Canada Land Transfer Tax Calculator
Estimate Ontario land transfer tax, plus Toronto's municipal land transfer tax if buying in the city, using 2026 rates.
What this calculator does
Estimates Ontario's provincial land transfer tax, plus Toronto's additional municipal land transfer tax if buying within the city, and applies the first-time buyer rebate if eligible.
Who this is for
Anyone buying property in Ontario budgeting for closing costs beyond the purchase price and mortgage, especially Toronto buyers who often aren't aware they face two separate land transfer taxes rather than one.
How this calculator works
Ontario land transfer tax is a marginal tax: 0.5% on the first $55,000, 1.0% up to $250,000, 1.5% up to $400,000, and 2.0% above that. If you're buying in Toronto, the city adds its own municipal land transfer tax (MLTT) using the same graduated structure up to $3 million — effectively doubling your total land transfer tax versus buying elsewhere in Ontario. First-time buyers can get a rebate of up to $4,000 provincially and up to $4,475 municipally in Toronto.
Worked example
A $700,000 property outside Toronto, not a first-time buyer: $55,000 × 0.5% = $275. Next $195,000 (to $250,000) × 1.0% = $1,950. Next $150,000 (to $400,000) × 1.5% = $2,250. Final $300,000 (to $700,000) × 2.0% = $6,000. Total = $10,475. The same purchase in Toronto would owe roughly double that once the near-identical municipal tax is added — around $20,000+ combined, before any first-time buyer rebate.
Where your land transfer tax goes
Run the calculator above to see the provincial vs. municipal split (Toronto only).
Common mistakes
- Forgetting Toronto's municipal tax entirely. Buyers researching only the provincial rate are frequently surprised that Toronto adds a near-identical tax on top, roughly doubling the total.
- Missing the first-time buyer rebate. Combined provincial + municipal rebates can total up to $8,475 in Toronto — a meaningful amount that's easy to overlook.
- Assuming Ontario's rates apply nationwide. Other provinces (BC, Alberta, and others) have entirely separate property transfer tax systems with different rates and rules.
- Not budgeting land transfer tax as separate cash needed upfront. Unlike the down payment, land transfer tax generally can't be rolled into the mortgage — it needs to be available as cash at closing.
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Frequently Asked Questions
Can I include land transfer tax in my mortgage?
Generally no — land transfer tax is typically due in cash at closing, separate from your mortgage and down payment. Budget for it as an upfront cost, not something you can finance over time.
Do I pay two land transfer taxes in Toronto?
Yes, Toronto buyers pay both the Ontario provincial land transfer tax and the City of Toronto's municipal land transfer tax (MLTT), roughly doubling the total compared to buying elsewhere in Ontario.
Is there a first-time buyer rebate?
Yes, up to $4,000 off the provincial tax and up to $4,475 off Toronto's municipal tax, for a combined $8,475 if buying in Toronto.
Does this apply outside Ontario?
No, this covers Ontario only. Other provinces (BC, Alberta, and others) have their own separate property transfer tax systems with different rates.