Down payment gets all the attention, but it's not the only cash due when you close. A common rule of thumb is to budget an additional 1.5% to 4% of the purchase price for closing costs, depending on your province and whether the home is newly built. Below is what's typically in that number.
Land transfer tax or title registration
Most provinces charge a land transfer tax based on the purchase price, sometimes with a rebate for first-time buyers. Alberta doesn't have a land transfer tax at all — instead you pay smaller title and mortgage registration fees, calculated per $5,000 of value. This is usually the single largest closing cost outside Alberta, so it's worth checking your specific province's rate before you budget.
Legal fees
A real estate lawyer (or notary, in Quebec) handles the title search, the paperwork, and the actual transfer of funds. Expect a flat or near-flat fee regardless of purchase price, plus disbursements for things like title insurance searches.
Insurance premium, if you're putting down less than 20%
An insured mortgage carries a premium based on your down payment tier, and that premium is usually added to your mortgage balance rather than paid in cash — but it does mean you're paying interest on it for the life of the loan, which is worth knowing going in.
GST/HST, for new builds
Buying a newly built home usually means GST or HST on the purchase price, partially offset for many buyers by the federal new-housing rebate. Resale homes are exempt.
The smaller items that add up
Home inspection, appraisal (sometimes covered by the lender), title insurance, moving costs, and adjustments for prepaid property tax or utilities the seller is owed. None of these alone is large, but together they're real money due at the same time as everything else.
Run your own numbers in the Closing Costs calculator — it accounts for your specific province, down payment and whether the home is newly built.