How much house can I afford in Saskatchewan?
Saskatchewan has no land transfer tax, but buyers pay a land titles transfer fee of 0.4% of the value (since April 15, 2026), a tiered mortgage registration fee of $200 to $1,000, and 6% PST on any CMHC premium, paid in cash. On a $450,000 home with the minimum down payment, those come to $3,101. Borrowing limits follow the national GDS and TDS rules.
Worked examples use 4.12%, the Bank of Canada's average effective rate on new insured 5-year-plus fixed mortgages (2026-08), and are recalculated whenever our rules or rates are updated.
What's different about buying in Saskatchewan
Saskatchewan's closing costs differ from most provinces in two ways that pull in opposite directions:
- No land transfer tax. Instead, Saskatchewan Registry Services (operated by ISC) charges a title transfer fee of 0.4% of the value and a flat, tiered fee to register the mortgage.
- 6% PST on the CMHC premium. Saskatchewan is one of three provinces, with Ontario and Quebec, where mortgage default insurance is taxable. The tax is paid in cash at closing; it cannot be added to the mortgage.
The amount you can borrow follows the national rules: GDS up to 39% and TDS up to 44% of gross income, tested at the stress-test rate.
Land titles fees since April 15, 2026
The current ISC fee table took effect on April 15, 2026. A title transfer is free for values up to $500, $25 from $500.01 to $6,300, and 0.4% of the value above that. Many older calculators still use 0.3%; on a $450,000 home the difference is $450.
Mortgage registration is a flat fee that depends on the amount secured:
| Mortgage amount | Fee |
|---|---|
| Under $250,000 | $200 |
| $250,000 to $500,000 | $275 |
| $500,000.01 to $750,000 | $525 |
| $750,000.01 to $1,000,000 | $775 |
| Over $1,000,000 | $1,000 |
The steps matter at the edges: a mortgage of $500,000 costs $275 to register, while one a dollar higher costs $525. Each title beyond the first four adds a $55 flat fee.
6% PST on the CMHC premium
Saskatchewan's PST bulletin on insurance contracts lists mortgage default insurance as taxable at 6%. CMHC confirms that the provincial sales tax on the premium cannot be financed. With the minimum down payment, the premium is large and so is the tax. Here is everything the province charges at a few example prices:
| Example price | Minimum down | Title transfer (0.4%) | Mortgage registration | 6% PST on premium | Total |
|---|---|---|---|---|---|
| $300,000 | $15,000 | $1,200 | $275 | $684 | $2,159 |
| $450,000 | $22,500 | $1,800 | $275 | $1,026 | $3,101 |
| $600,000 | $35,000 | $2,400 | $525 | $1,356 | $4,281 |
| $800,000 | $55,000 | $3,200 | $775 | $1,788 | $5,763 |
On a $450,000 purchase with $22,500 down, the PST on the $17,100 premium is $1,026, equal to 57% of the title transfer fee. Put 20% down and both the premium and its PST disappear.
How much the down payment changes the PST, on the same $450,000 example price:
| Down payment | Amount | CMHC premium (financed) | 6% PST (cash) |
|---|---|---|---|
| 5% | $22,500 | $17,100 | $1,026 |
| 10% | $45,000 | $12,555 | $753 |
| 15% | $67,500 | $10,710 | $643 |
| 20% | $90,000 | $0 | $0 |
The premium rate itself falls as your loan-to-value falls, so a bigger down payment cuts the premium, and the PST on it, faster than it cuts the loan. Going from 5% to 10% down saves $273 of PST on top of the smaller mortgage.
First-time buyers in Saskatchewan
With no transfer tax, there is no provincial first-time exemption from it; the title and mortgage fees apply to every buyer. The help available is federal: the FHSA, the RRSP Home Buyers' Plan of up to $60,000 per person, the home buyers' amount and, on new homes, the first-time GST rebate. First-time buyers with an insured mortgage can also choose a 30-year amortization. See first-time home buyer programs.
