Free Tool · Land Transfer Tax
Toronto Land Transfer Tax Calculator
Toronto buyers pay both Ontario and municipal land transfer tax. See your exact total, with the first-time-buyer rebate.
In Toronto you pay both the Ontario provincial land transfer tax and the City of Toronto municipal land transfer tax — effectively double. First-time buyers can claim up to $4,000 back provincially and $4,475 municipally.
Total land transfer tax
$28,950
due on closing
Ontario (provincial)
$14,475
Toronto (municipal)
$14,475
Before rebate
$28,950
First-time rebate
—
How this is calculated
These figures use published government and banking formulas and are accurate for the inputs you provide. They exclude property tax, home insurance, condo fees, and exemptions (e.g. the Non-Resident Speculation Tax). Confirm specifics with your lender and a real estate lawyer.
Toronto's graduated rates above $2M (effective April 1, 2026) apply to residential properties with one or two single-family residences. First-time-buyer rebates require eligibility (Canadian citizen or permanent resident, first home, you occupy it). Excludes the Non-Resident Speculation Tax.
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Land transfer tax is one of the biggest closing costs. Get the breakdown in your inbox to budget your purchase.
About This Calculator
The closing cost most Toronto buyers underestimate
Unlike most of Canada, Toronto charges land transfer tax twice — once provincially (Ontario) and once municipally (the City of Toronto MLTT). On a typical Toronto home that adds up to tens of thousands of dollars due on closing day, and it can’t be added to your mortgage.
This calculator uses the exact published marginal brackets — including the graduated luxury rates that took effect April 1, 2026 — and applies the first-time-buyer rebates automatically. Pair it with the mortgage calculator to plan your full purchase budget.
Frequently Asked Questions
How much is land transfer tax in Toronto?
Toronto buyers pay two land transfer taxes: the Ontario provincial tax and the City of Toronto municipal tax (MLTT) — effectively double. Both use graduated marginal rates from 0.5% to 2.0% up to $2,000,000. On an $800,000 home, that is roughly $24,950 combined before any rebate.
What are the rates above $2 million?
Effective April 1, 2026, the City of Toronto applies higher graduated MLTT rates on residential properties with one or two single-family residences above $2,000,000 — 2.5% to 8.6% across the luxury tiers. The Ontario provincial tax stays at 2.5% on the amount over $2,000,000. This calculator applies both correctly.
How much is the first-time home buyer rebate?
First-time buyers can claim up to $4,000 back on the Ontario tax and up to $4,475 back on the Toronto municipal tax — up to $8,475 combined. On homes around $400,000 or less, the rebates can eliminate land transfer tax entirely. Eligibility requires you to be a Canadian citizen or permanent resident buying your first home and occupying it.
Is land transfer tax part of my closing costs?
Yes — it is usually the largest single closing cost, paid to your lawyer on closing day. Budget for it on top of your down payment, along with legal fees, title insurance, and a home inspection. It cannot be rolled into your mortgage.