Is the renovation budget for my current home or the new one?

Your current home. This calculator compares the cost of staying and renovating the house you already own with the transaction cost of selling it and buying another. It does not include work the replacement home might need after you move in.

Is the purchase price of the new home included?

No. The moving total is transaction costs only: realtor commission, sales tax on that commission, land transfer tax, legal fees, and moving. The purchase price is the cost of the next house, not the cost of moving. Your current home's sale price is also not a cost — it is converted into cash toward the next purchase. Those two prices are only used to calculate commission and transfer tax.

What counts as a sunk cost when moving?

Commission, HST on commission, land transfer tax, legal fees, moving costs, and utility setup do not add value to any property you own. They are the true cost of the transaction itself.

Does this tell me whether I should move?

No. It shows the costs side by side so you can make the decision with better numbers. Location, schools, commute, and how long you plan to stay matter just as much as cost.

Is the 4 percent commission accurate?

It is an editable default, not a market rate. Commission structures vary by brokerage and are negotiable, so replace it with the rate you have actually been quoted.

Decision comparison

Renovate vs. move

Two paths: stay and renovate the home you already own, or sell it and buy another. Moving has costs that never come back — commission, taxes, legal fees, and the move itself. This puts those next to your renovation planning budget.

If you move

1. Sell this home

Commission is the cost homeowners most often leave out. It is paid on the sale, not on the renovation.

Estimated current home valueCAD

Used to calculate realtor commission. The sale price itself is not a cost of moving — you convert this home into cash toward the next one.

Where you are selling

Realtor commissioneditable assumption

Default 4% is an assumption, not a market rate. Commissions are negotiable and vary by brokerage.

Legal and closing estimateCAD

Covers lawyers on the sale and the purchase. Common range $2,000 to $3,800.

If you move

2. Buy the next home

Transfer tax is calculated from versioned rate tables, using the rules of the province you are buying in.

Estimated purchase priceCAD

Used to calculate land transfer tax. The purchase price is not added to the moving total. You are swapping one home for another.

Where you are buying

Toronto's second municipal land transfer tax, and Montreal's higher welcome-tax brackets, apply automatically when you select those cities.

First-time home buyerApplies the provincial and, where relevant, municipal first-time buyer rebate or credit for the province you are buying in.

Moving and utility setupCAD

Common range $1,200 to $4,000.

Other transaction bufferCAD

Storage, overlap carrying costs, mortgage discharge, inspections, or anything else you expect.

If you stay

3. Renovate this home

This is the cost of getting the space you want in the house you already own, not work on the home you would buy.

Renovation planning budget for this homeCAD

Bring this over from the renovation calculator, or enter your own number.

Build a renovation budget first, or budget several rooms at once.

4. Compare the two paths

If you move

$62,095

Transaction costs only: commission, transfer tax, legal, and moving. Not the price of the next house.

Does not include the $1,100,000 purchase price.

If you stay and renovate this home

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Add a renovation budget above to compare staying in this home.

The moving total is transaction costs only, not the $1,100,000 purchase price. Enter what it would cost to renovate this home to see which path is cheaper.

Estimated cost of selling and buying compared with renovating this home
Category	Estimated cost
If you move
Realtor commission (4.00%)	$34,000
HST (13%) on commission	$4,420
Ontario land transfer tax	$18,475
Legal and closing estimate	$2,800
Moving and setup estimate	$2,400
Total cost of moving	$62,095
If you stay
Renovate this home	$0

Ontario land transfer tax

$0 to $55,000 at 0.50%$275
$55,000 to $250,000 at 1.00%$1,950
$250,000 to $400,000 at 1.50%$2,250
$400,000 to $2,000,000 at 2.00%$14,000
Total$18,475

Up to $4,000 refunded for eligible first-time buyers, which covers the full tax on homes up to about $368,000.

Official rate information

Tax tables last reviewed September 10, 2026. Rates, thresholds, and rebate rules change often, and some are set by your municipality rather than the province. Confirm current amounts with your real estate lawyer before relying on them.

This comparison is for planning only. Actual commissions, taxes, legal fees, financing costs, home prices, moving expenses, and renovation costs vary. Transfer tax rules and first-time buyer rebates change often and some are set by your municipality. Confirm every figure with qualified real estate, legal, financial, and tax professionals before deciding.

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What this comparison includes

If you stay: your renovation planning budget for the home you already own
If you move: realtor commission on the sale, plus sales tax at your province’s rate
Provincial land or property transfer tax, calculated by bracket, or registration fees in provinces that charge no transfer tax
Toronto municipal land transfer tax, and Montreal’s higher welcome-tax brackets, when they apply
Legal and closing estimates for both the sale and the purchase
Moving, storage, utility setup, and an editable buffer for anything else

What it cannot include

The purchase price of the next home, or the proceeds from selling this one
Mortgage penalties, discharge fees, or financing differences
Market conditions and negotiated prices
Property tax differences between municipalities
Work the replacement home will need after you move in
The value of location, commute, schools, or space

Read the full renovate vs. move guide and the land transfer tax guide.

Common questions

Is the renovation budget for my current home or the new one?: Your current home. This calculator compares the cost of staying and renovating the house you already own with the transaction cost of selling it and buying another. It does not include work the replacement home might need after you move in.
Is the purchase price of the new home included?: No. The moving total is transaction costs only: realtor commission, sales tax on that commission, land transfer tax, legal fees, and moving. The purchase price is the cost of the next house, not the cost of moving. Your current home's sale price is also not a cost — it is converted into cash toward the next purchase. Those two prices are only used to calculate commission and transfer tax.
What counts as a sunk cost when moving?: Commission, HST on commission, land transfer tax, legal fees, moving costs, and utility setup do not add value to any property you own. They are the true cost of the transaction itself.
Does this tell me whether I should move?: No. It shows the costs side by side so you can make the decision with better numbers. Location, schools, commute, and how long you plan to stay matter just as much as cost.
Is the 4 percent commission accurate?: It is an editable default, not a market rate. Commission structures vary by brokerage and are negotiable, so replace it with the rate you have actually been quoted.