Nine calculators,
built for the buyer who runs the math.
Tax, pre-construction, investment, and international — the numbers that decide a Toronto luxury purchase, calculated against the April 2026 rules.
Tax.
Pre-Construction HST Rebate
The 2026 Ontario Budget set caps and a phase-down on the new-construction HST rebate. Calculated to the verified Budget schedule for every price tier.
“Under the 2026 Ontario Budget, the new-construction HST rebate is full 13% relief (capped at $130,000) for homes under $1M, $80,000 flat from $1M to $1.5M, then phases down linearly to $24,000 at $1.85M and above.”
Run the calculatorCalculator · TaxToronto Land Transfer Tax
The famous double LTT — Toronto MLTT plus Ontario PLTT — with the new April 2026 luxury tiers up to 8.6%.
“Toronto MLTT was overhauled effective April 1, 2026. The new schedule jumps from 2.5% to 4.4% above $3M and tops out at 8.6% above $20M, applying to 1- or 2-unit single-family residences inside Toronto city limits.”
Run the calculatorCalculator · TaxClosing Cost Estimator
A composite estimate of every closing-day cost — LTT, lawyer fees, title insurance, adjustments, HST, Tarion (pre-con).
“On a $5M Toronto luxury condo, total closing costs typically run $290K–$310K — Land Transfer Tax is the largest line ($271K), then legal fees ($5K), title insurance ($3K), property tax adjustment, condo fee adjustment, and (pre-con) Tarion enrolment.”
Run the calculatorPre-Construction.
Deposit Schedule
Plan your deposit cash flow across the 12 to 36 months of construction. 15% extended, 20% standard, or 35% international structures.
“Toronto luxury pre-construction deposit structures: 15% extended (luxury standard, $10K with offer plus 14.5% across construction), 20% standard (mainstream), or 35% international (foreign buyers).”
Run the calculatorCalculator · Pre-ConstructionAssignment Sale
Net proceeds on a pre-construction assignment — markup, HST on the assignment fee, builder consent, and the anti-flipping rule.
“Pre-construction assignments in Ontario have been ALWAYS HST-taxable since May 7, 2022 (CRA Notice 323), and the federal anti-flipping rule treats sub-365-day assignment profits as 100% taxable business income. Non-Canadian assignees are blocked through Jan 1, 2027.”
Run the calculatorInvestment.
Monthly Carrying Cost
Mortgage payment + property tax + condo fees + utilities — what your residence actually costs each month.
“Monthly carrying cost on a Toronto luxury condo includes mortgage (Canadian semi-annual compounding), property tax, condo fees, insurance, and utilities. A $3M Yorkville condo at 35% down and 5% mortgage typically runs $15K/month, or about 6% of price annualized.”
Run the calculatorCalculator · InvestmentCap Rate
Net operating income over purchase price — the standard yield metric for income-producing real estate.
“Cap rate is annual Net Operating Income divided by purchase price. Toronto luxury condos at the $3M–$10M tier typically run at 2.5%–3.5% cap rates as of 2026.”
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Foreign Buyer Tax (NRST)
Ontario's 25% Non-Resident Speculation Tax on residential purchases — and the cases where it doesn't apply.
“Ontario's NRST is 25% (since Oct 25, 2022) on Ontario residential purchases by foreign nationals. Exemptions: Ontario Immigrant Nominee, protected persons, and qualifying spouses. Full rebate available if buyer becomes PR within 4 years.”
Run the calculatorCalculator · InternationalCurrency Converter
Convert a Toronto purchase price to the buyer’s home currency, with Bank of Canada mid-market rates.
“Toronto luxury pricing in CAD, converted to USD/EUR/GBP/AED/HKD/CNY/CHF/JPY/INR using Bank of Canada mid-market rates. Bank wire rates land 1.5%–3% off mid-market after FX spread.”
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