Metro Vancouver Closing Costs Calculator 2026: Complete Breakdown of Property Transfer Tax, Legal Fees, Home Inspection, Title Insurance, Mortgage Insurance, and Strata Document Costs at $600K, $800K, $1M, and $1.5M Price Points

By Mohamed Mansour, MBA and Associate Broker — Mansour Real Estate Group | Published: July 15, 2026 | Geography: Metro Vancouver, Fraser Valley, Lower Mainland, BC

Most Metro Vancouver buyers budget carefully for their down payment and then underestimate what arrives on closing day. The gap between what a buyer expects and what the notary or lawyer actually requests is one of the most common — and most stressful — surprises in a Vancouver purchase. This guide breaks down every cost, at four realistic price points, so that number is not a surprise.

The figures here reflect BC rules, Metro Vancouver fee structures, and current CMHC premium tables as of 2026. Where costs vary, the range is shown. Where a cost depends on down payment size or strata involvement, that dependency is named.

Short Answer

In Metro Vancouver, total closing costs typically run 3–4% of the purchase price for buyers with less than 20% down. At $600K with 10% down, expect $18,000–$24,000. At $1M with 10% down, expect $26,000–$35,000. At $1.5M with 15% down, expect $34,000–$48,000. Property Transfer Tax is the single largest cost at every price point.

Key Takeaways

• Property Transfer Tax is the dominant closing cost at every price point above $500K in Metro Vancouver.
• CMHC mortgage insurance adds thousands in upfront premium cost when your down payment is below 20%.
• Strata purchases carry additional legal review costs of $150–$300 that detached buyers do not face.
• First-time buyers may qualify for PTT exemption only if the BC Assessment value is under $500,000.
• Total closing costs in Metro Vancouver are consistently higher than Fraser Valley due to price levels and strata prevalence.

Who This Applies To

• First-time buyers purchasing a condo or townhome in Metro Vancouver
• Move-up buyers purchasing between $800K and $1.5M with existing equity
• Investors purchasing a strata unit in Metro Vancouver or the Lower Mainland
• Buyers relocating from outside BC who are unfamiliar with PTT or CMHC structures
• Anyone comparing the total cost of buying in Metro Vancouver versus the Fraser Valley

When This Advice May Not Apply

These figures apply to standard residential purchases. Newly built homes may be subject to GST, which is a separate and significant cost not included here. Commercial properties, pre-sale assignments, and properties with title complexity carry different cost structures. Buyers should verify current CMHC premium tables and PTT thresholds with their lender and notary before finalizing their budget.

Data Used in This Article

• BC Ministry of Finance — Property Transfer Tax rate structure and exemption thresholds, 2026 (official)
• CMHC — Mortgage Default Insurance Premium Tables, 2026 (official)
• Law Society of BC — Conveyancing fee guidelines (regulatory body)
• Mansour Real Estate Group — Client closing statements and buyer transaction data, Metro Vancouver and Fraser Valley (internal professional analysis)

How BC Property Transfer Tax Works

According to the BC Ministry of Finance, Property Transfer Tax applies to virtually every resale purchase in the province. The rate is tiered: 1% on the first $200,000, then 2% on the portion from $200,000 to $2,000,000, then 3% on any portion above $2,000,000.

At $600,000, that calculation is: $2,000 (on the first $200K) plus $8,000 (2% on the remaining $400K) = $10,000 in PTT. At $800,000: $2,000 plus $12,000 = $14,000. At $1,000,000: $2,000 plus $16,000 = $18,000. At $1,500,000: $2,000 plus $26,000 = $28,000.

Note: The research summary cited $9,000, $17,000, and $27,000 for $600K, $1M, and $1.5M respectively. The precise calculation per the BC Ministry of Finance tiered formula produces $10,000, $18,000, and $28,000 at those exact purchase prices. Buyers should use the BC Government PTT calculator with their exact purchase price for a confirmed figure.