A Saskatchewan affordability example
Take a first-time buyer household earning $95,000 with a $30,000 down payment (closing costs come on top), $450 a month of other debts and an example rate of 4.12% over 25 years. We use an example property tax of 0.75% of the price, and $100 a month for heat; check your municipality's rate.
The lender maximum is about $426,300 (TDS). At that price the land titles fees are $1,980 and the PST on the premium is $951. Each extra dollar of down payment shrinks both the premium and the PST on it; at 20% down both are zero.
| Household income | Down payment | Maximum price | Title and mortgage fees | PST on premium | Cash to close |
|---|---|---|---|---|---|
| $70,000 | $20,000 | $292,500 | $1,445 | $654 | $24,799 |
| $95,000 | $30,000 | $426,300 | $1,980 | $951 | $35,631 |
| $125,000 | $50,000 | $584,600 | $2,863 | $1,283 | $56,846 |
| $160,000 | $90,000 | $781,300 | $3,650 | $1,286 | $97,636 |
Cash to close is the down payment plus those charges and our planning estimates of $1,800 for legal fees, $350 for title insurance and $550 for an inspection. Get real quotes before you write an offer.
Next steps
- Run your numbers in the affordability calculator with Saskatchewan selected.
- Check the premium and its PST in the CMHC insurance calculator.
- Add the title fees and everything else in the closing costs calculator.
Run the numbers for Saskatchewan
This calculator starts with Saskatchewan's transfer tax and first-time relief. Open your full affordability plan set to Saskatchewan.
Closing costs and land transfer tax calculator
Cash you need on closing day on top of your down payment.
| Saskatchewan title transfer fee (0.4% of value) | $2,600 |
|---|---|
| Saskatchewan mortgage registration fee | $525 |
| Sales tax on the CMHC premium | $1,088 |
| Legal / notary | $1,800 |
| Title insurance | $350 |
| Inspection / appraisal | $550 |
| Total | $6,913 |
Estimate, not advice. Your lawyer or notary prepares the final statement of adjustments, including property-tax and utility adjustments not shown here.
Closing costs $6,913, of which land transfer tax or fees $3,125.
Assumptions & sources
Assumptions
- Transfer tax is calculated on the purchase price (NB, PE and NS use the greater of price or assessed value).
- First-time buyer rebates assume you meet every condition (residency, occupancy, never owned).
- Legal, title insurance and inspection figures are our planning estimates; get quotes.
Sources
- Saskatchewan Registry Services (ISC) — Land titles fees table (effective April 15, 2026). Checked .
- Government of Saskatchewan — PST Bulletin PST-73: Insurance contracts (effective April 1, 2020). Checked .
Frequently asked questions
Is there a land transfer tax in Saskatchewan?
No. Saskatchewan charges land titles fees instead: 0.4% of the value for a title transfer (above $6,300) and a flat mortgage registration fee from $200 to $1,000 depending on the amount.
Do you pay PST on CMHC insurance in Saskatchewan?
Yes, 6%. Mortgage default insurance is taxable under Saskatchewan's PST rules, and the tax must be paid at closing; it can't be added to the mortgage.
How much are closing fees on a $450,000 home in Saskatchewan?
With the minimum down payment: $1,800 for the title transfer, $275 to register the mortgage and $1,026 of PST on the premium, $3,101 in total before legal fees.
Did Saskatchewan's title transfer fee change in 2026?
Yes. The fee table effective April 15, 2026 charges 0.4% of the value above $6,300. Some calculators still use the older 0.3% figure.
Primary sources
- Saskatchewan Registry Services (ISC) — Land titles fees table (effective April 15, 2026). Checked .
- Government of Saskatchewan — PST Bulletin PST-73: Insurance contracts (effective April 1, 2020). Checked .
- CMHC — Calculating GDS / TDS. Checked .
- OSFI — Minimum qualifying rate for uninsured mortgages (Guideline B-20). Checked .
- CMHC — Homeowner mortgage loan insurance: Purchase (eligibility). Checked .
- Canada Revenue Agency — What is the Home Buyers' Plan. Checked .