Custom home, 4,350 sq ft
Building a custom home in the Toronto area costs about $500 to $1,130 per sq ft in 2026, or $1.5M to $3.39M for 3,000 sq ft, for construction alone. Demolition, design, City fees and HST come on top; land is separate. Approximate, not a quote.
These are approximate planning ranges, not a quote. For your own lot, book a free site visit below or call (416) 834-2444.
These ranges are a starting point. For your own lot, we review the zoning, the trees and the services, then send a written price, line by line, like the tables on this page.
Free, with no obligation. Prefer to talk? Call (416) 834-2444.
A standard custom home costs about $500 to $650 per sq ft to build, a premium one $650 to $900 and a luxury one $900 to $1,130. The tier is set mostly by the envelope, the ceiling heights and the millwork.
How to read this table: Rows are tiers; the second column is construction cost per square foot of the house above grade.
| Tier | Construction per sq ft | What it usually looks like | Typical buyer |
|---|---|---|---|
| Standard custom | $500 to $650 | Brick or stone front, 9-foot ceilings, engineered hardwood, semi-custom kitchen, quartz | Families replacing an older house on their own lot |
| Premium custom | $650 to $900 | Full stone or stucco, 10-foot main floor, custom kitchen and millwork, heated floors, larger windows | Owners building the house they plan to keep |
| Luxury custom | $900 to $1,130 | Architect-led design, steel beams for open spans, imported stone, home automation, walk-out basement | Prime streets where the house matches the lot value |
How to read this table: Each row is one source; the third column says what its range covers.
| Source | Range per sq ft | What it covers |
|---|---|---|
| Altus Group 2026 Canadian Cost Guide (GTA, custom-built single family, hard costs) | $500 to $1,130 | Hard construction cost; excludes land, soft costs, taxes, development charges and professional fees |
| Toronto builders’ published 2026 guides | $350 to $1,000 and more | Construction only, three or four tiers; compare what each one includes |
| This guide | $500 to $650 / $650 to $900 / $900 to $1,130 | The Altus range, split where builders publish their tier breaks |
A 3,000 sq ft custom home costs about $1.5M to $1.95M to build at a standard tier; a 4,000 sq ft one $2M to $2.6M. Every row is the size times the tier’s rate.
How to read this table: Rows are house sizes above grade; each cell is the size times the tier’s rate.
| House size (above grade) | Standard custom | Premium custom | Luxury custom |
|---|---|---|---|
| 2,000 sq ft | $1M to $1.3M | $1.3M to $1.8M | $1.8M to $2.26M |
| 2,500 sq ft | $1,250,000 to $1,625,000 | $1,625,000 to $2,250,000 | $2,250,000 to $2,825,000 |
| 3,000 sq ft | $1.5M to $1.95M | $1.95M to $2.7M | $2.7M to $3.39M |
| 3,500 sq ft | $1,750,000 to $2,275,000 | $2,275,000 to $3,150,000 | $3,150,000 to $3,955,000 |
| 4,000 sq ft | $2M to $2.6M | $2.6M to $3.6M | $3.6M to $4.52M |
| 5,000 sq ft | $2.5M to $3.25M | $3.25M to $4.5M | $4.5M to $5.65M |
| 6,000 sq ft | $3M to $3.9M | $3.9M to $5.4M | $5.4M to $6.78M |
The structure and the envelope, from the foundation to the cladding, take about 48% of the construction budget. Interior finishes, from flooring to cabinets, take about 13%.
How to read this table: Rows are the parts of the house; each column adds up to the 3,000 sq ft row.
