Your estimate
Net proceeds
Enter a sale price to begin.
See the full breakdown
From sale price to net proceeds
| Item | Amount | Basis |
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Sourced rule items come from government sources listed below. Your input items are numbers you enter. Estimate items are editable assumptions. This is before any income tax, and the buyer, not the seller, pays BC property transfer tax.
Estimates only. Not tax, legal or financial advice.
These are planning estimates built from the public rules linked in the sources, the numbers you enter and typical-cost assumptions. They are not a quote, a mortgage pre-approval or a lender's decision, and they are not tax, legal, mortgage or financial advice. Rules change and your situation may differ, so confirm with the official pages and a qualified professional (a lawyer or notary, an accountant, your lender). See Disclosures and Methodology.
Fine-tune (optional)
Open only what you want to change. The estimate above updates right away.
Mortgage penaltyPrepayment penalty and an interest helper
The figure from your lender. An open mortgage has none.
Typically the higher of 3 months’ interest and the interest rate differential (IRD). It varies by lender and contract.
Shows about 3 months’ interest on your payout.
Enter your rate to see an approximate 3 months’ interest on your payout. It is a reference only: your lender’s penalty may be higher (IRD) and its figure is the one that counts.
About the saleStrata, how long you have owned it
Adds the Form B and Form F at the most a strata corporation may charge ($35 + up to 25¢/page, and $15).
Only used for the flipping-rule notices.
Used only for the federal 365-day flipping-rule notice and the BC home flipping tax (under 730 days) notice. Count from your closing date to your sale closing date.
Costs of sellingLegal, staging, moving: editable estimates
Placeholders, not quotes or advice on what is normal. Replace each with your own quote or statement.
No official price list. GST (5%) and PST (7%) on the fee, plus the $33.53 land title fee to discharge your mortgage, are added automatically.
E-filing service charges, tax certificate, courier and similar.
From your mortgage contract; $0 if none. Ignored if there is no mortgage payout.
Enter a negative number if you are owed a credit. Depends on your completion date; your lawyer or notary prepares the statement of adjustments.
Capital gains, your principal residence and your tax return
Generally no tax on the gain. If the home was your principal residence for every year you owned it, the gain is generally not taxable (the principal residence exemption). A loss on a personal home cannot be claimed.
But you must report the sale. Since the 2016 tax year the CRA only allows the exemption if you report the sale (date acquired, proceeds and a description of the property) on Schedule 3 of your T1 return, and for 2017 and later you also complete Form T2091(IND). A late designation may be accepted, but a penalty may apply.
Held under 365 days? For sales on or after January 1, 2023, a gain on a home owned for less than 365 consecutive days is deemed business income — fully taxable, with no principal residence exemption — unless the sale is due to, or in anticipation of, a listed life event such as death, separation, serious illness, an eligible relocation or an involuntary job loss.
Held under 730 days? BC also has its own flipping tax. Separate from the federal rule, the BC home flipping tax applies to the profit on a BC home sold on or after January 1, 2025 that you owned for fewer than 730 days, unless an exemption applies (for example certain life circumstances). The rate is 20% if you held it 365 days or fewer, then falls in a straight line to 0% at 730 days. If it applies, you must file a BC home flipping tax return within 90 days of the sale. See the Province's page.
Edge cases need a tax professional. Part of the home rented or used for business, time as a non-resident, selling a new or substantially renovated home (GST/HST can apply), and whether a sale counts as business income are fact-specific. This page never calculates income tax. See the Disclosures.
How the net proceeds estimate works
net proceeds = sale price − mortgage payout − prepayment penalty − lender fee − commission − GST on commission − legal costs − strata documents − staging and repairs − moving − adjustments
- Mortgage payout and penalty are your numbers. If you pay a closed mortgage off early, including when you sell, your lender may charge a prepayment penalty — usually the higher of 3 months' interest and the interest rate differential. Ask your lender for a payout statement.
- Commission is the percentage you enter, applied to the sale price, with 5% GST on top. This tool does not suggest a rate.
- Legal costs use your fee plus 5% GST and 7% PST on that fee, and the land title fee to cancel a registered mortgage.
- Strata documents use the maximum fees a strata may charge; a strata manager may add rush fees.
- Not modelled: income tax, GST/HST on a new or flipped property, a deposit or holdback, buyer-requested repairs, a contract assignment, and costs of buying your next home (see the closing costs calculator).
Full detail is on the Methodology page.
Sources for the sourced rules
Each rule below is read from the official page linked and re-checked on the date shown. Last verified:
| Rule | Current value | Source | Verified on |
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Typical-cost estimates (not rules)
Verified-on date for this list: 2026-10-26. These defaults are editable placeholders, not quotes.
| Estimate | Basis | Reference |
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Rules change. Always confirm with the official page and a qualified professional before relying on a number.