Ottawa New-Build HST Rebate Calculator

Builders quote "HST included" or "plus HST" and nobody explains the math. Enter your numbers below and see your true net cost before you sign the APS.

Builder's advertised price The number on the sales sheet / website. Is that price "HST included" or "plus HST"?

First-time home buyer?

APS signed between Apr 1 2026 – Mar 31 2027? Unlocks Ontario's enhanced rebate.

Who keeps the rebate? Builders almost always make you assign it to them in exchange for the "HST-included" price. That means YOU don't get a cheque — the discount is already baked in.

Base price (before HST)—

HST (13%)—

Federal rebate—

Ontario rebate—

Net HST you actually pay—

Your true all-in cost

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How the rebate actually works (the part nobody explains)

HST on a new home = 13% (5% federal + 8% Ontario). Four rebates can claw some of it back:

Federal regular: 36% of the 5% federal portion, max $6,300. Full up to a $350,000 base price, then phases down linearly and reaches $0 at $450,000.
Federal first-time buyer (Bill C-4, 2025): 100% of the 5% GST on homes up to $1,000,000, phasing out linearly to $0 at $1,500,000.
Ontario regular: 75% of the 8% provincial portion = 6% of the price, capped at $24,000 (so a flat $24k once the price is over $400,000). This is the "$24k everyone mentions."
Ontario Enhanced (ENHR): up to $80,000 of the provincial portion for APS signed Apr 1 2026 – Mar 31 2027; full up to $1.5M, phasing down to the $24k floor by $1.85M. Not limited to first-timers. Combined with the federal FTHB rebate this is the widely-quoted "up to $130,000" total relief.

The catch: a builder's "HST-included" price usually means you assign the rebate to the builder. You never see a cheque — the rebate is the discount. If the deal is "plus HST," you pay the tax up front and claim the rebate yourself after closing.

Sources & methodology (every number, cited)

All figures verified against primary/authoritative Canadian sources (Oct 2026). This tool is an estimate, not tax or legal advice.

HST rate 13% (5% federal + 8% Ontario): Canada Revenue Agency — GST/HST new housing rebate.
Federal regular rebate — 36% of GST, max $6,300, phase-out $350k→$450k: CRA Guide RC4028 and Excise & GST/HST News No. 122. Formula in the band: $6,300 × ($450,000 − price) ÷ $100,000.
Federal First-Time Home Buyers' GST rebate — 100% to $1M, phasing to $0 at $1.5M: Parliamentary Budget Officer — Introducing GST rebates for first-time home buyers (Bill C-4).
Ontario regular rebate — 75% of the 8% portion = 6% of price, max $24,000: TRREB; plain-language confirmation in the Fraser Institute ("6% of the purchase price up to $400,000, then a flat $24,000").
Ontario Enhanced New Housing Rebate — up to $80,000 provincial; APS Apr 1 2026–Mar 31 2027; homes to $1.85M: CRA Notice 346 and TRREB 2026 HST New Home Buyer Rebate (phases to $24k floor between $1.5M–$1.85M).
"HST-included" price = rebate assigned to builder: standard builder APS practice; confirm on your own statement of adjustments. See CRA purchasing from a builder.

⚠️ The Ontario Enhanced rebate and the federal FTHB rebate are recent (2025–2026) measures; thresholds and eligibility can change and some provisions are still being finalized in regulation. Always confirm your specific numbers with your real-estate lawyer and the CRA before signing.

Built by Framework Branding · a free tool because the math shouldn't be this hard.

Find your true net cost on a new build — before you sign.

Ottawa New-Build HST Rebate Calculator