Work out the land transfer tax on a home in Ontario, including Toronto’s municipal land transfer tax and the first-time buyer rebates. Buying a $1,000,000 home in Toronto means $32,950 of land transfer tax: $16,475 to the province and $16,475 to the city. A first-time buyer would pay $24,475 after rebates of up to $8,475.
Ontario Land Transfer Tax Calculator
Provincial LTT, Toronto MLTT and first-time buyer rebates · Updated October 12, 2026
- Ontario land transfer tax
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- Ontario first-time buyer refund
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- Toronto municipal land transfer tax
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- Toronto first-time buyer rebate
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- Share of the purchase price
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For a home with one or two single-family residences. Rates are applied to the part of the price that falls in each band. Non-resident speculation tax and other closing costs are not included.
Ontario land transfer tax rates
| Part of the price | Ontario rate | Toronto rate |
|---|---|---|
| Up to $55,000 | 0.5% | 0.5% |
| $55,000 to $250,000 | 1.0% | 1.0% |
| $250,000 to $400,000 | 1.5% | 1.5% |
| $400,000 to $2,000,000 | 2.0% | 2.0% |
| $2,000,000 to $3,000,000 | 2.5% | 2.5% |
| $3,000,000 to $4,000,000 | 2.5% | 4.4% |
| $4,000,000 to $5,000,000 | 2.5% | 5.45% |
| $5,000,000 to $10,000,000 | 2.5% | 6.5% |
| $10,000,000 to $20,000,000 | 2.5% | 7.55% |
| Over $20,000,000 | 2.5% | 8.6% |
Each rate applies only to the part of the price inside its band, so a $1,000,000 home pays 0.5% on the first $55,000, 1% on the next $195,000, 1.5% on the next $150,000 and 2% on the remaining $600,000.
Examples
| Price | Outside Toronto | In Toronto | Toronto, first-time buyer |
|---|---|---|---|
| $500,000 | $6,475 | $12,950 | $4,475 |
| $750,000 | $11,475 | $22,950 | $14,475 |
| $1,000,000 | $16,475 | $32,950 | $24,475 |
| $1,500,000 | $26,475 | $52,950 | $44,475 |
| $3,500,000 | $73,975 | $157,450 | $148,975 |
First-time buyer rebates
- Ontario: a refund of up to $4,000, which covers all the provincial tax on a home up to about $368,333.
- Toronto: a rebate of up to $4,475, which covers all the municipal tax on a home up to $400,000.
- You must be at least 18, must never have owned a home anywhere in the world, and must move in as your principal residence within nine months. If you have a spouse, they can’t have owned a home while married to you. Since November 2016, the Ontario refund is limited to Canadian citizens and permanent residents.
FAQ
When is land transfer tax paid?
It’s due on closing. Your real estate lawyer usually pays it when registering the transfer, and you can claim the first-time buyer rebates at the same time.
What about foreign buyers?
Foreign nationals and some foreign corporations also pay Ontario’s 25% non-resident speculation tax on residential property anywhere in the province, on top of land transfer tax.
Related calculators
- Mortgage Payment CalculatorPayments with CMHC insurance
- Sales Tax CalculatorGST, HST and PST by province
Sources
- Ontario: Calculating land transfer tax
- Ontario: Land transfer tax refunds for first-time homebuyers
- Ratehub: Ontario land transfer tax (Toronto rates from April 1, 2026)
- Capulli Law: Toronto land transfer tax in 2026
Figures current as of October 12, 2026
Each formula is checked against a separate test sheet with at least three worked examples. Results are estimates based on the numbers you enter and the published rules; your actual figures may differ. This is general information, not financial or tax advice.
Spotted a mistake? Contact us and we will fix it and update the date above.