Ontario Land Transfer Tax Calculator 2026
Instantly calculate provincial Ontario LTT, Toronto Municipal Land Transfer Tax, and first-time buyer rebates for any purchase price. Full bracket breakdown included.
Ontario LTT Bracket Rates 2026
| Price Portion | Provincial LTT | Toronto MLTT | Combined (Toronto) |
|---|---|---|---|
| First $55,000 | 0.5% | 0.5% | 1.0% |
| $55,001 – $250,000 | 1.0% | 1.0% | 2.0% |
| $250,001 – $400,000 | 1.5% | 1.5% | 3.0% |
| $400,001 – $2,000,000 | 2.0% | 2.0% | 4.0% |
| $2,000,001+ (residential) | 2.5% | 2.5%+ | 5.0%+ |
Understanding Ontario Land Transfer Tax
Ontario’s Land Transfer Tax is one of the largest closing costs you’ll face when buying a home. Unlike a flat fee, LTT is a marginal (bracket-based) tax — each portion of the purchase price is taxed at its own rate, similar to income tax brackets. This calculator applies each rate precisely.
Toronto buyers pay a second Municipal Land Transfer Tax on top of the provincial rate, using the same bracket structure — effectively doubling the tax burden. Toronto is the only municipality in Ontario with its own MLTT. Buyers in Mississauga, Brampton, Markham, Vaughan, and the rest of the GTA pay only the provincial LTT.
First-time buyers receive a provincial rebate up to $4,000 (fully covering the LTT on homes up to $368,333) and an additional Toronto municipal rebate up to $4,475. Combined, qualifying Toronto buyers save up to $8,475.
Yes — this is the most critical point many first-time buyers miss. LTT and other closing costs must be paid in addition to your down payment on the same closing day, in cash. Budget for both from the start.
No. LTT cannot be claimed on your personal tax return. For investment properties only, it is added to your property’s adjusted cost base (ACB), reducing your capital gain when you eventually sell.
Ontario Land Transfer Tax — Frequently Asked Questions
It's a marginal sliding scale: 0.5% up to $55,000, 1.0% to $250,000, 1.5% to $400,000, 2.0% to $2 million, and 2.5% above $2 million. Each bracket is taxed at its own rate.
Yes. The City of Toronto charges a municipal land transfer tax that roughly matches the provincial amount, so Toronto buyers effectively pay it twice.
Yes — up to $4,000 off the provincial land transfer tax, plus up to $4,475 off the Toronto municipal tax for first-time buyers who qualify.
On closing day. Your real estate lawyer collects it and remits it as part of the closing transaction — it can't be added to your mortgage.
Each price bracket is taxed at its own marginal rate and the pieces are added together — not a single flat rate on the whole price. See our Ontario closing costs guide.
Toronto charges it twice
Buying inside the City of Toronto means paying a municipal land transfer tax on top of the provincial one, at nearly identical rates. The same $500,000 purchase costs roughly $12,950 in Toronto against $6,475 in Mississauga — a $6,475 difference decided purely by which side of a boundary the property sits on.
The boundary is the City of Toronto's, not the GTA's. Mississauga, Brampton, Markham, Vaughan and Pickering all charge the provincial tax only. If you are comparing two similar homes on either side of the line, that difference belongs in the comparison — it is often larger than the price gap people negotiate over.
The first-time buyer rebate, and how it gets missed
Ontario first-time buyers can claim up to $4,000 provincially, and Toronto buyers up to a further $4,475 municipally — a combined saving of up to $8,475. To qualify you must be at least 18, never have owned a home anywhere in the world, and occupy the home as your principal residence within nine months.
It is normally applied by your lawyer at closing so you never pay the money out. But claims do get missed — you have 18 months from registration to claim it back. If you bought within the last year and a half and are unsure whether it was applied, check your closing statement. Note that if your spouse has owned a home, your claim may be reduced or eliminated depending on when they owned it.
What the tax is calculated on
Land transfer tax is charged on the value of the consideration — normally the purchase price, but it also captures liabilities you assume and, for a new build, the price including HST. That last point catches new-build buyers, since the tax is calculated on a larger base than the advertised pre-tax price.
Some transfers attract little or no tax: between spouses where only the mortgage is assumed, and certain transfers to family members or from an estate. These have specific conditions and are easy to get wrong — get advice rather than assuming a transfer is exempt because no money changed hands. A Non-Resident Speculation Tax also applies province-wide where the buyer is not a citizen or permanent resident, at a substantial additional rate.
Budget it as cash, and compare provinces honestly
Land transfer tax cannot be added to your mortgage — it is due in cash at closing, and it is usually the single largest closing cost. That is why total Ontario closing costs run 1.5%–4% of price while Alberta, which has no land transfer tax at all, needs a far smaller cash cushion for the same purchase. Alberta and Saskatchewan charge only a Land Titles registration fee — roughly $550 on a $500,000 home against Ontario's $6,475.