| Line item | What it covers | Standard | Premium | Luxury |
|---|---|---|---|---|
| Excavation, footings, foundation and basement floor | Digging, footings, foundation walls, waterproofing, the basement slab | $170,000 to $225,000 | $225,000 to $310,000 | $310,000 to $390,000 |
| Framing | Floors, walls, stairs, roof structure, sheathing | $235,000 to $305,000 | $305,000 to $420,000 | $420,000 to $530,000 |
| Roof, soffits and eavestroughs | Roofing, flashing, soffit, fascia, gutters | $125,000 to $160,000 | $160,000 to $225,000 | $225,000 to $280,000 |
| Windows and exterior doors | Windows, patio doors, the front entry | $90,000 to $115,000 | $115,000 to $160,000 | $160,000 to $205,000 |
| Exterior cladding | Stone, brick, stucco or siding on every wall | $95,000 to $125,000 | $125,000 to $175,000 | $175,000 to $220,000 |
| Plumbing | Drains, water lines, fixtures, the water heater | $70,000 to $90,000 | $90,000 to $125,000 | $125,000 to $155,000 |
| Electrical | Panel, wiring, lighting, low-voltage | $70,000 to $90,000 | $90,000 to $125,000 | $125,000 to $155,000 |
| Heating, cooling and ventilation | Ductwork, furnace or heat pump, air conditioning, HRV | $85,000 to $110,000 | $110,000 to $150,000 | $150,000 to $185,000 |
| Insulation and air sealing | Insulation to the energy code, vapour barrier | $70,000 to $90,000 | $90,000 to $125,000 | $125,000 to $155,000 |
| Drywall and paint | Drywall, taping, primer and paint | $125,000 to $160,000 | $160,000 to $225,000 | $225,000 to $280,000 |
| Flooring and tile | Hardwood, tile and stair finishes | $95,000 to $125,000 | $125,000 to $175,000 | $175,000 to $220,000 |
| Interior doors and trim | Doors, casings, baseboards, millwork | $40,000 to $55,000 | $55,000 to $75,000 | $75,000 to $95,000 |
| Kitchen and bathroom cabinets and counters | Cabinets, vanities, counters | $55,000 to $70,000 | $70,000 to $100,000 | $100,000 to $125,000 |
| Decks, porches and railings | Rear deck, front porch, railings | $55,000 to $70,000 | $70,000 to $100,000 | $100,000 to $125,000 |
| Project management and site costs | Supervision, scheduling, insurance, site services, inspections | $120,000 to $160,000 | $160,000 to $210,000 | $210,000 to $270,000 |
| Total, 3,000 sq ft custom home | Equals the 3,000 sq ft row | $1.5M to $1.95M | $1.95M to $2.7M | $2.7M to $3.39M |
Book a free site visit. We look at the lot, the house you are replacing and the services, and send a written, itemized estimate. Prefer to talk? Call (416) 834-2444.
Replacing a house adds demolition and disconnections; every new house needs a new water service and its own hydro and gas. These costs sit outside the per-square-foot rate.
How to read this table: Rows are costs around the house itself; the third column says when each one applies.
| Site cost | Planning range | When it applies | Source |
|---|---|---|---|
| Demolition and disposal of the old house | $25,000 to $75,000 | Replacing a house | Published by Toronto builders, 2026 |
| Designated substance survey and abatement planning, demolition paperwork | $3,000 to $8,000 | Replacing a house | Published by Toronto builders, 2026 |
| Turn off and disconnect the old water service | $110.13 + $1,739.74 | Replacing a house | Toronto Water 2026 fees |
| New 25 mm water service and meter | $6,818.29 | Every new house | Toronto Water 2026 fees |
| Inspection to reuse the existing sewer connection | $735.81 | When the old connection can be reused | Toronto Water 2026 fees; a new connection is charged at the City’s actual cost |
| Hydro and gas services | set by Toronto Hydro and Enbridge | Every new house | Quoted by the utility for the address |
| Tree removal, if approved | $583 per tree cash-in-lieu if not replanted, plus the City’s application fee | Trees 30 cm and wider at 1.4 m | City of Toronto Urban Forestry |
| Crane on a tight lot | $8,000 to $40,000 | No room to stage materials | Published by Toronto builders, 2026 |
| Landscaping and driveway | $30,000 to $200,000 and more | Every new house | Published by Toronto builders, 2026 |
Replacing a house usually pays no development charges, because the City credits the house that was demolished. On a vacant lot the charge is $55,138 after the 2026 cut, the largest single fee.
How to read this table: Rows are City charges and Tarion; the notes give the rule behind each amount.
| Fee or charge | Amount (2026) | Notes |
|---|---|---|
| Building permit, new house | $18.56 per m²; about $5,173 for 3,000 sq ft | City of Toronto Building Permit Fees, 2026 |
| Demolition permit | $214.79 minimum ($0.18 per m²) | Most houses pay the minimum |
| Zoning certificate, where required | $644.38 | Houses and additions, 2026 |
| Development charges, replacing a house | $0 in most cases | Credit for the demolished house when the complete permit application follows within 60 months of the demolition permit (Municipal Code ch. 415) |
| Development charges, vacant lot | $55,138 (full: $137,846) | 60% cut under By-law 1261-2026 when the first building permit is issued from March 30, 2026 within the program |
| Education development charge (TCDSB) | $3,893 per house; $4,193 from December 3, 2026 | Collected by the City at the first above-grade permit; ask the TCDSB whether a replacement house is exempt |
| Tarion enrolment | $2,245 to $5,680 for contracts of $1M to $4M | Plus HST; set by contract price; paid by the builder before the foundation |
| Minor variance (Committee of Adjustment) | $5,000 and more, only if needed | Published, 2026 |
| Design and engineering | Planning range | Source |
|---|---|---|
| Design and engineering together | 8% to 12% of construction | Published by Toronto builders, 2026 |
| Architect alone | 5% to 15% of construction | Published by Toronto builders, 2026 |
| Structural engineering | $5,000 to $25,000 | Published by Toronto builders, 2026 |
| Mechanical and electrical design | $3,000 to $15,000 | Published by Toronto builders, 2026 |
| Topographic survey | $2,000 to $5,000 | Published by Toronto builders, 2026 |
HST of 13% applies to building a custom home on your land. The Ontario rebate for owner-built houses returns up to $16,080; the larger 2026 rebates depend on the value of the house and land together.
