About this calculator
Saskatchewan, like Alberta, charges no land transfer tax. What you pay the land titles registry (ISC) at closing is a title transfer fee — nothing on the first $500 of value, $25 up to $6,300, then 0.40% of the value — plus a mortgage registration fee that steps with the amount registered: $200 under $250,000, $275 to $500,000, $525 to $750,000, $775 to $1 million and $1,000 above that (ISC schedule effective April 15, 2026, for the first four titles). On an $800,000 home with a $640,000 mortgage that is $3,200 + $525 = $3,725 all-in, against $13,650 of tax across the border in Manitoba.
The Saskatchewan surprise runs the other way on insurance: the province charges its 6% PST on CMHC premiums, payable in cash at closing — it cannot be added to the mortgage. Buy with 10% down and the premium tax alone can exceed $1,300. Everything else is standard Canadian machinery: semi-annual compounding, mandatory insurance under 20% down, and the federal stress test at your rate + 2% or 5.25%, whichever is higher.
How to use it
- Enter the home price and down payment — if the down payment is under 20%, the CMHC premium is calculated and added to the mortgage automatically.
- Add the mortgage rate and amortization (25 years is standard; 30 is available to first-time buyers and new builds — either one qualifies, and an insured 30-year loan without either is refused).
- Enter your estimated annual municipal property tax — it is shown monthly as part of the total payment.
- Tick "first-time home buyer" if it applies: provincial transfer-tax reliefs are then applied.
- Read the total monthly payment, the transfer tax due at closing, and the stress-test payment your lender must qualify you at.
The formula
Canadian mortgage rates are quoted as nominal rates compounded semi-annually ("j2"), not monthly like US rates. Converting the quoted rate to its true monthly equivalent is why a Canadian payment at 4.5% is slightly lower than the same rate run through a US calculator. The CMHC premium, when the down payment is under 20%, is added to the loan before the payment is calculated.
Worked example
An $800,000 Saskatchewan home with $160,000 down: the $640,000 mortgage at 4.50% over 25 years costs $3,542.23 a month in principal and interest, $4,142.23 with $7,200 a year of property tax, and ISC fees total $3,725. Buy with 10% down ($80,000) instead and the CMHC premium is 3.10% of $720,000 = $22,320 — financed into the mortgage, but Saskatchewan's 6% tax on it, $1,339.20, is due in cash on closing day.
Sources: ISC land titles fee schedule effective April 15, 2026 (title transfer 0.40% of value above $6,300; mortgage registration $200–$1,000 by amount); Saskatchewan PST on insurance premiums. Last updated: October 2026.
Frequently asked questions
Does Saskatchewan really have no land transfer tax?
Correct. Saskatchewan has never levied a percentage transfer tax. You pay ISC (the land titles registry) a title transfer fee — $0 on the first $500 of value, $25 between $500 and $6,300, then 0.40% of the value — and a mortgage registration fee between $200 and $1,000 depending on the mortgage amount. On most Saskatchewan purchases the combined bill is a few hundred to a few thousand dollars, far below Manitoba's or Ontario's taxes.
How much is the mortgage registration fee in Saskatchewan?
By amount registered (first four titles, ISC schedule effective April 15, 2026): $200 under $250,000; $275 from $250,000 to $500,000; $525 to $750,000; $775 to $1,000,000; and $1,000 above $1,000,000. Additional titles beyond the first four are charged per title. Your lawyer collects both this and the title transfer fee at closing.
Why is there a 6% charge on my CMHC premium?
Saskatchewan applies its provincial sales tax (6% PST) to mortgage default insurance premiums, and the tax must be paid in cash at closing — only the premium itself can be added to the mortgage. On a $22,320 premium the tax is $1,339.20. Ontario (8%) and Quebec (9%) do the same; Manitoba used to and repealed its version in 2020.
Is there a Saskatchewan first-time buyer rebate?
There is no transfer-tax rebate because there is no transfer tax. Saskatchewan does offer first-time buyers a modest provincial income tax credit (claimed on your tax return, not at closing), and the federal Home Buyers' Plan ($60,000 RRSP withdrawal) and First Home Savings Account ($40,000) both apply to the down payment as elsewhere in Canada.
What formula does this mortgage calculator — saskatchewan calculator use?
Monthly rate j2 = (1 + annual rate ÷ 2)^(2/12) − 1; payment = loan × j2 ÷ (1 − (1 + j2)^−n) Canadian mortgage rates are quoted as nominal rates compounded semi-annually ("j2"), not monthly like US rates. Converting the quoted rate to its true monthly equivalent is why a Canadian payment at 4.5% is slightly lower than the same rate run through a US calculator. The CMHC premium, when the down payment is under 20%, is added to the loan before the payment is calculated. The worked example on this page applies the formula step by step with real numbers, so you can verify the result by hand.