Land Transfer Tax
Calculator — know your
exact closing cost.
Instantly calculate Ontario and Toronto land transfer tax — including first-time buyer rebates of up to $8,475.
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Ontario land transfer tax uses a 5-bracket sliding scale from 0.5% to 2.5%. Toronto properties face a second municipal LTT on top — roughly doubling the cost. First-time buyers in Ontario get a rebate of up to $4,000; those in Toronto get an additional $4,475, for a combined saving of up to $8,475. The calculator below applies all brackets and rebates instantly.
Ontario Land Transfer Tax Calculator (Including Toronto)
Reviewed by Surrayya Afzal, Principal Broker · FSRA #M14001433 · Updated September 25, 2026
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Mortgage Squad Advisors · FSRA #13737 · Licensed in Ontario only.
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Read the full explanationThe rules behind the numbers, with worked examples.
How land transfer tax works in Ontario
Land transfer tax is a one-time tax the buyer pays when title to a property changes hands. It is due on closing day, it has to be paid in cash, and it cannot be rolled into your mortgage.
Ontario charges it on a sliding scale, so the rate climbs as the price rises rather than applying a single flat percentage. The first $55,000 is taxed at 0.5%, the portion from $55,000 to $250,000 at 1%, the portion to $400,000 at 1.5%, the portion to $2,000,000 at 2%, and anything above $2,000,000 at 2.5%. Each tier applies only to the dollars that fall inside it, which is why your effective rate always lands below the top bracket your price reaches.
Ontario land transfer tax rates
Updated September 2026
| Price portion | Rate |
|---|---|
| up to $55,000 | 0.5% |
| $55,000–$250,000 | 1.0% |
| $250,000–$400,000 | 1.5% |
| $400,000–$2,000,000 | 2.0% |
| over $2,000,000 | 2.5% (1–2 single-family residences) |
What affects your bill
Three things move the number. The first is purchase price, since the tax is calculated on the full price and the top dollars are taxed hardest. The second is location: a home inside the City of Toronto is hit with a second Municipal Land Transfer Tax that matches the provincial brackets up to $3,000,000, so a Toronto buyer pays close to double what the same purchase would cost in Mississauga or Hamilton. Above $3,000,000 the two part ways: Toronto’s municipal rates climb from 4.40% to 8.60%, while the provincial rate stays at 2.5%.
The third is your buyer status. First-time buyers qualify for rebates, and non-residents face an additional 25% Non-Resident Speculation Tax in Ontario. None of this depends on your down payment or your mortgage size — land transfer tax is purely a function of price, place, and who is buying.
Toronto Municipal Land Transfer Tax rates
For homes with one or two single-family residences, Toronto uses the provincial brackets up to $3,000,000 and higher luxury brackets above it, in effect since April 1, 2026.
| Price portion | Rate |
|---|---|
| up to $55,000 | 0.5% |
| $55,000–$250,000 | 1.0% |
| $250,000–$400,000 | 1.5% |
| $400,000–$2,000,000 | 2.0% |
| $2,000,000–$3,000,000 | 2.5% |
| $3,000,000–$4,000,000 | 4.40% |
| $4,000,000–$5,000,000 | 5.45% |
| $5,000,000–$10,000,000 | 6.50% |
| $10,000,000–$20,000,000 | 7.55% |
| over $20,000,000 | 8.60% |
A worked example: an $800,000 home in Toronto
Say a first-time buyer is closing on an $800,000 condo in the City of Toronto. Start with the provincial Ontario LTT, tier by tier: 0.5% on the first $55,000 is $275; 1% on the next $195,000 is $1,950; 1.5% on the next $150,000 is $2,250; and 2% on the remaining $400,000 is $8,000. That adds up to a provincial LTT of $12,475.
Because the property is in Toronto, the Municipal LTT applies on the same scale and comes to another $12,475, bringing the gross tax to $24,950. Now subtract the rebates: a first-time buyer claims up to $4,000 provincially and up to $4,475 from the city, a combined $8,475.
That leaves a net land transfer tax of about $16,475 due on closing day. A buyer who is not a first-timer would owe the full $24,950 — which is exactly why confirming your rebate eligibility before you firm up an offer matters so much.
