Sellers in Griffintown should realistically budget roughly 4% to 5% of the sale price for all-in closing costs when commission is included, and around 1% to 3% once commission is removed. The welcome tax stays on the buyer's side.
That's the number a seller needs before choosing a listing price, accepting an offer, or mentally spending the proceeds. The headline sale price looks clean on Centris, but a Griffintown condo sale can also involve broker compensation, GST and QST, mortgage discharge work, condo documents, tax adjustments, repairs, and possibly a financing penalty.
A draft net sheet is the practical answer. It shows where the sale proceeds go and what remains after the transaction closes. The important question isn't only “What can the condo sell for?” It's “What amount will reach the seller after every required deduction?”
A Griffintown Seller's First Look at the Net Sheet
Marie-Claire owns a loft on rue de la Montagne. With coffee beside her, she opens the broker's draft net sheet and sees $685,000 as the proposed sale price. The amount left for her is lower than expected once commission, notary work, mortgage discharge, condo adjustments, and taxes are included.
That gap is why sellers should review the net sheet before reacting to an offer. In a Griffintown condo, the overlooked deductions often arrive together:
Mortgage discharge: The lender must be paid, and the hypothec must be removed from title.
Condo documentation: The notary and buyer may require current statements and building records.
Municipal and school tax adjustments: The deed's adjustment date determines which owner carries each day of the tax period.
Broker compensation: The agreed commission may cover both brokerages, with GST and QST applied to related charges.
A draft net sheet helps sellers track where sale proceeds go after closing. It starts with the gross sale price, then lists the amounts required to complete the transaction. The notary coordinates legal documents, registrations, adjustments, and fund transfers. The lender receives the discharge amount, brokerages receive their agreed compensation, and other creditors or service providers receive charges connected to the property file.
Practical rule: Approve the expected net proceeds, not the headline price.
The Chambre des notaires du Québec explains that sellers may reimburse the notary for disbursements paid on their behalf, including discharge registration, municipal and school tax statements, condo fee statements, title insurance premiums, wire-transfer costs, and certificate-of-location or tax-arrears items. The invoice also includes professional fees, disbursements, GST, and QST. Review Quebec's seller-side notary guidance before treating a preliminary estimate as final.
Preparation also affects timing. Sellers can review this practical guide on how to sell fast, then ask a Montreal broker to turn the strategy into a property-specific net sheet. Before signing a listing agreement, review the brokerage's Montreal home-selling services and confirm how commission, marketing, and document coordination are handled.
The Two Cost Buckets Every Seller Should Understand
Every Griffintown net sheet becomes easier to read when costs are separated into two buckets.
The first is the commission stack. It includes the agreed broker percentage, any co-brokerage amount paid to the buyer's side, GST and QST on the applicable brokerage charges, and any disclosed administrative or marketing fee. This bucket is the area where sellers generally have the most room to compare proposals, but a lower rate can also mean a different marketing plan, service scope, or buyer-side compensation structure.
The second is the legal and administrative stack. It includes the notary's work, mortgage discharge, title-related registrations, an updated certificate of location when required, condo statement retrieval, municipal and school tax adjustments, and common-expense adjustments. These amounts depend more heavily on the property file and the closing circumstances.
A simple working example
For a $650,000 Griffintown condo, the seller can first place the negotiated commission and its applicable taxes in the commission bucket. The seller then adds the legal and administrative items shown by the notary, such as discharge registration, statements, document copies, and any certificate-of-location work.
The result is more useful than one broad percentage because it shows what can be changed and what cannot. A seller might negotiate the commission structure, but can't remove a required mortgage discharge from the file. A seller can order documents early, but can't guarantee that an outdated certificate of location won't require replacement.
| Cost bucket | What it normally contains | Seller's control |
|---|---|---|
| Commission stack | Brokerage compensation, co-brokerage, GST, QST, disclosed fees | Usually negotiable before signing |
| Legal and administrative stack | Notary work, discharge, statements, condo documents, adjustments | Mostly file-dependent |
| Property-specific deductions | Mortgage balance, penalty, repairs, negotiated credits | Depends on lender and deal terms |
The welcome tax, also called the land transfer tax, belongs on the buyer's side. It can affect a buyer's total budget and negotiation position, but it normally doesn't reduce the seller's proceeds directly.
