Deposit Schedule.
15% extended, 20% standard, or 35% international — three Toronto pre-construction deposit structures, calculated against your purchase price.
Three structures, negotiable.
The deposit schedule is the cash-flow side of a pre-construction purchase, and on a $5M unit it’s the difference between an easy deal and a stressful one.
15% extended is the luxury standard in Toronto. $10K with offer gets the contract signed; the next 5% is due in 30 days; then 2.5% at each of 90, 180, and 365 days; and 2.5% at occupancy. Total 15% — much friendlier than the 20% default seen on mainstream pre-con.
20% standard is what mainstream Toronto pre-con asks for: 5% at signing, 5% at 30 days, 5% at 120 days, 5% at 365 days. Used by most public-launch projects.
35% internationalapplies to many foreign buyers: 10% with offer, 10% at 30 days, 10% at 180 days, 5% at occupancy. Builders ask for this when the buyer is non-resident; it’s often negotiable down to the 15% extended structure with the right relationship.
Frequently asked.
What is a typical luxury pre-construction deposit structure in Toronto?
The "15% extended" structure is the most common on Toronto luxury pre-con: $10,000 with offer + balance to 5% within 30 days + 2.5% at 90/180/365 days + 2.5% at occupancy = 15% total. Mainstream pre-con runs 20% across signing, 30/120/365 days. International buyers are often required to put up 35% spread across construction.
Can I negotiate a different deposit structure with the builder?
Yes — luxury developers will negotiate. Boutique buildings (under 50 units) and end-units / penthouses are easier to negotiate. Public-launch hot projects are not. The 15% extended structure shown here is the typical luxury starting point; deposit reductions of 2.5–5 percentage points are achievable with the right brokerage relationship.
When are deposits actually due — calendar dates or trigger events?
Almost always trigger-event based. "30 days from execution," "90 days from offer," "occupancy," etc. The triggers are written into the APS. The 365-day deposit and the occupancy deposit are the two that catch buyers off guard — make sure your cash plan accounts for both.
Are deposits held in trust?
Yes. In Ontario, pre-construction deposits up to $20,000 (freehold) or $50,000 / 7% of price for high-rise condos are protected by Tarion. Above those caps, deposits are held in the developer's solicitor's trust account. Verify the trust arrangement before signing — your real estate lawyer will check this on your behalf.
What happens at occupancy vs. final closing?
Occupancy is when you can move in. Final closing is when title transfers, which can be weeks-to-months later for new condos (interim occupancy period). At occupancy, you owe the final deposit installment plus interim occupancy fees; at final closing, you owe the balance of the purchase price (typically financed through your mortgage) plus closing costs. The Closing Cost Estimator covers final-closing math.
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