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City of Toronto · MLTT Guide

Toronto Land Transfer Tax:
you pay it twice.
Here's what that costs.

Toronto is the only city in Ontario that levies its own land transfer tax on top of the provincial one. That means buyers inside City of Toronto boundaries pay roughly double the land transfer tax compared with buyers in neighbouring cities.

Toronto buyers pay two land transfer taxes: Ontario's provincial LTT and Toronto's Municipal Land Transfer Tax (MLTT). On a $1M home, that's approximately $32,950 combined. First-time buyers can claim up to $4,475 off the Toronto MLTT and $4,000 off Ontario's LTT — a combined saving of up to $8,475.

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What Toronto buyers need to know

The Toronto MLTT applies to every property sale within city limits — here are the four things that matter most.

Toronto MLTT

Toronto charges its own land transfer tax

The Toronto Municipal Land Transfer Tax (MLTT) is levied on all property transfers within City of Toronto boundaries. It uses a bracket structure similar to Ontario's LTT but skips the 1.5% bracket — jumping from 1.0% directly to 2.0% at $400,000.

Double Tax Zone

Toronto buyers pay two land transfer taxes

Properties inside Toronto pay both the provincial Ontario LTT and the Toronto MLTT — effectively doubling the land transfer cost. On an $800,000 home, that's roughly $11,475 provincial + $11,475 Toronto = $22,950 total, before first-time buyer rebates.

City Boundaries

All of the amalgamated City of Toronto

The MLTT applies throughout the City of Toronto, which since 1998 amalgamation includes Old Toronto, North York, Etobicoke, Scarborough, East York, and York. Neighbouring cities like Mississauga, Vaughan, Markham, Brampton, and Pickering are NOT subject to Toronto MLTT.

First-Time Buyers

Up to $8,475 in combined rebates

First-time buyers in Toronto can claim both the provincial ($4,000 max) and Toronto ($4,475 max) land transfer tax rebates — for a combined saving of up to $8,475. Together these rebates eliminate LTT entirely on purchases up to roughly $400,000.

Toronto MLTT bracket structure (2026)

The Toronto MLTT uses four brackets. The key difference from Ontario's LTT: Toronto skips the 1.5% bracket and jumps straight to 2.0% above $400,000.

Purchase price portionToronto MLTT rateOntario LTT rateNote
$0 – $55,0000.5%0.5%Both match
$55,001 – $400,0001.0%1.0%Both match
$400,001 – $2,000,0002.0%1.5% then 2.0%Toronto skips the 1.5% bracket
Above $2,000,0002.5%2.5%Both match (for homes with ≤2 residences)

Worked example: Toronto MLTT on an $800,000 home

First $55,000 × 0.5%= $275
$55,001–$400,000 ($345,000) × 1.0%= $3,450
$400,001–$800,000 ($400,000) × 2.0%= $8,000
Toronto MLTT total= $11,725

Plus Ontario provincial LTT of approximately $11,475 = $23,200 combined on closing day.

What you'll actually pay: combined LTT at common price points

Toronto buyers pay both taxes at closing. This table shows the combined bill at four common purchase prices, before any first-time buyer rebates.

Purchase priceOntario LTTToronto MLTTCombined totalNotes
$500,000$6,475$6,475$12,950No first-time buyer rebates applied
$800,000$11,475$11,475$22,950No first-time buyer rebates applied
$1,000,000$16,475$16,475$32,950No first-time buyer rebates applied
$1,500,000$26,475$26,475$52,950No first-time buyer rebates applied

How to calculate and budget for Toronto LTT

Four steps from “am I even in Toronto?” to knowing the exact cash you need on closing day.

01

Check if your property is in Toronto

Toronto MLTT applies only within the City of Toronto's boundaries. The 1998 amalgamation merged Old Toronto, North York, Etobicoke, Scarborough, East York, and York into one city. If you're buying in Mississauga, Vaughan, Markham, or other municipalities, you pay only Ontario's provincial LTT — no Toronto MLTT.

02

Calculate your Toronto MLTT

Apply the bracket structure to your purchase price. On $800,000: first $55,000 × 0.5% = $275; next $345,000 × 1.0% = $3,450; remaining $400,000 × 2.0% = $8,000. Total Toronto MLTT = $11,725. (Then calculate the same Ontario LTT brackets separately — the provincial bill is nearly identical.)