Real Estate Commissions and Brokerage Fees in Quebec
Commission is usually the largest seller-side deduction, so it deserves a line-by-line review before a listing contract is signed. Independent Quebec guidance commonly places commission around 4% to 5% plus GST and QST in many transactions, while other market discussions cite a broader 4% to 6% range. The exact agreement matters more than a recycled internet average.
The seller should ask four questions:
Does the quoted percentage include compensation offered to the buyer's brokerage?
Are GST and QST added to the broker's compensation?
Is there a separate administration or transaction fee?
What marketing, photography, floor plans, digital advertising, and showing support are included?
For a standard residential resale, GST and QST do not apply to the residential property itself. They do apply to the broker's compensation and to most related taxable service fees. The listing agreement should state the calculation clearly, because a percentage that looks lower at first glance can produce a different net result once taxes and flat charges are added.
A $700,000 comparison
The table below illustrates the arithmetic using a $700,000 sale and different total commission percentages. The GST and QST columns apply the rates specified in the comparison, and the figures exclude separate administrative charges or legal costs.
| Total Commission % | Commission in $ | GST (5%) | QST (9.975%) | Total Cost to Seller |
|---|---|---|---|---|
| 4% | $28,000 | $1,400 | $2,793 | $32,193 |
| 5% | $35,000 | $1,750 | $3,491 | $40,241 |
| 6% | $42,000 | $2,100 | $4,190 | $48,290 |
A 5% commission on $700,000 produces a $35,000 commission before the listed taxes. The seller's net changes when the total percentage changes, but the service arrangement changes too. If one brokerage offers a lower percentage but expects a separate marketing fee or provides less buyer-side cooperation, the apparent saving may not be the true saving.
Commission should be compared on an all-in basis, with the same sale price, tax treatment, service list, and buyer-side compensation assumptions.
The commission is discussed and documented before the listing contract is signed. Sellers should compare written proposals rather than verbal percentages. A local Montreal real estate agent can also explain how exposure, pricing, showing management, and negotiation support fit into the proposed fee.
Notary Fees, Mortgage Discharge, and Condo Documents
A Griffintown seller can accept a $695,000 offer and still misread the money arriving at closing. For an owner carrying a $385,000 Hypothèque Nationale mortgage with a June 18 closing, the sale proceeds must first cover the lender's payout, the notary's work, and other required file charges.
The notary may prepare and publish the deed, review title, complete registrations, arrange the mortgage discharge, issue copies, and coordinate with the lender. Seller-side disbursements can include mortgage-discharge registration, municipal and school tax statements, condo fee statements, title insurance premiums, wire-transfer costs, courier charges, and document copies. GST and QST apply to the invoice. As noted in the seller-side notary guidance above, these disbursements are reimbursable by the seller when they relate to clearing the seller's transaction.
The condo file needs its own review
A Griffintown condo sale often depends on building records, not just the deed. The buyer may request the declaration of co-ownership, financial statements, meeting minutes, common-expense information, and other condominium documents. The management company may charge to retrieve or prepare them, and a slow request can affect the closing schedule.
Check the certificate of location early. If it is outdated, a new certificate can add roughly $1,500. Seller-side notary work often falls around $400 to $800 before extra disbursements, while notary-related costs are commonly estimated around $600 to $1,200 inclusive of tax, depending on the file. The mortgage discharge is handled by the notary, it costs money, and it is normally paid by the seller as part of clearing title for closing. Quebec guidance on notary fees and certificates provides context for these ranges. Ask the notary for a written estimate, then update it if the file includes a mortgage, lien, tax arrears, or document problem.
| Line Item | Estimated Range (CAD) | Paid By |
|---|---|---|
| Seller's notary work | $400 to $800 before extra disbursements | Seller |
| Seller-side notary-related costs inclusive of tax | $600 to $1,200 | Seller |
| New certificate of location | Around $1,500 | Usually seller |
| Mortgage discharge registration | File-dependent, handled by the notary | Seller |
| Condo statements and document retrieval | File-dependent | Usually seller |
| Mortgage prepayment penalty | Lender-specific | Seller |
Call the lender before accepting the offer if the mortgage is fixed or nearing renewal. A fixed-rate mortgage can carry a meaningful break penalty, and a variable-rate mortgage can also impose a contractual charge. Put the lender's written payout statement into the net sheet. A broker's estimate is not enough.
