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Land transfer tax, Ontario and Toronto.

The biggest closing cost most buyers forget to save for. Enter the price and where the home is. See what Ontario charges, what Toronto adds and what a first-time buyer gets back. Rates checked 13 November 2026.

Land transfer tax due on closing

Ontario land transfer tax
Toronto municipal land transfer tax
Ontario first-time buyer refund
Toronto first-time buyer rebate
You pay

Now work out the mortgage

Three purchases, worked through

Same tax, very different bills

First home in Pickering, CAD 820,000

$8,875

Ontario tax of $12,875, less the $4,000 first-time refund. Outside Toronto there is no municipal tax. A couple who saved the down payment and nothing for closing is short by this much on the day. Find out before you bid, not after.

First condo in Toronto, CAD 950,000

$22,475

$15,475 to Ontario and $15,475 to the city. Both rebates together return $8,475. The same condo one street outside the city boundary would cost $11,475.

Family home in Toronto, CAD 3,500,000

$157,450

$73,975 to Ontario and $83,475 to Toronto. The portion above CAD 3,000,000 is taxed by the city at 4.4 percent since 1 April 2026. Before that date the city's bill on the same home would have been $73,975.

By price

Land transfer tax on common prices

Price	Ontario	Ontario, first-time buyer	Toronto, both taxes	Toronto, first-time buyer
$500,000	$6,475	$2,475	$12,950	$4,475
$750,000	$11,475	$7,475	$22,950	$14,475
$1,000,000	$16,475	$12,475	$32,950	$24,475
$1,500,000	$26,475	$22,475	$52,950	$44,475
$2,500,000	$48,975	$44,975	$97,950	$89,475

Ontario rates

Portion of the price	Rate
Up to $55,000	0.5%
$55,000 to $250,000	1%
$250,000 to $400,000	1.5%
$400,000 to $2,000,000	2%
Over $2,000,000*	2.5%

*2.5 percent applies only where the land has one or two single family residences. Other property stays at 2 percent.

Toronto rates, from 1 April 2026

Portion of the price	Rate
Up to $55,000	0.5%
$55,000 to $250,000	1%
$250,000 to $400,000	1.5%
$400,000 to $2,000,000	2%
$2,000,000 to $3,000,000	2.5%
$3,000,000 to $4,000,000	4.4%
$4,000,000 to $5,000,000	5.45%
$5,000,000 to $10,000,000	6.5%
$10,000,000 to $20,000,000	7.55%
Over $20,000,000	8.6%

For homes with one or two single family residences. Other property: 2 percent on everything over CAD 400,000. Toronto also charges an administration fee of CAD 102.56 plus HST on each transaction.

Sources: Ontario, Calculating Land Transfer Tax; Ontario, Land Transfer Tax Refunds for First-Time Homebuyers; City of Toronto, Municipal Land Transfer Tax rates and fees. Checked 13 November 2026. Buyers who are not citizens or permanent residents may also owe Ontario's Non-Resident Speculation Tax, which this calculator does not include. Your real estate lawyer confirms the final figure.

Land transfer tax: your questions

How much is land transfer tax in Ontario?

It is charged in steps: 0.5 percent on the first CAD 55,000, 1 percent up to CAD 250,000, 1.5 percent up to CAD 400,000, 2 percent above that, and 2.5 percent above CAD 2,000,000 for homes with one or two single family residences. On a CAD 750,000 home that is $11,475.

Do I pay land transfer tax twice in Toronto?

Yes. A home in the City of Toronto pays Ontario's land transfer tax and Toronto's municipal land transfer tax. On a CAD 1,000,000 home that is $16,475 to Ontario and $16,475 to Toronto. Homes outside the city limits, including Pickering, Ajax, Markham and Mississauga, pay the Ontario tax only.

What do first-time buyers get back?

Ontario refunds up to CAD 4,000 of its tax and Toronto rebates up to CAD 4,475 of its tax. The Ontario refund covers the full tax on a home up to CAD 368,333. Above that you receive the maximum and pay the rest.

Who counts as a first-time buyer in Ontario?

Broadly: you are at least 18, a Canadian citizen or permanent resident, you will live in the home as your principal residence within nine months, and you have never owned a home anywhere in the world. If your spouse owned a home while being your spouse, the refund is not available. You cannot qualify a second time.

What if only one of two buyers is a first-time buyer?

The refund is reduced in proportion. Where a first-time buyer and a buyer who has owned before each take 50 percent, half of the refund is available. Choose "Half" in the calculator.

When is land transfer tax paid?

On closing day, when the transfer is registered. Your lawyer collects it with the rest of the closing funds. It cannot be added to the mortgage, so it has to come from savings.

What changed in Toronto in 2026?

From 1 April 2026 Toronto charges higher graduated rates on homes with one or two single family residences priced above CAD 3,000,000: 4.4 percent on the portion from 3 to 4 million, rising to 8.6 percent above 20 million.