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Feature
Property A
Property B
Adjusted value analysis
How to read this section
We start with each home’s list price, then apply market adjustments for features where one home is objectively better or worse. The result shows what each home is truly worth feature-for-feature so you can compare them on equal footing.
Comparable sales & active listings
Address
Status
Sale / List Price
Sq Ft
$/Sq Ft
DOM
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Location map
Neighbourhood snapshot
New construction tax rebates
Why this section matters
New construction in Nova Scotia is subject to 14% HST. Several rebate programs exist — but understanding who actually receives each rebate is critical. Both listings state “rebates to builder” meaning the builder has already claimed certain rebates and reflected the saving in the purchase price. Use the checker below to see what applies to you.
Rebate eligibility checker
Answer three quick questions.
1. Have you or your spouse/partner owned and lived in a home anywhere in Canada in the past 5 years?
2. Will this home be your primary residence?
3. Are you a Canadian citizen or permanent resident?
NS First-Time Home Buyers’ Rebate (Provincial)
Service Nova Scotia
Already in your price
The province charges 9% provincial HST on new homes. Your pre-tax price is roughly the purchase price ÷ 1.14. The rebate is 18.75% of the 9% provincial portion — but it’s capped at $3,000. Both listings say “rebates to builder” meaning this is already reflected in the price you see. No action needed.
New — Royal Assent March 12, 2026
Federal First-Time Home Buyers’ GST Rebate (Bill C-4)
Apply to CRA after closing — Form GST190
Goes directly to you
Nova Scotia HST is 14% total — 5% federal + 9% provincial. This rebate gives you back 100% of the 5% federal portion you paid. On these homes that is approximately $24,000–$24,500. This law only passed weeks ago so builders could not have factored it in — this money comes back directly to you after closing.
Important: In most cases you apply to CRA yourself after closing. Builders have no obligation to reduce the price. Do not assume this has been applied. Verify with a qualified accountant. Morgan June Haney does not provide tax advice.
Provincial rebate (in price)
$3,000 — both homes
Already applied by builder
Federal FTHB rebate (to you)
~$24,000–$24,500
Apply to CRA after closing
Total potential saving
~$27,000–$27,500
Subject to eligibility
How the math works: NS HST is 14% (5% federal + 9% provincial), included in both purchase prices. Pre-tax price = purchase price ÷ 1.14. Federal GST rebate = 5% of pre-tax price. Provincial rebate hits $3,000 cap. Confirm eligibility with your lawyer and a tax professional. Federal FTHB rebate (Bill C-4) received Royal Assent March 12, 2026.
Estimated cost of ownership
Mortgage inputs
10%
Prop A: —
Prop B: —
4.9%
25 yr
Property A
Closing costs (one-time)
Down payment
Deed transfer tax (1.5%)
CMHC insurance (added to mortgage, not upfront)
Legal fees (est.)~$1,350
Home inspection~$900
Total closing costs
Monthly carrying costs
Mortgage payment
Property tax incl. waste mgmt
Heating & electricity (est.)
Est. monthly (excl. heating)
Property B
Closing costs (one-time)
Down payment
Deed transfer tax (1.5%)
CMHC insurance (added to mortgage, not upfront)
Legal fees (est.)~$1,350
Home inspection~$900
Total closing costs
Monthly carrying costs
Mortgage payment
Property tax incl. waste mgmt
Heating & electricity (est.)
Est. monthly (excl. heating)
Property tax uses East Hants 2025/2026 rate of $1.0650/$100 assessed value + $230/yr waste mgmt. New builds assessed after occupancy — actual bill may be lower. CMHC insurance applies when down payment is under 20% and is added to mortgage principal. All figures are estimates — confirm with your mortgage broker, lawyer, and municipality.
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Morgan June Haney
REALTOR® · The Agency, Halifax · 902-293-9954 · morganjunehaney@gmail.com
All information sourced from MLS. Adjustments are professional estimates based on market norms — not guarantees of value. Verify all details independently before making an offer.