Land transfer tax calculator
The tax you pay in cash when you buy, with first-time buyer refunds. Toronto’s new luxury rates from April 1, 2026 are included.
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Ontario land transfer tax rates
| Part of the price | Rate |
|---|---|
| Up to $55,000 | 0.5% |
| $55,000 to $250,000 | 1.0% |
| $250,000 to $400,000 | 1.5% |
| $400,000 to $2,000,000 | 2.0% |
| Over $2,000,000 (one or two single-family residences) | 2.5% |
First-time buyers get a refund of up to $4,000, which means no provincial tax on the first $368,000.
Toronto municipal land transfer tax (from April 1, 2026)
Buyers in the City of Toronto pay a second tax on top of Ontario’s. It matches the provincial rates up to $2 million, then rises in steps: 2.5% to $3M, 4.40% to $4M, 5.45% to $5M, 6.50% to $10M, 7.55% to $20M and 8.60% above. First-time buyers get a rebate of up to $4,475. Buying in Toronto roughly doubles the land transfer tax compared with the rest of Ontario.
B.C. property transfer tax
1% on the first $200,000, 2% up to $2 million, 3% above that, and a further 2% on residential value over $3 million. First-time buyers pay nothing on homes up to $500,000, save up to $8,000 on homes up to $835,000, and get a partial exemption up to $860,000.
Other provinces
Alberta and Saskatchewan have no land transfer tax, only land titles registration fees. Quebec’s transfer duty (the “welcome tax”) is set by each municipality. Manitoba, New Brunswick, Nova Scotia (municipal), P.E.I. and Newfoundland are on our roadmap: we only publish a calculator once we have checked the official rates.
Frequently asked questions
Can land transfer tax be added to my mortgage?
No. It is due in cash on closing day, usually paid through your lawyer, so budget for it on top of your down payment.
Who counts as a first-time buyer in Ontario?
You must be at least 18, never have owned a home (or an interest in one) anywhere in the world, and occupy the home within nine months. If your spouse owned a home while married to you, you don’t qualify.
How much is land transfer tax on a $1 million home in Toronto?
Ontario tax is $16,475 and Toronto’s municipal tax is another $16,475, so $32,950 in total. A first-time buyer would get $8,475 back in rebates.
Does Alberta have a land transfer tax?
No. Alberta charges only land titles registration fees for the transfer and the mortgage, typically a few hundred dollars.
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