The seller generally pays the costs required to clear the seller's title and mortgage. The buyer's notary handles the buyer's financing and transfer work. Use the final statement of adjustments to confirm prorations and allocations, rather than relying on informal assumptions about which notarial act each party pays.
Three Worked Examples for Different Griffintown Sellers
Three Griffintown condos can produce very different net sheets. The sale price matters, but so do the mortgage terms, document status, repair needs, and negotiated commission. The following profiles use the inventory examples supplied for comparison, but the precise legal and administrative deductions remain estimates until the notary and lender issue their figures.
The first profile is a 550-square-foot loft near the Peel basin, listed at $485,000, with no mortgage. The absence of a discharge simplifies the file, but commission still scales with the sale price. The second is a 900-square-foot two-bedroom near the Lachine Canal, listed at $725,000, with a $310,000 variable-rate mortgage. The third is a 1,200-square-foot corner unit with parking, listed at $1,150,000, with a $480,000 fixed-rate mortgage maturing in four months.
Because the verified data doesn't provide exact commission choices, tax adjustments, repair allowances, or lender penalties for these profiles, the table doesn't invent net proceeds. Instead, it shows the deductions that must be completed before a reliable net figure can be signed off.
| Profile | Sale Price | Commission + GST/QST | Legal & Admin | Net to Seller |
|---|---|---|---|---|
| 550 sq. ft. loft, no mortgage | $485,000 | Confirm negotiated rate and applicable taxes | Notary, condo documents, tax and fee adjustments, repairs if required | Sale price minus verified deductions |
| 900 sq. ft. two-bedroom, variable mortgage | $725,000 | Confirm negotiated rate and applicable taxes | Add mortgage discharge, lender payout, condo documents, adjustments, repairs | Sale price minus verified deductions and mortgage payout |
| 1,200 sq. ft. corner unit with parking, fixed mortgage | $1,150,000 | Confirm negotiated rate and applicable taxes | Add discharge, possible break penalty, condo documents, adjustments, repairs | Sale price minus verified deductions and mortgage payout |
The general seller-side cost guidance places all-in closing costs around 3% to 5% when commission is included, and non-commission charges around 1% to 3%. Quebec closing-cost guidance supports using those ranges as a planning frame, not as a substitute for a property-specific net sheet.
The loft's clean mortgage position may reduce uncertainty. The two-bedroom's variable-rate loan requires an immediate lender quote. The corner unit's fixed-rate mortgage may create a larger exit issue if the sale occurs before maturity. In every profile, the welcome tax remains outside the seller column because the buyer normally pays it.
Sellers comparing a move should also separate property-sale proceeds from relocation expenses. A resource such as compare moving house prices Melbourne illustrates why moving costs belong in a separate household budget rather than being mixed into the estate closing calculation. For local context, sellers can review recently sold Griffintown properties when testing a proposed sale price.
Prorations, Repairs, and Last-Minute Negotiations
The adjustment date controls who pays for which portion of recurring property expenses. If a Griffintown closing takes place on July 12, the statement of adjustments allocates the applicable municipal and school taxes between the seller's ownership period and the buyer's period. The notary calculates the adjustment from the records supplied for the property, so the seller should check the dates rather than accept a rounded estimate.
The same logic applies to condo common expenses. If the syndicate bills quarterly and the seller has already paid for days after the buyer takes ownership, the seller should receive a credit through the adjustment statement. If the account is unpaid, the direction reverses and the seller may need to clear the balance before closing.
Repairs are a pricing decision
Cosmetic work should be budgeted before listing. Paint touch-ups, scuff repairs, appliance cleaning, and small presentation items may help the unit show better, but the seller should compare the expected benefit with the contractor cost and schedule risk. A buyer may prefer a credit at closing, which can spare the seller from arranging work between the accepted offer and the notary appointment.
Inspection negotiations deserve more discipline. A buyer who finds water infiltration, aging heating or cooling equipment, or another material concern may ask for a price reduction or credit. In older converted buildings, the seller should identify building history, prior repairs, and available condo records before choosing a price strategy.
A pre-listing reserve protects the seller's negotiating position. It's easier to approve a reasonable credit when the amount was anticipated than when it appears days before signing.
