Tools
Land Transfer Tax
Provincial tax, Toronto's municipal tax where it applies, and both first-time buyer rebates — before you write the offer.
What is a Land Transfer Tax?
When you're budgeting for a home purchase, the price of the property is only part of the equation. You'll also need to plan for your deposit, down payment, legal fees, and closing costs — including land transfer tax.
It's one of the biggest expenses buyers overlook, especially in Toronto.
So, what is it? Land transfer tax is a fee paid when ownership of a property changes hands. Think of it like sales tax on a major purchase: just as you pay tax on a car or everyday purchases, you'll pay tax when buying a home. The amount depends on the purchase price of the property.
In Toronto, buyers pay two land transfer taxes: one to the Province of Ontario and another to the City of Toronto.
The good news? If you're a first-time home buyer, you may qualify for rebates that can significantly reduce the amount you owe.
Use the calculator below to estimate your land transfer tax and build it into your closing cost budget before you buy. A little planning upfront makes the entire process feel a lot lighter at closing day.
Land Transfer Tax Calculator
Total land transfer tax
$12,475
- Ontario land transfer tax
- $12,475
- Total land transfer tax
- $12,475
Rate ladder · Ontario
| Portion of price | Ontario |
|---|---|
| $0 – $55,000 | 0.5% |
| $55,000 – $250,000 | 1% |
| $250,000 – $400,000 | 1.5% |
| $400,000 – $2,000,000 | 2% |
| Above $2,000,000 | 2.5% |
Rates as of 2026-08-18. Estimate only — not legal or financial advice. Confirm exact land transfer tax with your lawyer before closing.
Want the whole closing-cost picture — legal fees, adjustments, and what your lender will ask for? Ask us and an agent will walk it through with you.
Request InfoUnder the hood
How this is calculated
Bracket by bracket, from the dated provincial and municipal schedules — then the rebates you qualify for.
Marginal brackets
Each rate applies only to the slice of the price inside its bracket — the way income tax works — so a higher price never re-taxes the dollars below it.
Toronto adds a second tax
Inside the City of Toronto the municipal land transfer tax is charged on top of Ontario's, with its own ladder and luxury tiers above $3 million.
Rebates come off the top
Qualifying first-time buyers get up to $4,000 back provincially and up to $4,475 on the Toronto tax. Each rebate is capped at the tax it offsets.
Dated rate sets
Rates live in a dated schedule with a named source. When a rate changes, the schedule changes — the calculation never hard-codes a number.
Keep going
From numbers to keys
- Mortgage calculatorPayment by price, down payment, rate, amortization and frequency.
- How does buying your first home in Ontario work?The process from pre-approval to keys, what it costs, and where first-time buyer rebates apply.
- How do mortgages and financing work when buying?Pre-approval, down payments, CMHC insurance, and how rates shape what you can afford.
- What are the closing costs when buying a home?Land transfer tax, legal fees, adjustments, and the cash you need beyond the down payment.
A second pair of eyes
Planning a purchase? Get the full cost picture.
Leave your details and we will walk the numbers with you — what they mean for your offer, and what the calculator cannot see.
Planning a purchase? Get the full cost picture.
Good to know
Land transfer tax, answered
Who pays land transfer tax in Ontario — the buyer or the seller?
The buyer. It's due on closing, paid through your lawyer, and it can't be added to your mortgage — so it's cash you need on top of the down payment.
How much extra is Toronto's land transfer tax?
Buying inside the City of Toronto means paying a second, municipal land transfer tax roughly equal to the provincial one — close to double the total. Buying in Oakville, Mississauga, Markham or anywhere outside the city limits, only the provincial tax applies.
What do first-time buyers get back?
Up to $4,000 off the provincial tax and, in Toronto, up to $4,475 more off the municipal tax. To qualify you (and your spouse, while married to you) must never have owned a home anywhere. The calculator applies both rebates automatically.
Does land transfer tax change for homes over $3 million?
In Toronto, yes — the municipal tax adds graduated luxury tiers on the portion of the price above $3 million. The provincial tax tops out at its highest bracket above $2 million everywhere in Ontario. The calculator carries the current bracket schedule for both.
Costs into confidence
Know the taxes? See the homes.
Search live listings across Oakville, Mississauga, Toronto and beyond — with every cost explained before you offer.