What this calculator works out

It answers the two questions a buyer actually asks, and it answers them for three different down payments at once:

• What will the payment be? — and what will you still owe when the term ends and the rate is up for renewal.
• How much cash do I need to get to closing day? — down payment, land transfer tax minus any rebate you qualify for, the lawyer, title insurance, adjustments, moving, and the things paid earlier while the offer is still conditional.

It covers every province and territory in Canada, with Ontario as the starting point. It knows the federal mortgage rules and each province’s own transfer tax and first-time-buyer relief. Every figure was read from the government’s own page on 17 September 2026.

Nothing you type is sent anywhere or stored anywhere. The whole calculation runs inside your own browser. There is no sign-in, no account and no form attached to it.

Filling in the property

If you ticked “newly built home”

A box appears asking whether the price above is:

• Builder’s all-in price (HST included) — the usual case. Builders normally quote a price with the tax and the rebate already inside it.
• Before HST — only if your builder quoted a pre-tax price.

Choosing the wrong one moves the result by tens of thousands, so check the agreement of purchase and sale rather than guessing. The results table then shows the price before tax, the tax, the federal and provincial relief, and what you actually pay.

The Bank of Canada box

Prime comes first, then the Bank of Canada’s posted averages.

These are benchmarks, not offers. Prime is the rate every variable mortgage is priced against. The posted averages are what the chartered banks advertise before discounting, so almost nobody pays them. They sit in their own box, outside the rate drop-down, precisely so they cannot be mistaken for a rate you could take. Each line carries the date it was read.

The three scenarios, and the rates

Scenario A, B and C are the same purchase with three different down payments — 10%, 15% and 20% to begin with. Change any of them, and change the rate or the amortization independently if you want to compare a fixed against a variable.

About those lender rates: they are the lenders’ own published rates, read on the dates shown, plus rates entered by A. Q. Mufti. They are not offers and nobody is approved at them. Your rate depends on the lender, the property and you. Confirm any rate with the lender or a licensed mortgage agent.

Reading the results

Payments at a glance gives the headline for each scenario: the payment, the mortgage, the cash needed.

Side by side is the full table, in groups:

• Property — the price, and for a new build the whole tax working.
• Mortgage — down payment, the legal minimum, the insurance premium (or “not needed” at 20% or more down), the mortgage, the payment, and how long it really takes to pay off.
• Over the term — what you pay before renewal, and the balance at end of term: the number most buyers have never been shown.
• Over the full amortization — total interest and total of all payments.
• Cash needed at closing, paid before closing, and all cash you need at the bottom.

Government rules and incentives that apply lists what your entries qualify you for, and what you would get if they changed. Mortgage balance over time plots the three against each other — hover or tap any point. The amortization schedule can be read by year or by every single payment, for any scenario, and Download CSV hands you the whole thing as a spreadsheet.

Every cost row is yours to change

Lawyer’s fee, disbursements, title insurance, tax and utility adjustments, home insurance, moving, inspection, appraisal, status certificate — each is a box you can type over, separately for each scenario, as your real quotes arrive. Two “miscellaneous” rows take anything else; type your own description into the label.

The amounts filled in are typical, not promises. Replace them the moment you have real numbers, and the cash total at the bottom becomes genuinely yours.

Installing it as an app

The app version lives at aqmuftirealty.com/mortgage-app/. It installs straight from the browser — no app store, no account, nothing to pay.

• iPhone or iPad (Safari): open the address, tap Share, scroll down, tap Add to Home Screen, then Add.
• Android (Chrome): open the address, tap the ⋮ menu, tap Install app (or Add to Home screen), then Install.
• Windows or Mac (Chrome or Edge): open the address and click the install icon at the right-hand end of the address bar — or the ⋮ / … menu, then Install AQM Mortgage Calculator. It then opens in its own window and appears in the Start menu or Launchpad.

Once installed it opens full screen with no browser bar, and the icon sits with your other apps. There is nothing to update: the tax rules and the lender rates are fetched rather than built in, so it picks up a change the moment it ships.

Using it with no signal

The app keeps a copy of itself, so it opens and calculates with no connection at all — on a plane, in a basement, at an open house with no bars.

Rates are treated differently on purpose. The app always tries the network first, because a stale rate shown as a current one is the single failure worth designing against. When you are offline a yellow strip appears at the top saying so, and every rate still carries the date it was read — so an old figure tells you it is old rather than pretending.

If something looks wrong

What it deliberately does not do

It is a planning aid. It is not a mortgage approval, a rate offer or a quote, and it is not financial, mortgage, legal, tax or insurance advice. It does not model rate changes part-way through a term, prepayments, porting a mortgage, HELOCs, or rental and multi-unit purchases. Land transfer tax is shown for a property with one or two single-family homes.

Your actual payments, premium, taxes, rebates and closing costs depend on your lender, your insurer, your own circumstances and the final terms of your purchase. Before you decide anything, check every figure with a licensed mortgage agent or your lender, a real estate lawyer, and an accountant or tax advisor.