London Property Tax Calculator

Of your MPAC assessed value — 1.574111% municipal plus the 0.153% province-wide education rate. Taken directly from the City of London's published 2026 tax rate schedule (residential code RTN).

Where Your London Tax Dollar Goes

Your bill has two parts. The City sets the municipal portion each year in its budget; the Province sets the education portion.

Figures from the City of London's official 2026 tax rate schedule. Water and wastewater are billed separately in London and are not part of the rate above.

London vs Other Southwestern Ontario Cities

Every rate below is taken from that city's own published 2026 rate schedule, so they're directly comparable.

A higher rate does not automatically mean a higher bill — assessed values differ enormously between cities. Rate × your own assessment is the only number that matters.

How London Property Tax Works

Your tax is simply assessed value × total rate. The assessed value comes from MPAC, not from what your home would sell for. Because Ontario has postponed reassessment repeatedly, current assessments still reflect a January 1, 2016 valuation date — which is why your notice likely shows a number well below today's market price.

One thing that trips up London homeowners specifically: water and wastewater are billed separately from your property tax. When you see reports of the "average London household paying $X more this year," that figure usually bundles utilities in with the tax increase. The calculator above covers the property tax portion only — the part driven by the 1.727111% rate.

If your assessment looks out of line with similar homes nearby, you can file a free Request for Reconsideration with MPAC, then appeal to the Assessment Review Board if needed. You are always challenging the assessed value — never the tax rate itself.

London Property Tax — Frequently Asked Questions

Why your assessment looks nothing like your home’s value

Every residential property tax bill in Ontario is calculated from an MPAC assessed value with a January 1, 2016 valuation date. The province has postponed the general reassessment repeatedly, so the number on your notice reflects the 2016 market — frequently far below what your home would sell for today.

This is the single most common misunderstanding about property tax in London. A rising market does not raise your bill, because the assessment behind it has not moved. Your bill changes when council changes the rate, or when your own assessment changes because you renovated, added a structure, or the property was reclassified.

How the rate is actually set

A municipal rate is roughly the council’s approved budget divided by the total assessed value of everything it can tax. That single fact explains most of what confuses people about comparing cities.

Toronto’s assessment base is enormous, so a low rate raises a great deal of money. A city with a smaller or lower-valued base needs a higher rate to fund comparable services — police, fire, roads, transit, water infrastructure, libraries and parks. A high rate is not evidence of overspending, and a low rate is not evidence of efficiency.

The comparison that matters is rate × your own assessment. A Windsor home assessed at $250,000 pays about $5,241 at 2.096514%, while a Kitchener home assessed at $450,000 pays about $5,363 at 1.1917% — nearly identical bills from rates that differ by almost double.

What the two portions of your bill pay for

The municipal portion is set by council each budget cycle and funds local services. In regional municipalities it is itself split between the lower-tier city and the upper-tier region, which is why some bills show three lines rather than two.

The education portion is 0.153% and is set by the Province of Ontario, not your municipality. It has been frozen at that rate since 2020 and is identical in every Ontario municipality — so when you compare London with anywhere else in the province, only the municipal portion differs. Your school board support designation does not change the residential rate you pay.

Paying the bill, and what happens if you don’t

Ontario municipalities issue an interim bill early in the year — usually based on half of last year’s total, because the new budget has not passed yet — followed by a final bill once the rate is set. That is why the first instalment of the year rarely matches the figure this calculator produces: the interim bill is an estimate, and the final bill trues it up.

If you have a mortgage, your lender may collect property tax with your payment and remit it for you. Check whether yours does before setting up a separate payment, since paying twice is more common than you would think. Late payments attract penalty and interest at rates set by by-law, they compound monthly, and municipalities have strong collection powers — unpaid tax stays attached to the property and can ultimately lead to a tax sale.

Appealing, and the relief programs most people miss

You cannot appeal the tax rate — council and the province set it. You can challenge your assessed value, and the test is comparative: is your assessment out of line with similar nearby properties as of the 2016 valuation date? Start with a free Request for Reconsideration to MPAC, which costs nothing and which MPAC must answer. If that fails, appeal to the Assessment Review Board, which charges a filing fee. Deadlines are strict and fall early in the year — check the date printed on your notice rather than assuming there is time.

Separately, Ontario municipalities must offer tax relief for low-income seniors and low-income persons with disabilities, usually as a deferral or cancellation of an increase. Applications are annual and are not granted automatically. There is also relief where a property is damaged, demolished or unusable for part of the year. If you bought a newly built home, expect a supplementary or omitted assessment later — a catch-up bill for the period after the house was finished but before it was assessed. It can arrive more than a year after closing and often surprises first-time buyers with a four-figure amount.