Updated 2026-10-16 · By CondoCircle
New-home prices in Ontario are usually quoted including HST, often net of certain rebates that the buyer assigns to the builder. Whether you actually qualify for those rebates depends on your circumstances. This guide explains how to read a quote so the number you compare is the number you'll pay.
- Current Vicinity price list: on request (not yet verified for this site)
- Rebate eligibility is individual and conditional
- Have a lawyer review the agreement before it becomes firm
Gross versus net pricing
A gross price includes all HST before rebates. A net price shows the price after rebates the builder expects to receive on your behalf. If the price assumes you qualify and you don't, the agreement typically requires you to pay the difference — often on closing.
Rebates you may hear about
| Program | Who it may apply to | Key caution |
|---|---|---|
| Ontario new housing rebate (provincial portion of HST) | Qualifying buyers of a new home used as a primary residence | Up to a capped amount; often assigned to the builder in the price |
| Ontario enhanced new housing rebate (ENHR) | Temporary supplement; for builder house-and-land purchases, conditions include an agreement dated April 1, 2026 – March 31, 2027, primary-residence use and first occupation, construction start by Dec 31, 2028 and substantial completion by Dec 31, 2031 | Rentals don't qualify; CRA pages checked Oct 16, 2026 |
| Federal GST/HST new housing rebate | Qualifying buyers within price thresholds | Thresholds limit who benefits |
| Federal first-time home buyers' GST rebate | Eligible first-time buyers; CRA lists conditions including an agreement date on or after March 20, 2025 | Read the CRA eligibility page; conditions are strict |
| Ontario measures for first-time buyers of new homes | Check the current Ontario page | We could not verify current Ontario details for this guide |
Premiums, upgrades and adjustments
Base price is rarely the final price. Lot premiums, elevation upgrades and décor selections add to it, and closing adjustments (development charges caps, utility connections, Tarion enrolment and more) can follow. Ask for a written list of possible adjustments and any caps.
Quote reconciliation checklist
- Date of the price list and release it applies to
- Is the price HST-included and net of any assigned rebates?
- Which rebates are assumed, and what happens if I don't qualify?
- Lot and elevation premiums for my lot
- Included features versus paid upgrades
- Closing adjustment schedule and any caps
- Deposit amounts and dates
- Incentives and their written conditions and expiry
Gross price, net price and the rebate assumption
Ontario new-home prices are typically advertised HST-included, with the builder assuming HST rebates will be assigned back to it. Mattamy states its Ontario website prices include an estimated amount for the Ontario enhanced new housing rebate (ENHR), assuming the purchaser qualifies. If you don't qualify — for example, the home won't be your primary residence — you may owe a higher price at closing.
The ENHR is temporary and supplements the existing Ontario new housing rebate. For house-plus-land purchases from a builder, the conditions include an agreement date between April 1, 2026 and March 31, 2027, qualifying primary-residence use with first occupation, construction start by December 31, 2028 and substantial completion by December 31, 2031. Rental use does not qualify. The ENHR is claimed alongside the existing Ontario new housing rebate, while combinations with other programs follow CRA rules and caps. Confirm the current rules on the CRA's pages and with a tax professional.
Reading a builder price list
- The date and release the list applies to
- Whether prices are gross or net of rebate assumptions
- Lot premiums by lot type (corner, end, ravine, walkout)
- Elevation premiums for upgraded facades
- What's included versus an upgrade
- The deposit schedule attached to the list
- Expiry or 'subject to change' language
A price list is a snapshot. The same model can carry different totals on different lots, and the list can be replaced without notice. Always work from the dated document, and keep a copy of the version you relied on.
Who confirms what
Your real estate lawyer reviews the agreement, rebate assignment and adjustments. A tax professional can confirm eligibility for specific rebates. Your lender confirms how the price and deposits fit your approval. Read deposits and closing costs next, then request the current price list.
Frequently asked questions
What are current prices at Vicinity?
The current approved price list has not been verified for this site. Request it and we'll send the dated version that applies to available releases.
Does everyone get the Ontario HST rebate?
No. Eligibility depends on conditions such as primary-residence use. Confirm with your lawyer or tax advisor.
Is the first-time buyer GST rebate automatic?
No. The CRA lists specific conditions. Read the CRA page and get professional advice before relying on it.
Will my price change before closing?
Base price is fixed by your agreement, but adjustments and any rebate shortfalls can change the amount due on closing. Ask for the adjustment schedule.
Why might I owe more than the advertised price?
If the price assumes a rebate you don't qualify for — such as the estimated ENHR — the difference is typically added back at closing.
What is a lot premium?
An added charge for lots with desirable attributes — corner, end, larger, or backing onto open space. It's on top of the model's base price.
Sources
- CRA — First-time home buyers' GST/HST rebate: who can apply
- CRA — GST190 new housing rebate application
- Ontario — New home affordability payment (verify current status)
- CRA — Ontario enhanced new housing rebate (ENHR)
- CRA — Ontario ENHR: who can apply
- Mattamy Homes — government rebates information
- Law Society of Ontario — find a lawyer