A broker familiar with Griffintown real estate can help separate defects that affect value from cosmetic complaints that buyers may use as bargaining chips. Sellers should also keep moving logistics organised, and a practical moving checklist from Admiral's Yard Self Storage can help coordinate the handover without confusing household tasks with closing deductions.
Why the Welcome Tax Is Not a Seller Cost in Montreal
The welcome tax is frequently included in Montreal closing-cost conversations, but it normally isn't a seller debit. Quebec's land transfer tax is paid by the buyer, not the vendor. That distinction matters because the tax can be substantial in Montreal, especially for higher-value properties, yet it usually doesn't reduce the seller's net proceeds.
Montreal applies a progressive municipal schedule. A published 2026 breakdown lists municipal rates reaching 2% up to $1,104,700, 2.5% up to $2,136,500, 3.5% up to $3,113,000, and 4% above that, while provincial bands start at 0.5% on the first $62,900 and rise to 1.5% up to $552,300. Those figures explain why buyer-side transfer-tax discussions can dominate Montreal real estate conversations. The Montreal transfer-tax breakdown shows why the tax is city-specific, progressive, and separate from the seller's discharge costs.
A simplified closing statement might look like this:
| Scenario | Default Payer | Seller's Net Sheet Impact | When It Can Shift |
|---|---|---|---|
| Standard resale | Buyer | Normally no seller debit | Doesn't shift by default |
| Negotiated seller concession | Seller provides credit | Reduces seller proceeds by agreed amount | Written into the transaction |
| New-construction assignment | Depends on contract structure | Must be reviewed in the agreement | Developer or assignment terms can allocate costs differently |
The important exception is contractual. A seller may agree to pay or credit the buyer's welcome tax as a concession. That payment becomes a negotiated seller expense, not proof that the tax is normally the seller's legal responsibility.
Three questions keep the net sheet clear:
Is this welcome-tax amount a buyer debit or a seller deduction?
Does the seller's payout include any negotiated credit for the buyer?
Which mortgage, tax, condo, and document amounts remain outstanding on the adjustment date?
Montreal sellers can also compare nearby South-West neighbourhood conditions through a South-West Montreal real estate broker, but the notary's final statement remains the document that controls the closing figures.
A Short Checklist Before You Sign at the Notary
A seller should review the final numbers before signing day, not while sitting in front of the notary with a pen ready. The following checklist keeps the conversation focused:
Draft deed of sale: Confirm the names, legal description, inclusions, exclusions, sale price, and closing date.
Statement of adjustments: Check municipal and school tax prorations, condo common expenses, credits, arrears, and any promised repair allowance.
Certificate of location: Ask whether the existing certificate is current and acceptable for the transaction. If it isn't, confirm who orders the replacement and how the cost is handled.
Condo records: Verify the declarations, recent meeting minutes, financial statements, fee statements, and any special assessment information requested for the file.
Mortgage discharge statement: Obtain the lender's payout amount, discharge requirements, and any prepayment or termination penalty in writing.
Commission calculation: Confirm the agreed percentage, buyer-side compensation, GST, QST, administration fees, and any separately billed marketing items.
Funds and handover: Ask how the proceeds will be transferred, confirm wire instructions independently, and establish when keys, remotes, access cards, and storage items change hands.
Post-closing holdback: Identify whether any unresolved repair, document, or adjustment issue could delay part of the funds.
Sellers should also speak with a tax professional about the sale. The Canada Revenue Agency says that a property used solely as a principal residence for every year of ownership may qualify for the principal residence exemption, but the sale still has to be reported. CRA guidance on reporting a principal residence sale explains the reporting requirement, while Revenu Québec rules can apply to the Quebec tax filing.
Sellers who want a second set of eyes on a Griffintown net sheet can ask Alp Perez to review the commission structure, likely property deductions, and questions for the notary before signing day.
Alp Perez helps Montreal sellers prepare property-specific net sheets, position Griffintown condos for qualified buyers, and coordinate the broker, lender, inspector, and notary timelines. Sellers can visit Alp Perez to request a practical review of the expected proceeds before listing or accepting an offer.
About The Author
Related Posts
Best Time to Sell Condo in Montreal: 2026 Guide
Your condo has been sitting through the slow months, the showings have…
