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Ontario HST New Housing
Rebate Calculator

See exactly how the new rebate changes the math on your deal.

🚨Ontario just changed the HST rules on new homes.

For deals signed between April 1, 2026 and March 31, 2027, the rebate on new-build homes gets a major upgrade - potentially putting up to $130,000 back into the deal. This tool shows you how it worked before, how it works now, and what the savings actually look like at any price point.

Read the official Ontario news release →

$100K$3M
  • 🏠 The SPNR is the price on the APS. It already reflects the builder’s assumption that the buyer will assign the HST rebate on closing. The actual HST-inclusive value of the home is $774,000.00 - the buyer just never sees that number because the rebate offsets $24,000.00 of it.
  • 📋 On closing, the buyer assigns their Ontario HST new housing rebate entitlement to the builder. The buyer never receives a rebate cheque.
  • 💰 The builder collects $750,000.00 from the buyer and receives $24,000.00 directly from CRA - total inflow of $774,000.00.
  • 📤 HST is calculated on the full pre-tax consideration of $684,955.75 - not on $750,000.00 ÷ 1.13. The builder remits $89,044.25 to CRA.
  • 🔗 This calculation follows CRA Info Sheet GI-085.
  • ✅ Builder nets: $750,000.00 + $24,000.00 − $89,044.25 = $684,955.75.
Pre-tax consideration: $774,000.00 ÷ 1.13 = $684,955.75
Stated Price Net of Rebate (SPNR) - buyer pays on closing$750,000.00
+ Old rebate assigned to builder+$24,000.00
Total transaction value (HST-inclusive)$774,000.00
Pre-tax consideration (Formula 4)$684,955.75
HST at 13%$89,044.25
Builder receives from buyer$750,000.00
Builder receives rebate from CRA$24,000.00
Builder total receipts$774,000.00
Builder remits HST to CRA−$89,044.25
Builder nets$684,955.75
Buyer pays on closing$750,000.00
New rebate (100% of HST on pre-tax consideration)$89,044.25
Less old rebate builder was already getting−$24,000.00
Additional savings to split$65,044.25
  • 📊 Under the expanded rules, the rebate on this deal becomes $89,044.25 - computed as 100% of the HST on the pre-tax consideration ($684,955.75) from Step 1.
  • 💡 The difference ($89,044.25 − $24,000.00 = $65,044.25) is the new money created by the enhanced HST rebate that did not exist before April 2026.
Buyer gets50%
Builder gets50%

Buyer’s share

$32,522.12

Builder’s share

$32,522.12

Purchase Price (exclusive of HST, net of rebates assigned to builder)$717,477.88
Federal portion of HST (5%)$35,873.89
Provincial portion of HST (8%)$57,398.23
Total HST on Purchase Price$93,272.12
Total effective purchase price$810,750.00
Less HST Rebate Credit to Buyer (100% of HST)−$93,272.12
Amount paid by Buyer on Closing$717,477.88
Builder Remits HST−$93,272.12
Builder Receives Rebate from CRA$93,272.12
Net Amount Received by Builder$717,477.88
  • 📋 The closing process works exactly the same way. The buyer assigns their HST rebate entitlement to the builder on closing - same forms, same process as before.
  • 🔄 The transaction is still subject to HST. The new rebate ($93,272.12) assigned by the buyer offsets the builder’s HST obligation ($93,272.12) - the two amounts are identical, so they net to zero.
  • 💰 The builder receives the new SPNR from the buyer ($717,477.88) plus the rebate from CRA ($93,272.12), then remits HST ($93,272.12) - netting $717,477.88.
  • 📉 The buyer’s SPNR drops by $32,522.12 - so they pay less on closing.
  • 📈 The builder still nets $717,477.88 - $32,522.12 more than the $684,955.75 they would have netted under the old rules.
  • ✅ Use the sliders above to try different splits. Even at 100% to the buyer, the builder nets at least as much as before.

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Disclaimer

This calculator is for educational and illustrative purposes only and does not constitute legal, tax, or financial advice. The calculations are estimates based on publicly available information from the Ontario 2026 Budget (announced March 25, 2026) and the Ministry of Finance media briefing.

The expanded HST rebate is subject to federal regulatory enactment. CRA forms, filing procedures, and rebate timelines have not yet been published. All figures should be independently verified by a qualified professional before being relied upon for any transaction.

Use at your own risk. Simplyclose Law Professional Corporation accepts no liability for any decisions made based on this tool.

Prepared by Simplyclose Law Professional Corporation.

HST and associated rebates are administered by the Canada Revenue Agency.