Ontario Land Transfer Tax Calculator
Calculate Ontario land transfer tax (LTT) on your home purchase, including the Toronto Municipal Land Transfer Tax and first-time buyer rebates of up to $4,000 provincial + $4,475 municipal.
Property Details
Land Transfer Tax
Toronto buyers pay an additional Municipal LTT
Ontario Tax Breakdown
| Bracket | Rate | Taxable | Tax |
|---|---|---|---|
| $0 – $55,000 | 0.5% | $55,000 | $275 |
| $55,000 – $250,000 | 1.0% | $195,000 | $1,950 |
| $250,000 – $400,000 | 1.5% | $150,000 | $2,250 |
| $400,000 – $2,000,000 | 2.0% | $100,000 | $2,000 |
| Total | $6,475 | ||
Transfer Tax on $500,000 by Province
Base tax only (no first-time buyer rebates, no Toronto MLTT).
How it works: Most Canadian provinces charge a property transfer tax (or land transfer tax) when you purchase real estate. The tax is typically based on the purchase price and uses progressive brackets. Alberta, Saskatchewan, and the three territories do not have a transfer tax — they charge nominal registration fees instead. Ontario buyers in Toronto pay an additional Municipal Land Transfer Tax. First-time home buyers in Ontario and British Columbia may qualify for rebates that reduce or eliminate the tax on properties below certain thresholds. Quebec's “Welcome Tax” (droits de mutation) has no first-time buyer exemption.
Ontario LTT Brackets (2026)
| Purchase price bracket | Marginal rate |
|---|---|
| First $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 (1–2 single-family residences) | 2.5% |
Rates are marginal — like income tax, you only pay the higher rate on the portion of the price inside each bracket. The tax is due in full on closing and cannot be added to your mortgage.
Toronto Municipal Land Transfer Tax (MLTT)
Buying inside the City of Toronto means paying a second land transfer tax to the city, with brackets matching the provincial LTT up to $3 million — so most Toronto buyers effectively pay double. On a $800,000 home: $12,475 provincial + $12,475 municipal ≈ $24,950 combined before any rebates.
New luxury tiers from April 1, 2026: City Council added graduated MLTT rates for homes (one or two single-family residences) above $3 million — 4.40% to $4M, 5.45% to $5M, 6.50% to $10M, 7.55% to $20M, and 8.60% above $20M. This calculator includes the new tiers.
The MLTT applies only within City of Toronto boundaries — Mississauga, Vaughan, Markham, Pickering and other GTA municipalities charge no municipal LTT.
First-Time Buyer Rebates
Ontario: up to $4,000 refunded on the provincial LTT. Homes up to $368,333 pay no provincial LTT at all; above that, you pay the calculated LTT minus $4,000.
Toronto: an additional municipal rebate of up to $4,475, stacked on the provincial rebate — up to $8,475 in combined savings for a first-time buyer in Toronto.
Eligibility: you must be at least 18, a Canadian citizen or permanent resident, never have owned a home (or interest in one) anywhere in the world, and occupy the home as your principal residence within 9 months. Your spouse must not have owned a home while married to you — if they did, neither of you qualifies. The rebate is usually claimed instantly at registration by your lawyer.
Worked example — $800,000 Toronto home, first-time buyer: provincial LTT $12,475 − $4,000 = $8,475; municipal MLTT $12,475 − $4,475 = $8,000; total $16,475 (vs $24,950 without the rebates).
Non-Resident Buyers
Foreign nationals (not citizens or permanent residents) pay a 25% Non-Resident Speculation Tax (NRST) on residential property anywhere in Ontario, on top of the LTT. Toronto adds a further 10% Municipal Non-Resident Speculation Tax (MNRST) since January 1, 2025. Neither is included in this calculator.
Buying outside Ontario? Compare all 13 provinces and territories — including BC's property transfer tax and Quebec's welcome tax — with the Canada-wide land transfer tax calculator.
Sources
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