First-Time Home Buyers in Edmonton: GST Rebate & Programs

At a glance

Help is out there. Here’s how much.

Federal programs for first-time buyers, as of November 2026. Most of them can be combined.

GST rebate

$50,000

Back on the GST for a brand new home, at most.

FHSA

$40,000

Saved tax-free per person in a First Home Savings Account.

Home Buyers’ Plan

$60,000

Borrowed from your own RRSP per person, repaid over 15 years.

Down payment

5%

The minimum down on the first $500,000 of the price.

New: First-Time Home Buyers’ GST rebate

Up to $50,000 back on a brand new home

If you’re buying your first home and it’s newly built, you could get back the full 5% GST on a home up to $1 million. Above $1 million the rebate gets smaller, and it ends at $1.5 million. The law took effect in March 2026, and the Canada Revenue Agency is now taking applications.

Price of the new home, before GST ($)

Builders often quote prices with GST included. If yours does, ask the builder for the price before GST.

How the rebate is worked out

Up to $1 million: the full 5% GST, to a maximum of $50,000
From $1 million to $1.5 million: the rebate drops by $10,000 for every $100,000
$1.5 million or more: no rebate
Under $450,000, part of it comes through the regular GST new housing rebate, and together they cover all of the GST

Your estimated GST back

$0

GST at 5%: $0
Estimated rebate: $0
GST left to pay: $0

Estimate only, for an eligible first-time buyer of a new home in Alberta, where the only sales tax on a new home is the 5% GST. The amount you actually get depends on your eligibility and the final price. Confirm with your builder, your accountant or the Canada Revenue Agency.

Talk to me about new builds

What the rebate looks like at different prices

New home price, before GST	GST at 5%	Estimated rebate	GST left to pay
$450,000	$22,500	$22,500	$0
$650,000	$32,500	$32,500	$0
$1,000,000	$50,000	$50,000	$0
$1,200,000	$60,000	$30,000	$30,000
$1,400,000	$70,000	$10,000	$60,000
$1,500,000 or more	$75,000 or more	$0	All of it

Under $450,000, part of the 100% comes through the regular GST new housing rebate, which your builder usually credits to you at closing.

Do you qualify?

Who and what the GST rebate covers

You

The buyer

You’re at least 18 years old
You’re a Canadian citizen or permanent resident
You haven’t lived in a home, in Canada or abroad, that you or your spouse or common-law partner owned, this year or in the four calendar years before
Neither you nor your spouse or common-law partner has claimed this rebate before
You’ll be the first person to live in the home, as your primary residence

The home

New homes only

New homes from a builder: detached homes, half duplexes, townhomes and condos
Homes you build yourself, or hire a builder to build on your land
Substantially renovated homes, where nearly all of the interior has been removed or replaced
Shares in a new co-operative housing unit
Resale homes don’t qualify, since GST generally isn’t charged on them

The dates

Sign before 2031

Buying from a builder: you sign the purchase agreement on or after March 20, 2025, and before 2031
Building it yourself: construction starts on or after March 20, 2025, and before 2031
Construction starts before 2031, and the home is substantially complete before 2036

Getting your rebate

Two ways to get your money

Most buyers get it from the builder at closing. If yours doesn’t offer that, you apply to the Canada Revenue Agency yourself.

The rebate on canada.ca

At closing, through your builder: Your builder can credit the rebate to you on your statement of adjustments, the same way builders usually credit the regular GST new housing rebate. Ask about it before you sign.
On your own, from the CRA: Apply through your CRA account or by mail, using Form GST190 for a home bought from a builder or Form GST191 for a home you built. You generally have two years from taking ownership or finishing construction.
Keep your paperwork: Hold on to your purchase agreement, statement of adjustments and proof of when you moved in, in case the CRA asks.

Down payment help

Programs for every first-time buyer

These work for resale homes and new builds alike. Ask your mortgage broker or accountant which ones you qualify for.

First Home Savings Account (FHSA)

Save up to $40,000, tax-free

Contribute up to $8,000 a year, to a lifetime limit of $40,000 per person. Contributions are tax-deductible like an RRSP, and qualifying withdrawals for your first home are tax-free. Unused room carries forward, up to $8,000.

RRSP Home Buyers’ Plan

Borrow up to $60,000 from your RRSP

Withdraw up to $60,000 from your RRSP toward your first home, then repay it over 15 years. A couple can each withdraw, for up to $120,000 together. Moving RRSP funds can take time, so plan ahead.

First-Time Home Buyers’ Tax Credit

Up to $1,500 back at tax time

Claim $10,000 on your tax return for the year you buy, for a non-refundable credit worth up to $1,500.

30-year amortization

Lower payments on an insured mortgage

First-time buyers, and anyone buying a newly built home, can choose a 30-year amortization on an insured mortgage instead of 25 years.

