2025 Guide: How Canada’s New First-Time-Home-Buyer Incentives Put Calgary Keys Within Reach

by Amandeep Walia

The 2025 Breakthrough Most Calgarians Don’t Know About

Ottawa’s spring-2025 policy bundle finally tips the scales for entry-level buyers—especially here in Calgary, where we already enjoy zero provincial land-transfer tax and one of the most affordable big-city markets in the country. Four revamped incentives now combine to drop the effective cost of ownership by well over $35,000 in year one alone.

1. 100 % GST/HST New-Home Rebate — Up to $50 000 Back

If you purchase a newly built home (including an owner-build) valued at $1.5 million or less, you can now recover every federal GST dollar you paid—as much as $50 000. For a $600 000 laned home in Belmont the rebate erases the entire 5 % GST, instantly lowering your mortgage principal by $30 000.

2. First-Time Home Buyers’ Tax Credit Doubles to $10 000

The credit expansion turns into a $1 500 tax refund the year you move in. Couples can split the claim any way they like, perfect for balancing your combined return.

3. Turbocharge Your Down Payment with the FHSA

The new First Home Savings Account lets you contribute up to $8 000 per year (lifetime $40 000) and deduct it just like an RRSP. At a 30 % marginal rate you pocket $2 400 in tax savings while your money compounds tax-free until you withdraw it for your down payment. Stack this with the RRSP Home Buyers’ Plan—now $60 000 per buyer—to bridge any gap on closing day.

4. 30-Year Amortization on Insured Mortgages for New Builds

Since August 1 2024, insured mortgages on brand-new homes can stretch to 30 years. On a $570 000 mortgage at 4.5 % that trims monthly payments by roughly $280—about $3 360 saved in the first 12 months, freeing up cash for furniture, renos or top-up FHSA contributions.

What Those Numbers Look Like Together

(Scenario: $600 000 new build, 5 % down, 4.5 % fixed rate)

Incentive	Year-1 Cash Benefit
GST/HST New-Home Rebate	$30 000
FHSA Tax Refund	$2 400
FTHB Tax Credit	$1 500
30-Year Amortization (Payment Relief)	$3 360
Total First-Year Advantage	$37 260

(Interactive bar and pie charts above illustrate individual and proportional savings. Remember to add descriptive alt text like “Bar chart showing $30k GST rebate dwarfing other savings”.)

Calgary-Specific Wins You Won’t Get in Toronto or Vancouver

Zero land-transfer tax: Alberta keeps closing costs naturally lower.
Expanding new-build inventory: Master-planned hotspots such as Rangeview, Rockland Park and Glacier Ridge are rolling out quick-possession models that qualify for the full GST rebate.
Balanced market conditions: CREB reports inventory up 15 % year-over-year, giving buyers leverage to negotiate extras—think air-conditioning or landscaping credits—on top of federal savings.

Frequently Asked Questions

Do I still qualify if I’ve owned property outside Canada?
No—any ownership worldwide disqualifies you unless it ended more than four years ago.

Can I combine the FHSA with the Home Buyers’ Plan?
Yes. Use the FHSA for tax-free growth and the HBP for a supplemental, interest-free RRSP loan you repay over 15 years.

What if my new home costs more than $1.5 million?
You lose the GST rebate but keep every other incentive, so run both scenarios before deciding between a custom build and a spec home.

Ready to See How the Math Works on Your Dream Home?

I’m Amandeep Walia, award-winning REALTOR® with eXp Realty Calgary. My job is to make sure you capture every rebate, credit and builder incentive the minute you sign.

Create your free search profile at yychousesforsale.com.
Book a 15-minute strategy call (403-909-9868) so we can map your personal savings roadmap—FHSA deposits, rebate timing, and monthly payment forecasts included.

The door to first-time ownership has never been wider. Let’s walk through it before the next rate cycle closes it again.