Land Transfer Tax Calculator
Land transfer tax
$0.00
Enter a purchase price to see the tax.
Sent. Check your inbox.
Your breakdown is on its way.
Get My Full Closing Quote Book Free ConsultationEstimate using 2026 Ontario and Toronto rates. It isn’t legal advice; your lawyer confirms the exact tax before closing.
How it works
How Land Transfer Tax Is Calculated in Ontario
Land transfer tax is charged on the price you pay, in bands, like income tax. Each band has its own rate, and you add the bands up.
Ontario Rates (Homes With One or Two Single-Family Residences)
- 0.5% on the first $55,000
- 1.0% from $55,000 to $250,000
- 1.5% from $250,000 to $400,000
- 2.0% from $400,000 to $2,000,000
- 2.5% above $2,000,000
Other property (commercial, vacant land, buildings with three or more units) uses the same bands up to $400,000 and then 2.0% on everything above it; the 2.5% band applies only to homes.
Toronto Pays Twice
A home inside the City of Toronto also pays the Municipal Land Transfer Tax. Up to $2,000,000 it uses the same bands as the province, so a Toronto buyer roughly doubles the bill. Above that, Toronto homes pay graduated rates (new rates from April 1, 2026): 2.5% from $2M to $3M, then 4.40%, 5.45%, 6.50%, 7.55% and 8.60% as the price passes $3M, $4M, $5M, $10M and $20M. Markham, Vaughan, Mississauga and the rest of the GTA charge only the provincial tax.
When It Is Paid
Your real estate lawyer pays it for you on closing day, when the transfer is registered electronically, from the funds you provide. It isn’t paid in advance and isn’t part of the lawyer’s fee. On a typical purchase it is the largest single closing cost, so it belongs in your budget from the start.
First-time buyers
First-Time Buyer Refunds and Rebates
First-time buyers can get back up to $4,000 of the Ontario tax, and up to $4,475 more in Toronto, so a Toronto first-time buyer can save up to $8,475.
Who Qualifies
- You are at least 18 and a Canadian citizen or permanent resident (for Ontario’s refund, you must become one within 18 months of buying).
- You have never owned a home, or an interest in a home, anywhere in the world.
- If you have a spouse, they haven’t owned a home anywhere in the world while they were your spouse.
- You move in within nine months of closing.
When only one buyer is a first-time buyer, the refund is reduced to that buyer’s share. Your lawyer normally claims both refunds at registration, so you never pay the refunded part. If it wasn’t claimed on closing, Ontario allows an application within 18 months.
Buying From Outside Canada
A buyer who is a foreign national (not a Canadian citizen or permanent resident) pays Ontario’s 25% Non-Resident Speculation Tax on top of land transfer tax when buying a home with one to six units, plus Toronto’s 10% Municipal Non-Resident Speculation Tax if the home is in the city, and can’t claim first-time buyer refunds. Some exemptions apply, for example to certain spouses of citizens and to protected persons. Talk to us before you sign an offer.
Closing costs
What Else You Pay on Closing
Land transfer tax is one line on your statement of adjustments. Budget for these too.
- Legal fee and disbursements: your lawyer’s fee plus the third-party costs they pay for you, such as title searches and registration. See what disbursements cover, and get your exact legal fee from our instant quote.
- Title insurance: a one-time premium set by the insurer.
- Adjustments: your share of property tax, condo fees or utilities the seller prepaid.
- Mortgage costs: default insurance premiums (for down payments under 20%) and any lender fees.
- Status certificate: for condos, plus a lawyer’s review before your condition expires.
Questions
Land Transfer Tax Questions
How much is land transfer tax on a $1,000,000 home in Ontario?
$16,475 in Ontario outside Toronto. In Toronto the municipal tax adds another $16,475, for $32,950. A first-time buyer would get up to $4,000 back from Ontario and up to $4,475 from Toronto.
Do I pay land transfer tax if I buy in Mississauga, Markham or Vaughan?
You pay the Ontario tax only. The municipal land transfer tax applies only to property inside the City of Toronto, which includes Scarborough, North York, Etobicoke and East York.
When is land transfer tax paid?
On closing day. Your lawyer pays it when the transfer is registered, using the funds you provide before closing. It is shown on your statement of adjustments and the lawyer’s trust ledger.
Is land transfer tax included in my mortgage?
No. It is a closing cost you pay from your own funds, together with legal fees, disbursements and adjustments. Lenders expect you to have it on top of your down payment.
Do I pay land transfer tax when adding my spouse to title?
Usually not. Transfers between spouses of an interest in the family home are generally exempt, but a transfer with a mortgage on it, or to someone who isn’t a spouse, can be taxed on the share and the debt. See our guide to adding or removing someone from title.
Is the calculator exact?
It applies the published rates to the price you enter. The tax on a new build, a property with more than one use, or a purchase with a large assumed mortgage can differ. We confirm the exact figure before closing.
Here to help
Book Your Free Consultation With Wannes Law
Prefer to talk now? Call (647) 707-7718 · Service in English, Armenian and Arabic