Ottawa and Mississauga examples
A $650,000 home in Ottawa: Ontario LTT is $9,475 ($275 + $1,950 + $2,250 + $5,000). A first-time buyer gets the $4,000 rebate and pays $5,475. Ottawa has no municipal land transfer tax.
A $950,000 home in Mississauga: Ontario LTT is $15,475 ($275 + $1,950 + $2,250 + $11,000). A first-time buyer pays $11,475 after the rebate. Mississauga has no municipal land transfer tax — only Toronto does.
How to reduce what you owe
The biggest lever is the first-time buyer rebate, and it is worth being precise about who qualifies: you must be at least 18, you cannot have owned a home anywhere in the world, and your spouse cannot have owned one while you were married. If you buy with a partner who has owned before, your rebate is prorated to your share of the purchase. Buying just outside Toronto’s boundary avoids the municipal layer entirely, which on an $800,000 home is a five-figure difference. The one thing you cannot do is finance the tax, so build the full net figure into your cash plan well before closing rather than discovering it on the lawyer’s statement of adjustments.
Sources (Ontario)
- Government of Ontario, Calculating land transfer tax (rates).
- Government of Ontario, Land transfer tax (who pays and when the tax is paid).
- Government of Ontario, Refunds for first-time homebuyers (up to $4,000).
- City of Toronto, MLTT rates and fees (municipal brackets, including the rates over $3,000,000 in effect April 1, 2026).
- City of Toronto, MLTT rebate opportunities (first-time purchaser rebate up to $4,475).
- Government of Ontario, Non-Resident Speculation Tax (25% province-wide).
Related scenarios
Land transfer tax is usually the largest single line on your closing statement, so once you know it, fold it into your full closing costs estimate alongside legal fees, title insurance, and (in Ontario) the provincial sales tax on any mortgage insurance premium. If this is your first purchase, the rebate is only one of several programs worth lining up — the first-time home buyer guide walks through the FHSA, the RRSP Home Buyers’ Plan, and how they stack with the LTT rebate.
How to use this calculator
- Enter your purchase priceType in the purchase price of the home you're buying. The calculator instantly computes your Ontario land transfer tax on a sliding scale — and adds Toronto's Municipal Land Transfer Tax if your property is inside city limits.
- Select your province and municipalityChoose Ontario, then indicate whether you're buying inside the City of Toronto. First-time buyers automatically see both rebates applied — up to $4,000 (provincial) and $4,475 (Toronto) — for a combined saving of up to $8,475.
- Plan your closing costs with usLTT is one of several closing costs due on possession day. Our advisors help you budget for the full picture — legal fees, home inspection, title insurance, and more — so there are no surprises when you're handed the keys.
How this is calculated
- 1. Provincial land transfer tax by bracket →
- 2. Add Toronto Municipal LTT if the home is in Toronto →
- 3. Subtract first-time buyer rebates →
- 4. Total due in cash on closing, paid through your real-estate lawyer
How Ontario land transfer
tax is calculated.
Each bracket applies only to the portion of the purchase price within that range — not your entire purchase price.
| Purchase price range | Rate | On $800k home |
|---|---|---|
| First $55,000 | 0.5% | $275 |
| $55,001 – $250,000 | 1.0% | $1,950 |
| $250,001 – $400,000 | 1.5% | $2,250 |
| $400,001 – $2,000,000 | 2.0% | $8,000 |
| Over $2,000,000 (res.) | 2.5% | — |
| Total on $800,000 | $12,475 | |
| First-time buyer rebate (max $4,000) | − $4,000 | |
| Net after FTB rebate | $8,475 |
Illustrative only — residential purchase. Rebate phased out on purchases above ~$368k. Confirm with your real estate lawyer.
How is land transfer tax calculated in Ontario?
How much is land transfer tax in Toronto?
How much is the first-time home buyer land transfer tax rebate in Ontario and Toronto?
Is there a land transfer tax in Mississauga, Markham or Ottawa?
Can land transfer tax be added to my mortgage?
Do you pay land transfer tax on a new build or an assignment in Ontario?
When is land transfer tax paid, and who pays it?
Does Toronto charge its own land transfer tax on top?
How much is the first-time buyer LTT rebate in Ontario?
Who qualifies as a first-time home buyer in Ontario?
When is land transfer tax due?
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Mortgage calculators by city
Land transfer tax is one closing cost — use our city mortgage calculators to plan the full picture for your market.