The first-time buyer PTT exemption is available only when the property's BC Assessment value is under $500,000. In Metro Vancouver, where most resale condos are assessed above that threshold, the exemption applies to very few buyers. Those who do qualify pay zero PTT — a saving of up to $8,000. If you are purchasing for the first time, speak to your notary about whether your specific property qualifies. For a deeper look at PTT structure, see Property Transfer Tax in Vancouver: How Much You'll Pay and How to Reduce It.

CMHC Mortgage Default Insurance: What It Costs at Each Price Point

When a buyer puts down less than 20%, CMHC mortgage default insurance (or the equivalent from Sagen or Canada Guaranty) is mandatory. The premium is calculated as a percentage of the insured mortgage amount and is typically added to the mortgage balance — but it represents a real cost that affects affordability.

According to the CMHC Mortgage Insurance Premium Tables (2026):

• 5% down: 4.00% of the insured mortgage
• 10% down: 3.10% of the insured mortgage
• 15% down: 2.80% of the insured mortgage
• 20%+ down: No insurance required

At $600,000 with 10% down ($60,000), the insured mortgage is $540,000. CMHC premium at 3.10% = approximately $16,740 added to the mortgage. At $800,000 with 10% down, insured mortgage is $720,000; premium = approximately $22,320. At $1,000,000 with 10% down, insured mortgage is $900,000; premium = approximately $27,900. At $1,500,000 with 15% down, insured mortgage is $1,275,000; premium = approximately $35,700.

These premiums are added to the mortgage and amortized, so the immediate cash impact on closing day is usually zero — but the total cost of the home increases meaningfully. Also note: as of 2024, CMHC insurance is not available for purchases above $1.5M, so buyers at that tier must have a minimum 20% down payment. For a detailed breakdown of how down payment size affects total purchase cost, see How Much Do You Really Need for a Down Payment on a Vancouver Home?.

Legal Fees, Title Insurance, and Adjustment Costs

Every BC real estate purchase requires a notary or lawyer to handle the title transfer, mortgage registration, and closing statement. In Metro Vancouver, legal or notary fees for a standard residential transaction typically run $1,400–$2,000, according to conveyancing fee benchmarks from the Law Society of BC. Strata purchases add $150–$300 for document review, which covers the Form B Information Certificate, strata minutes, depreciation report, and financials. If you are purchasing a condo or townhome — which describes the majority of Metro Vancouver entry-level and mid-market purchases — budget at the higher end.

Title insurance is separate from legal fees and typically costs $200–$400 for a residential property. It protects against title defects, survey errors, fraud, and certain zoning issues that may not surface in the standard title search. Most lenders require it; most buyers benefit from having it regardless.

Adjustment costs cover the proration of property taxes, prepaid strata fees, and utility accounts between buyer and seller at the completion date. In Metro Vancouver, these typically run $500–$1,500 depending on the time of year and whether the property is a strata unit. If the seller has already paid property taxes for the year and you are completing in October, you will reimburse a portion of that prepayment.

Home inspection costs in Metro Vancouver average $400–$600 for a standard unit. This is a pre-offer or subject-to cost, not a closing cost in the strict sense, but it is a required cash outlay before subjects are removed. Inspections of older or larger homes may run higher. For guidance on what a Metro Vancouver inspection should cover, see Home Inspections in Vancouver: What to Look For and When to Walk Away.

Complete Cost Tables by Price Point

The tables below show estimated closing costs at each price point. PTT figures use the BC Ministry of Finance tiered formula. CMHC figures use 2026 premium tables. Legal and other costs reflect Metro Vancouver market ranges.

$600,000 Purchase — 10% Down Payment ($60,000)

Note: CMHC premium is added to the mortgage balance and not paid in cash at closing, but it is included here as a total cost of purchase. Excluding CMHC, out-of-pocket closing costs at $600K run approximately $12,500–$14,800.

$800,000 Purchase — 10% Down Payment ($80,000)

Excluding CMHC, out-of-pocket closing costs at $800K run approximately $16,500–$18,800.

$1,000,000 Purchase — 10% Down Payment ($100,000)

Excluding CMHC, out-of-pocket closing costs at $1M run approximately $20,800–$22,850.

$1,500,000 Purchase — 20% Down Payment ($300,000) — No CMHC Required