Ontario is rebating the provincial HST for first-time home buyers on new homes up to $1M. Combined with federal changes, savings could reach $130,000.
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The Ontario government has unveiled a major affordability measure aimed at first-time home buyers. As part of its 2025 Fall Economic Statement, the province is proposing to rebate the full 8 per cent provincial portion of the HST on new homes valued up to $1 million. This change, if passed, means a buyer could save as much as $80,000 on a purchase.
When paired with Ottawa’s earlier decision to eliminate its 5 per cent federal portion of the HST for first-time buyers of new homes, the total savings could reach $130,000. For buyers who have been locked out of the market, this marks one of the largest direct tax breaks in recent memory.
Who qualifies for new HST rebate and how it works
The new HST rebate applies to first-time buyers who purchase newly built or substantially renovated homes. To qualify, the property must be used as a primary residence. For homes priced up to $1 million, the provincial HST portion will be rebated in full. For homes between $1 million and $1.5 million, the rebate is gradually phased out, with buyers in the upper range still eligible for a minimum of $24,000 in relief.
This new measure builds on Ontario’s existing HST New Housing Rebate, which already provides up to $24,000 in tax relief to eligible purchasers. Together, the programs essentially wipe out the full 8 per cent provincial HST on qualifying new homes. The policy applies to purchase agreements signed on or after May 27, 2025, provided construction begins before 2031 and the home is substantially completed before 2036.
Why the province is acting now
Ontario is under pressure to act on housing affordability. First-time buyers have struggled against high prices, rising interest rates, and stagnant incomes. At the same time, pre-construction sales in the Greater Toronto Area have collapsed to their lowest level in decades, with developers cancelling projects and shelving future supply.
By rebating the HST, the province is trying to achieve two goals at once. Make homeownership more attainable for first-time buyers and inject new momentum into the construction market. Premier Doug Ford’s government is positioning this policy as a way to protect “hardworking Ontario families” while also protecting jobs in the building trades.
Implications for buyers and the market
For first-time buyers, the rebate represents a significant reduction in upfront costs. On a $1 million home, the combined federal and provincial measures amount to $130,000 in savings. That figure can make the difference between continuing to rent and being able to afford ownership.
Yet the rebate is not a complete solution to the affordability crisis. It does not lower monthly mortgage payments or interest rates, nor does it change the reality of high household debt. It is also limited to new builds, meaning the vast majority of resale homes remain unaffected. Critics may point out that by stimulating demand, the policy risks putting upward pressure on new home prices.
For builders and developers, however, this announcement is a lifeline. With sales drying up, many projects have become financially unviable. By giving buyers a powerful incentive to return to the pre-construction market, the rebate helps restore confidence, secures project financing, and protects construction jobs across the province.
How industry is responding
Industry leaders have largely welcomed the move. The Residential Construction Council of Ontario called it a breakthrough for young families struggling to enter the market. The Building Industry and Land Development Association (BILD) described it as a step in the right direction in the face of the worst housing downturn on record. Municipal leaders also applauded the decision, noting that stronger demand could help boost housing starts and align with growth targets. The Ontario Home Builders’ Association said the recognition of taxation as a barrier to homeownership is an important step toward spurring more construction.
The bigger picture
This rebate is one of the most significant affordability measures Ontario has announced in recent years. It provides meaningful savings to first-time buyers and may help stabilize a faltering pre-construction sector. At the same time, it highlights the limits of demand-side incentives. The fundamental challenges, which include high borrowing costs, rising unemployment, and elevated construction expenses, remain unresolved.
For now, the announcement sends a strong signal that governments are willing to forgo tax revenue in order to support both buyers and builders. Whether it leads to lasting affordability will depend on how effectively supply can respond in the years ahead.
Next steps for buyers
For first-time buyers considering pre-construction, this policy may tip the balance in favour of moving ahead. Agreements signed after May 27, 2025, qualify, so it is worth reviewing eligibility and timelines closely. While affordability remains challenging, the savings are real and substantial.
At Valery, we will continue to track how this rebate shapes the Ontario housing market and what it means for affordability across the Greater Toronto Area.
👉 Book a Buyer Consultation to see how this change could apply to your situation.
Frequently Asked Questions (FAQs)
1. What exactly is Ontario’s new HST rebate for first-time home buyers?
It is a provincial rebate that removes the 8 per cent Ontario portion of the HST on newly built or substantially renovated homes valued up to $1 million. For qualifying buyers, this can mean savings of up to $80,000.
2. How does this rebate work with the federal government’s plan?
The federal government has also announced its intention to remove the 5 per cent federal portion of the HST for first-time buyers of new homes up to $1 million. If both measures pass, the combined savings could reach $130,000.
3. Who qualifies for the rebate?
Only first-time home buyers are eligible, and the home must be used as their primary residence. Investors and buyers of resale homes do not qualify.
4. What types of homes are eligible?
The rebate applies only to newly built homes or substantially renovated homes. Resale properties do not qualify.
5. Is there a price limit on the homes that qualify?
Yes. The full rebate applies up to $1 million. Between $1 million and $1.5 million, the rebate is gradually reduced. Buyers in the $1.35 to $1.5 million range will still receive at least $24,000 in relief.
6. How long will the rebate be available?
The policy applies to agreements of purchase and sale signed on or after May 27, 2025. Construction must begin before 2031 and be substantially completed before 2036.
7. Does this make homes more affordable overall?
The rebate lowers the upfront cost of buying a new home, but it does not reduce mortgage rates or monthly payments. While it provides meaningful savings, affordability still depends on interest rates, income levels, and supply.
ABOUT THE AUTHOR
Daniel Foch is the Chief Real Estate Officer at Valery, and Host of Canada’s #1 real estate podcast. As co-founder of The Habistat, the onboard data science platform for TRREB & Proptx, he has helped the real estate industry to become more transparent, using real-time housing market data to inform decision making for key stakeholders.
Daniel is a trusted voice in the Canadian real estate market, regularly contributing to media outlets such as The Wall Street Journal, CBC, Bloomberg, The Globe & Mail, Storeys and Real Estate Magazine (REM). His expertise and balanced insights have garnered a dedicated audience of over 100,000 real estate investors across multiple social media platforms, where he shares primary research and market analysis.