How to read this table: Each row is one rule; the right column says what it changes for a house built on your land.
| Rule | What it means for a custom home |
|---|---|
| 13% HST on the construction contract | Paid during construction on the builder’s invoices and on design fees |
| Ontario rebate for owner-built houses | 75% of the 8% provincial part, up to $16,080 (up to $24,000 if HST was paid on the land); no value limit |
| Federal new housing rebate | Not available when the house and land are worth $450,000 or more |
| First-Time Home Buyers’ GST/HST rebate | Up to $50,000 for a first-time buyer; construction started on or after March 20, 2025; full under $1M of value, reduced to $1.5M |
| Ontario enhanced rebate, 2026 | Up to $80,000 of the provincial part when construction began from April 1, 2026 to March 31, 2027 and the value is under $1.85M |
| How value is measured | Fair market value of the house and the land, when construction is substantially complete |
A standard 3,000 sq ft custom home comes to about $2,167,000 to $3,174,000 all in when it replaces a house, and $2,184,000 to $3,119,000 on a vacant lot, before land and financing.
How to read this table: Each row is one part of the budget; the two columns compare replacing a house with building on a vacant lot.
| 3,000 sq ft standard custom home | Replacing a house | On a vacant lot |
|---|---|---|
| Construction | $1,500,000 to $1,950,000 | $1,500,000 to $1,950,000 |
| Site: demolition and old services (replacing only), new water service, landscaping | $67,000 to $292,000 | $37,000 to $207,000 |
| Design and engineering, 8% to 12% of construction | $120,000 to $234,000 | $120,000 to $234,000 |
| City fees and charges | $9,000 | $64,000 |
| Tarion enrolment | $2,000 to $3,000 | $2,000 to $3,000 |
| Contingency, 15% of construction and site | $235,000 to $336,000 | $231,000 to $324,000 |
| HST, 13% of construction, site, design, Tarion and contingency | $250,000 to $366,000 | $246,000 to $353,000 |
| Less the Ontario owner-built rebate (no HST paid on the land) | -$16,000 | -$16,000 |
| Total before land and financing | $2,167,000 to $3,174,000 | $2,184,000 to $3,119,000 |
| Not in the construction rate | Planning range | Source |
|---|---|---|
| Appliances, standard package | $12,000 to $20,000 | As in our kitchen cost guide |
| Appliances, luxury package | $35,000 to $70,000 | As in our kitchen cost guide |
| Window coverings, furniture, decor | your own choices | |
| Land, financing, carrying costs | your own numbers | Interest, taxes and rent while you build |
A standard 2,500 sq ft custom home comes to about $1,625,000 to $2,112,000 with a 15% contingency and HST; a luxury 5,000 sq ft home $5,848,000 to $7,342,000.
How to read this table: Each row starts from the size table, adds a 15% contingency, then 13% HST.
| Budget example | Construction estimate | With 15% contingency | With HST (13%) |
|---|---|---|---|
| 2,500 sq ft, standard custom | $1,250,000 to $1,625,000 | $1,438,000 to $1,869,000 | $1,625,000 to $2,112,000 |
| 3,500 sq ft, premium custom | $2,275,000 to $3,150,000 | $2,616,000 to $3,622,000 | $2,956,000 to $4,093,000 |
| 5,000 sq ft, luxury custom | $4.5M to $5.65M | $5,175,000 to $6,497,000 | $5,848,000 to $7,342,000 |
A renovation costs less per square foot and keeps you out of development charges altogether. Rebuilding costs more but resets the layout, the ceiling heights and the warranty.