Insured mortgage limit

Less than 20% down up to $1.5 million

Buy with 5% down on the first $500,000 and 10% on the rest, on homes priced under $1.5 million.

First-Time Home Buyers’ GST rebate

Up to $50,000 on a new home

The full 5% GST back on a new home up to $1 million, and a smaller rebate up to $1.5 million.

Estimate your rebate

Your roadmap

Six steps from renting to your own front door

Start with a conversation
We’ll talk through your budget, timeline, must-haves and the programs that fit you, with no pressure and no obligation.
Get pre-approved
A mortgage broker confirms what you can afford and can hold a rate for you. I can connect you with one I trust.
Line up your down payment
Open your FHSA early, plan any RRSP withdrawals ahead of time and set money aside for closing costs.
Find the right home
Resale or new build, I’ll set up a custom search, book showings and help you look past the staging to what matters.
Make a smart offer
We’ll agree on a price and strategy, and protect you with conditions such as financing and a home inspection.
Get your keys
Your lawyer handles the paperwork and the funds. I’ll coordinate possession day with you and stay in touch after you move in.

Closing costs in Alberta

Budget for more than the down payment

Alberta has no land transfer tax, which saves you thousands compared with many provinces. CMHC suggests setting aside 1.5% to 4% of the purchase price for closing costs.

Estimate my payment and fees

Land Titles fees: Instead of a land transfer tax, Alberta charges $50 plus $5 for every $5,000 of value to register the transfer and the mortgage. On a $450,000 home, that’s about $500 each.
Legal fees and title insurance: Your lawyer handles the transfer, the mortgage and the funds. Ask for a quote early.
Inspection and adjustments: A home inspection, plus your share of property taxes, condo fees or utilities the seller has already paid.
New build extras: Ask what the price includes, such as appliances, landscaping, fencing, window coverings and utility hookups.

New build or resale?

Two great paths to your first home

New build

Brand new, and the GST rebate can help

The First-Time Home Buyers’ GST rebate can save you up to $50,000
Alberta’s new home warranty: 1 year on labour and materials, 2 years on delivery and distribution systems, 5 years on the building envelope and 10 years on the structure
Modern layouts, energy efficiency and finishes you often get to choose
Longer timelines, and you may live near construction for a while
Popular areas include Chappelle, Keswick, Glenridding Heights and Desrochers in South Edmonton, plus Beaumont, Leduc and Spruce Grove

Bring me to your first show home visit. Many builders ask that your REALTOR® is with you or registers you on that first visit.

Resale

Established, and ready sooner

Mature neighbourhoods with trees, schools and amenities already in place
Faster possession, often 30 to 90 days after your offer is accepted
No GST on most resale homes
More room to negotiate on price, conditions and possession date
Budget for updates and maintenance a new home wouldn’t need yet

I’ll walk you through every condition, so you know exactly what you’re agreeing to before your deal goes firm.

First-time buyer FAQ

Questions I hear from first-time buyers

Who counts as a first-time buyer?

It depends on the program. For the GST rebate, the FHSA, the Home Buyers’ Plan and the home buyers’ tax credit, you generally qualify if you haven’t lived in a home that you, or your spouse or common-law partner, owned in the current year or the four calendar years before it. Each program has its own exact test, so confirm yours with your mortgage broker or accountant.

Can I get the GST rebate on a resale home?

No. GST generally isn’t charged on resale homes, so there’s nothing to rebate. The GST rebate is for new and substantially renovated homes. The FHSA, the Home Buyers’ Plan and the home buyers’ tax credit work for resale homes, too.

Can I use my FHSA and my RRSP for the same home?

Yes. You can use your First Home Savings Account and the RRSP Home Buyers’ Plan toward the same qualifying home. A couple buying together can each use both, so up to $80,000 from FHSAs and up to $120,000 from RRSPs could go toward one home, if each of you has saved that much.

How much do I need for a down payment?

At least 5% of the first $500,000, plus 10% of the portion from $500,000 up to $1.5 million. Homes at $1.5 million or more need 20% down. With less than 20% down, you’ll pay mortgage default insurance, which is usually added to your mortgage.

How long does buying a first home take?

Many buyers find the right home within a few weeks to a few months of starting their search. Once your offer is accepted, possession on a resale home is usually 30 to 90 days away. A new build can take several months or more, depending on how far along construction is.

Do I need a REALTOR® to buy a new build?

You don’t have to have one, but it helps. The builder’s sales team works for the builder. I’ll help you compare builders and communities, review the purchase agreement with you and negotiate on your behalf. Bring me to your first show home visit, since many builders ask that your REALTOR® is with you or registers you on that first visit.

Program details as of November 2026, from the Canada Revenue Agency and the Department of Finance Canada. Rules change, so confirm current rules and your eligibility with the Canada Revenue Agency, your mortgage broker or your accountant before you rely on them. This is general information, not financial, legal or tax advice.

Your first home starts here.