Land Transfer Tax Calculator: Ontario and Toronto

Calculate your land transfer tax

The calculator applies Ontario's land transfer tax brackets to the purchase price, adds Toronto's municipal land transfer tax for a home in the City of Toronto, and takes off the first-time buyer refunds when you qualify. Tick the second box if a buyer isn't a Canadian citizen or permanent resident to add the speculation taxes. Open "How it's worked out" to see each bracket.

How Ontario's land transfer tax is calculated

Ontario's land transfer tax is charged in brackets, like income tax: each slice of the price is taxed at its own rate, and the slices are added up. For a home with one or two single family residences, the rates have been the same since January 1, 2017 (Ontario: calculating land transfer tax).

On a $400,000 home, for example, the first $55,000 is taxed at 0.5% ($275), the next $195,000 at 1% ($1,950) and the last $150,000 at 1.5% ($2,250), for $4,475 in total. Every dollar above $400,000 adds 2 cents, and every dollar above $2,000,000 adds 2.5 cents. The tax is based on the price in the agreement of purchase and sale, including anything else the buyer gives the seller for the home.

Toronto's municipal land transfer tax

A home in the City of Toronto pays a second tax: the Municipal Land Transfer Tax, charged "in addition to the Provincial Land Transfer Tax" (City of Toronto: MLTT rates). No other Ontario municipality charges one, so a buyer in Mississauga, Markham or Vaughan pays only Ontario's tax.

Up to $3,000,000 Toronto's brackets match Ontario's, so the city tax equals the provincial tax and a Toronto buyer pays twice the amount. Above $3,000,000 the city's rates climb steeply: the higher tiers below have applied since April 1, 2026.

Land transfer tax at common prices

These are the totals the calculator gives at common prices for a home with one or two residences. Outside Toronto there's only Ontario's tax; in Toronto both taxes are added together. The first-time columns take off the full refunds: up to $4,000 from Ontario and up to $4,475 from Toronto.

First-time home buyer refunds

First-time buyers can get back up to $4,000 of Ontario's tax (Ontario: first-time homebuyer refunds) and, in Toronto, up to $4,475 of the city's tax (City of Toronto: MLTT rebates). Ontario's refund covers the whole tax on a home up to about $368,000; Toronto's covers the city tax on a home up to $400,000. Above that, you pay the difference.

The main conditions are the same for both. Your lawyer usually claims the refund when the deed is registered on closing; if not, you have 18 months to apply. When one buyer qualifies and a co-buyer doesn't, Ontario's refund is cut to the qualifying buyer's share.

• You're at least 18 and a Canadian citizen or permanent resident (or become one within 18 months)
• You've never owned a home, or a share of one, anywhere in the world
• Your spouse hasn't owned a home while they were your spouse
• You move in as your main home within nine months of closing

Foreign buyers: the speculation taxes

A buyer who isn't a Canadian citizen or permanent resident pays Ontario's Non-Resident Speculation Tax of 25% of the price, anywhere in Ontario, on top of the land transfer tax (Ontario: Non-Resident Speculation Tax). In Toronto, the city adds its own 10% Municipal Non-Resident Speculation Tax, in force since January 1, 2025. First-time refunds don't apply.

On a $750,000 Toronto condo that's $187,500 to Ontario and $75,000 to the city, on top of $22,950 of land transfer tax. Separately, a federal ban currently stops most people who aren't citizens or permanent residents from buying a home in Canadian cities, with some exceptions. A lawyer can tell you whether it applies to you.

Who pays land transfer tax, and when

The buyer pays land transfer tax; the seller doesn't. It's due on closing day, when the buyer's lawyer registers the transfer electronically and pays the tax at the same time. It's a closing cost on top of the down payment, so buyers need the money ready before closing, along with legal fees and adjustments.

Sellers feel it indirectly. A buyer who has to find $22,950 in cash for a $750,000 Toronto home has that much less to put toward the price, so Toronto sellers often price with the city tax in mind.

Selling and buying? Keep the listing commission

If you're selling one home to buy another, the land transfer tax on the next one is a big cheque. With a flat fee MLS® listing from $69.99 a month you list on the MLS® System and realtor.ca without paying a listing agent's commission, and that saving can cover a good part of the tax. See what you'd keep with the real estate commission calculator, or read how to sell your house privately in Ontario.

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