Land Transfer Tax Calculator Ontario & Toronto (2026)

Ontario land transfer tax
Part of the price	Rate	Tax
Up to $55,000	0.5%	$275
$55,000 to $250,000	1%	$1,950
$250,000 to $400,000	1.5%	$2,250
$400,000 to $2,000,000	2%	$12,000
Total	$16,475

Toronto municipal land transfer tax
Part of the price	Rate	Tax
Up to $55,000	0.5%	$275
$55,000 to $250,000	1%	$1,950
$250,000 to $400,000	1.5%	$2,250
$400,000 to $2,000,000	2%	$12,000
Total	$16,475

How land transfer tax works

When you buy a home in Ontario, the province charges land transfer tax on the price. In the City of Toronto, the city also charges its own municipal land transfer tax, at the same rates up to $3 million, so buyers there pay about twice as much. Your lawyer pays both on closing day, when the purchase is registered, from the money you bring to closing.

Each rate applies only to the part of the price in its bracket. Ontario’s 2.5% above $2 million and Toronto’s higher rates above $3 million apply to land with one or two homes on it, condos included; other property tops out at 2%.

Ontario land transfer tax rates

Ontario land transfer tax rates
Part 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%

Toronto municipal land transfer tax rates

In force since April 1, 2026, when Toronto raised its rates above $3 million.

Toronto municipal land transfer tax rates
Part 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%

Land transfer tax by price

Land transfer tax by price, in Toronto and elsewhere in Ontario
Price	Elsewhere in Ontario	First-time buyer	City of 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
$3,500,000	$73,975	$69,975	$157,450	$148,975

Dibz calculation from the Ontario and City of Toronto rates, checked November 8, 2026. First-time buyer columns assume every buyer qualifies for the full refunds.

First-time buyer refunds

Ontario refunds up to $4,000, so there’s no provincial tax on the first $368,000 of a home. In the City of Toronto, the city rebates up to $4,475 more, which covers its tax on a home up to $400,000. Together that’s up to $8,475 back for a first-time buyer in Toronto.

To qualify for either, you must:

be 18 or older;
never have owned a home, or part of one, anywhere in the world; if you have a spouse, they can’t have owned one while you were spouses;
move in within nine months of the purchase;
be a Canadian citizen or permanent resident, or become one within 18 months;
claim within 18 months. Your lawyer usually claims both refunds when the purchase is registered.

Buying with someone who has owned a home before? Ontario’s refund shrinks to the share the first-time buyers own: a parent and child buying 50/50 can get up to $2,000. Ask your lawyer how Toronto’s rebate works out for you.

Buyers who aren’t citizens or permanent residents

Foreign nationals pay Ontario’s 25% Non-Resident Speculation Tax on the whole price, plus Toronto’s 10% Municipal Non-Resident Speculation Tax in the city, on top of land transfer tax. Some buyers are exempt, such as nominees of the Ontario Immigrant Nominee Program and protected persons, and federal rules limit which non-Canadians can buy a home at all, so check with a lawyer before you make an offer.

Other closing costs

Land transfer tax is usually the biggest closing cost. Also budget for legal fees, title insurance, a home inspection, adjustments for property tax or condo fees the seller has paid ahead, and, with less than 20% down, Ontario’s 8% sales tax on the mortgage insurance premium. Our closing costs guide breaks them down, and the mortgage calculator adds them to your payments.

Questions people ask

How much is land transfer tax on a $1 million home in Toronto?

$32,950: $16,475 to Ontario and $16,475 to the City of Toronto. A first-time buyer who qualifies for both refunds pays $24,475. Elsewhere in Ontario the same home costs $16,475, or $12,475 for a first-time buyer.

Do you 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. Up to $3 million the two use the same rates, so the total is about double. Homes in other GTA cities, such as Mississauga, Brampton, Vaughan or Markham, pay only Ontario’s.

How much is the first-time buyer land transfer tax refund?

Up to $4,000 from Ontario and, in the City of Toronto, up to $4,475 more: $8,475 in all. Ontario’s means no provincial tax on the first $368,000 of a home; Toronto’s covers its tax on a home up to $400,000.

When do you pay land transfer tax?

On closing day. Your real estate lawyer pays it when your purchase is registered, from the money you bring to closing, and usually claims any first-time buyer refund at the same time. It comes on top of your down payment.

Do new homes pay land transfer tax?

Yes. Land transfer tax applies to new and resale homes alike, and the first-time buyer refunds cover both.

Sources

Rates checked November 8, 2026.

Land transfer tax calculator for Ontario and Toronto

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