03

Apply first-time buyer rebates if eligible

First-time buyers claim up to $4,475 off the Toronto MLTT and up to $4,000 off the Ontario LTT — a combined saving of up to $8,475. To qualify you must be a Canadian citizen or permanent resident, at least 18, and never have owned a home anywhere in the world. Apply through your real estate lawyer at closing.

04

Budget the net LTT for closing day

LTT is due on closing day and cannot be financed into your mortgage — it must be paid in cash from your closing funds. Factor both the provincial and Toronto LTT into your total closing budget. On an $800,000 Toronto home, budget about $22,950 in combined LTT (before rebates).

For first-time buyers

Up to $8,475 back — if you've never owned a home

ON

Ontario provincial rebate

Up to $4,000 — eliminates provincial LTT on homes up to ~$368,000

TO

Toronto MLTT rebate

Up to $4,475 — eliminates Toronto MLTT on homes up to ~$400,000

Combined savingup to $8,475

Eligibility checklist

✓Canadian citizen or permanent resident
✓At least 18 years old
✓Never owned a home anywhere in the world
✓If buying with a partner, they must also qualify
✓Must occupy as principal residence within 9 months

Free tool

Calculate your exact Toronto LTT in seconds

Our land transfer tax calculator shows your provincial LTT, Toronto MLTT, and any first-time buyer rebates — side by side, instantly.

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Toronto land transfer tax — frequently asked questions

What is the Toronto Municipal Land Transfer Tax (MLTT)?▼
The Toronto MLTT is a municipal tax on property transfers within City of Toronto limits. It was introduced in 2008 under the City of Toronto Act, making Toronto the only municipality in Ontario authorized to levy its own land transfer tax. It operates alongside — not instead of — the provincial Ontario LTT, so Toronto buyers pay both.
How much is the Toronto land transfer tax on a $1 million home?▼
On a $1,000,000 Toronto property, the Toronto MLTT is approximately $16,475 and the Ontario provincial LTT is also approximately $16,475 — for a combined land transfer tax of about $32,950. This assumes a standard residential property with 1–2 residences and no first-time buyer rebates. Use our LTT calculator for your exact purchase price.
How does the Toronto MLTT differ from Ontario's land transfer tax?▼
The bracket structures are nearly identical, with one key difference: Ontario LTT has a 1.5% bracket on the portion between $250,001 and $400,000, while Toronto's MLTT skips that bracket and goes directly from 1.0% (for $55,001–$400,000) to 2.0% (above $400,000). For most purchase prices above $400,000, the tax is essentially identical — roughly doubling the Ontario bill.
What is the Toronto land transfer tax first-time buyer rebate?▼
Toronto first-time buyers receive a rebate of up to $4,475 on the MLTT. The full rebate applies on purchases up to approximately $400,000, eliminating the MLTT entirely. The rebate is claimed through your real estate lawyer at closing. Combined with Ontario's $4,000 first-time buyer rebate, eligible Toronto buyers can receive up to $8,475 in total LTT savings.
Who qualifies for the Toronto first-time buyer LTT rebate?▼
You must be a Canadian citizen or permanent resident, at least 18 years old, and have never previously owned a home anywhere in the world — not just Canada. If you're buying with a co-purchaser (spouse or partner) who previously owned a home, neither of you will qualify for the rebate. The property must become your principal residence within 9 months of closing.
Do I pay Toronto land transfer tax if I buy in Scarborough or North York?▼
Yes. After Toronto's 1998 amalgamation, Scarborough, North York, Etobicoke, East York, and York all became part of the City of Toronto. Any property within those former municipalities is subject to the Toronto MLTT on top of Ontario's provincial LTT. If you're unsure whether a specific address is within Toronto's boundaries, your real estate lawyer will confirm before closing.
When is the Toronto land transfer tax due?▼
Both the Toronto MLTT and the Ontario provincial LTT are due on closing day. Your real estate lawyer collects both from your closing funds held in trust and remits them — the MLTT to the City of Toronto and the provincial LTT to the province of Ontario. Neither tax can be deferred or financed into your mortgage. Budget the full combined amount in your cash-to-close.

Buying in Toronto? Let's plan your full closing costs.

Toronto LTT is just one closing cost. Our advisors help you budget the full picture — LTT, legal fees, title insurance, CMHC PST — so there are no surprises on closing day.

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