Anything under 20 percent down requires mortgage insurance through CMHC, Sagen or Canada Guaranty, and Saskatchewan charges PST on that premium at closing, a cost worth budgeting for separately from the down payment itself.
Add legal fees of $800 to $1,500 and a home inspection at $400 to $600 to the total, since both are due at or before possession and neither is optional regardless of the neighbourhood.
Get your hand-reviewed valuation from Joel Dyck.