Ontario land transfer tax calculator
Ontario land transfer tax plus Toronto's municipal tax, bracket by bracket, with the first-time buyer refunds of up to $4,000 and $4,475.
Ontario purchase
Your land transfer tax
Rules checked: September 2026. Source: Ontario official source
About Ontario land transfer tax
Ontario charges land transfer tax in graduated brackets — each rate applies only to the portion of the purchase price within that band. The full schedule is:
- $0–$55,000: 0.50%
- $55,000–$250,000: 1.00%
- $250,000–$400,000: 1.50%
- $400,000–$2,000,000: 2.00%
- Over $2,000,000: 2.50%
Land transfer tax is paid at closing, in cash, on top of your down payment, legal fees, title insurance and tax adjustments. Lenders will not add it to the mortgage.
First-time buyer rebate in Ontario
Available to first-time buyers ≥ 18 who occupy as principal residence within 9 months. Must be Canadian citizen or PR. Spouse cannot have owned a home anywhere. Apply at registration or within 18 months.
Toronto's municipal land transfer tax
The City of Toronto charges its own land transfer tax on top of Ontario's, on the same price. Up to $2 million the brackets match the province's; from April 1, 2026, homes with one or two single-family residences pay 2.5% from $2 million to $3 million and graduated rates of 4.4% to 8.6% above $3 million (By-law 132-2026). Select Toronto in the calculator to add it.
Worked example: a $850,000 home in Ontario
- Provincial tax: $13,475
- First-time buyer paying the same price: $9,475 ($4,000 saved)
- Same price in Toronto: $26,950 — the provincial and municipal taxes together
Other Canadian provinces
- British Columbia land transfer tax
- Alberta land transfer tax
- Saskatchewan land transfer tax
- Manitoba land transfer tax
- Quebec land transfer tax
- New Brunswick land transfer tax
- Nova Scotia land transfer tax
- Prince Edward Island land transfer tax
- Newfoundland & Labrador land transfer tax
- Yukon land transfer tax
- Northwest Territories land transfer tax
- Nunavut land transfer tax
Related calculators
- Total closing costs — everything due in cash at closing, not just the transfer tax
- Down payment and CMHC premium
- Foreign buyer tax
Rate source: Ontario official schedule, checked 2026-09-24. Confirm the figure with your real estate lawyer before relying on it for a real transaction.
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Ontario land transfer tax — common questions
- How much is land transfer tax in Ontario?
- Ontario charges it in graduated brackets — 0.5% on the first $55,000, 1% from $55,000 to $250,000, 1.5% from $250,000 to $400,000, 2% from $400,000 to $2,000,000, 2.5% on everything above $2,000,000. Each rate applies only to the portion of the price inside that band, so the effective rate is always lower than the top bracket you reach.
- When do I pay Ontario land transfer tax?
- At closing, in cash, through your lawyer. It cannot be added to the mortgage or paid in instalments, which is why it is the closing cost that most often catches first-time buyers short — it has to be saved separately from the down payment.
- Is there an extra land transfer tax in Toronto?
- Yes. The City of Toronto charges a municipal land transfer tax on top of Ontario's, on the same price and with the same brackets up to $2 million — so a Toronto buyer roughly pays the tax twice. Above $3 million the City's rates rise further on homes with one or two single-family residences.
- Is there a first-time buyer rebate in Ontario?
- Yes — up to $4,000 off the provincial tax. The municipal rebate of up to $4,475 is separate and stacks on top of it. Available to first-time buyers ≥ 18 who occupy as principal residence within 9 months. Must be Canadian citizen or PR. Spouse cannot have owned a home anywhere. Apply at registration or within 18 months.
- Do I still count as a first-time buyer if my partner has owned a home?
- Not if your spouse owned a home anywhere in the world while you were spouses — Ontario then refuses the refund for both of you. Ontario also requires that you never owned a home yourself and that you move in within nine months.
- Can I add Ontario land transfer tax to my mortgage?
- No. It is due in cash on closing day, and lenders will not advance funds for it. Many will also ask you to prove you hold reserves for closing costs on top of your down payment before they approve the mortgage.
- Do I pay land transfer tax on a new build?
- Yes, on the purchase price, normally at final closing rather than when you sign the agreement. A new build may also carry GST or HST, which is a separate calculation with its own rebate — worth modelling together rather than one at a time.
- Does refinancing or renewing trigger land transfer tax?
- No. The tax applies to a transfer of title, not to the mortgage on it. Refinancing, renewing or switching lenders leaves ownership unchanged, so no transfer tax is owed — though a switch may carry registration or discharge fees.
- Where do these rates come from?
- From the official source linked on this page (https://www.ontario.ca/document/land-transfer-tax/land-transfer-tax-refunds-first-time-homebuyers), last checked 2026-09-24. Rates and rebate ceilings change with provincial budgets, so confirm the figure with your real estate lawyer before relying on it for an actual closing.