24,000 floor is reflected where it applies).
The pieces of the stack
GST/HST Rebate Calculator
The Bill C-4 first-time buyer rebate: up to $50,000 federal plus Ontario's $80,000 match, with the $1M–$1.5M phase-out and GST190/GST191 routing.
Ontario Enhanced Window
For one year only (agreements Apr 1, 2026 – Mar 31, 2027) every buyer — not just first-timers — can recover the full 13%. Check your date.
FHSA + HBP Calculator
Stack the First Home Savings Account with the RRSP Home Buyers' Plan, per buyer, with the 15-year HBP repayment schedule.
Missed Your Rebate?
Signed after Mar 20, 2025 and already closed? You may still have a claim worth tens of thousands — check your 2-year deadline.
Land Transfer Tax Calculator
Ontario + Toronto land transfer tax, bracket by bracket, net of the $4,000 and $4,475 first-time buyer rebates.
New Build vs Resale
The true tax difference between a new build and a resale at the same price — sometimes it's zero.
NRRP Rental Rebate
Buying a new build to rent out? The New Residential Rental Property rebate returns up to $30,300 per unit via form GST524.
Owner-Built Rebate
Building on your own land? The GST191 claim most calculators skip — including the first-time buyer rebate.
Rebates by Province
Ontario is modelled in full. See how the other provinces are being staged — honestly, with no invented rules.
Claim-ready worksheet — coming soon
We're building a printable worksheet that turns the numbers above into a claim-ready checklist: the right CRA forms, your deadlines, and the documents your lawyer will ask for. It isn't live yet, so this button deliberately does nothing.
How the stack works
New homes in Ontario carry 13% HST. Three different rebate regimes can hand some or all of it back, and which one you get depends on the agreement date and whether you're a first-time buyer: the standard GST/HST New Housing Rebate (small, capped, federally gone by $450,000), the Bill C-4 first-time buyer rebate for agreements on or after March 20, 2025 (100% of the GST to $1M, Ontario matching the provincial share to $80,000), and Ontario's temporary Enhanced New Housing Rebate + ONHAP for agreements signed April 1, 2026 to March 31, 2027 (full 13% to $1M, any buyer). On top of that sit the savings-side programs — the FHSA and the Home Buyers' Plan — the land transfer tax rebates, and the $1,500 Home Buyers' Tax Credit. Nobody's single-program calculator adds them up. This one does.
Sources: Bill C-4 first-time buyer GST rebate (Royal Assent Mar 12, 2026) · CRA Notice 346 — Ontario Enhanced New Housing Rebate · CRA RC4231 — NRRP guide
Estimates only — not tax, legal or financial advice. Rebate rules change and individual circumstances matter; confirm your figures with CRA, your lawyer or your accountant before relying on them. Excludes legal fees, title insurance, appraisal, development levies and Tarion enrolment on new builds, and mortgage insurance premiums if your down payment is under 20% (plus PST on the premium in Ontario). Your lawyer's statement of adjustments is the final word. Rules checked October 27, 2026.