How to read this table: Read each row across to compare the two routes on the same point.
| Renovate the house | Build a custom home | |
|---|---|---|
| Construction per sq ft | $100 to $450; $450 to $550 and more for a high-end gut to the studs | $500 to $1,130 |
| Development charges | None | $0 for a replacement house in most cases; $55,138 on a vacant lot |
| Warranty | The builder’s own workmanship warranty | Tarion: 1 year workmanship, 2 years water and systems, 7 years major structure |
| Layout, ceiling heights, basement height | Set by the existing house | Designed from scratch within the zoning |
| Energy and comfort | Improved where walls are opened | Built to today’s energy code throughout |
| Time | Weeks to months, by scope | About 16 to 34 months from first meeting to keys |
Two houses of the same size and tier can be hundreds of thousands apart. The lot, the soil and the zoning set the floor; design and finishes decide where you land.
How to read this table: Read each row left to right: the middle column keeps a house near the bottom of its range, the right column pushes it to the top.
| Factor | Toward the low end | Toward the high end |
|---|---|---|
| Lot | Wide, flat lot with a driveway for staging | Narrow or sloped lot, no staging room, a crane |
| Soil and water | Firm soil, dry basement dig | Fill, high water table, shoring next to the neighbours |
| Trees | No protected trees near the house | Protected trees that shape the footprint and the dig |
| Zoning | House fits the by-law as drawn | Minor variance, redesign after review |
| Design | Simple roof and stacked walls | Complex roof, long spans, steel, curtain glass |
| Ceiling heights | 9 feet throughout | 10 to 12 feet on the main floor, double-height foyer |
| Basement | Standard depth, regular windows | Walk-out, extra depth, heated floors |
| Finishes | Selections made before the price is set | Custom millwork, imported stone, changes during construction |
We do both, so we price both for your house at one visit and show you the difference in cost, time and warranty.
Expect about 6 to 14 months from the first meeting to a building permit, then 10 to 18 months of construction. Carrying costs run the whole time, so time belongs in the budget.
How to read this table: Rows are the phases in order; some overlap, such as demolition while the permit is issued.
| Phase | Typical time |
|---|---|
| Lot review and budget | 2 to 6 weeks |
| Design and permit drawings | 4 to 8 months |
| Permit review | 4 to 16 weeks; a minor variance adds months |
| Demolition and excavation | 1 to 3 months |
| Construction to occupancy | 10 to 18 months |
| From first meeting to keys, phases back to back | about 16 to 34 months |
Zoning, trees, soil and services decide the cost floor; know them before you design.
A house that fits the zoning skips the variance, its fees and months of waiting.
Stacked walls and a straightforward roof save structure and labour.
Selections made up front turn allowances into fixed numbers.
Fifteen percent of construction and site work, as in the budgets above, leaves room for what the dig uncovers.
HST is paid on every invoice during construction; the owner-built rebate comes back only after completion.
We do not publish project prices; the lot, the design and the finishes set them. How we design and build: custom homes in Toronto.
About $500 to $1,130 per sq ft for construction in 2026: $1.5M to $3.39M for 3,000 sq ft. Demolition, design, fees and HST are extra; land is separate.
About $500 to $650 for a standard custom home, $650 to $900 premium and $900 to $1,130 luxury, for construction only.
About $1.5M to $1.95M at a standard tier for construction, and about $2,167,000 to $3,174,000 all in when it replaces a house, before land.
About $2M to $2.6M standard, $2.6M to $3.6M premium and $3.6M to $4.52M luxury, construction only.
Usually not. The City credits the demolished house when the complete permit application follows within 60 months of the demolition permit.
$55,138 for a single house when the first building permit is issued from March 30, 2026 under the City’s reduction program; the full charge is $137,846.
About $25,000 to $75,000 to demolish and haul away a house, plus $3,000 to $8,000 for the designated substance survey and paperwork. The City’s demolition permit is usually $214.79.
$18.56 per m² of floor area in 2026, about $5,173 for 3,000 sq ft.
Yes, 13% on the construction contract. The Ontario owner-built rebate returns up to $16,080; first-time buyers and 2026 starts may get more if the house and land are under the value limits.
Builders publish 5% to 15% of construction for an architect, or 8% to 12% for design and engineering together. A Part 9 house can be designed by a BCIN designer.
About 6 to 14 months from the first meeting to the permit, then 10 to 18 months of construction: 16 to 34 months in total.
Renovating costs less per square foot, from $100 to $550 and more. Rebuilding makes sense when the house needs a new foundation, layout and systems anyway.
Land, financing, carrying costs, furniture and appliances. The all-in table adds site work, design, fees, contingency and HST.
No. The figures are planning ranges for October 2026. A quote needs a site visit and a written scope; we do both for free.
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The ranges on this page are approximate. Your free estimate is not: a lot review, a written scope and an itemized price for your new house. Call (416) 834-2444 or book online.
