Ontario Land Transfer Tax Calculator
Enter the purchase price, whether the home is in Toronto and whether you are a first-time buyer to see your Ontario land transfer tax, Toronto's municipal tax and your rebate.
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How much land transfer tax will I pay in Ontario?
Ontario land transfer tax is charged in brackets from 0.5% to 2.5% of the purchase price. On an $800,000 home you pay about $12,475. In Toronto, a separate municipal tax roughly doubles that to about $24,950. First-time buyers can get up to $4,000 back provincially and up to $4,475 more in Toronto.
How the Ontario land transfer tax calculator works
This land transfer tax calculator for Ontario applies the provincial brackets to your purchase price, adds Toronto's municipal land transfer tax if the home is in the City of Toronto, and subtracts the first-time buyer rebates if you qualify. The result is the amount your lawyer will ask you to pay on closing.
Land transfer tax is one of the largest closing costs, and it usually has to come from your savings rather than your mortgage. Knowing the figure early helps you set a realistic down payment target in your plan to save for a house in Canada.
- Purchase price. The price in your agreement of purchase and sale.
- Property in the City of Toronto? Choose Yes only for homes inside Toronto's boundaries. Mississauga, Brampton, Vaughan and other nearby cities do not charge the municipal tax.
- First-time buyer? Choose Yes if you meet the rules below. The calculator subtracts up to $4,000 from the provincial tax and up to $4,475 from the Toronto tax.
Ontario land transfer tax rates
Ontario land transfer tax is marginal, like income tax. Each slice of the price is taxed at its own rate, so only the part above a threshold pays the higher rate. The 2.5% rate above $2 million applies to properties with one or two single-family homes.
| Portion of purchase 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 | 2.5% |
A quick way to estimate the provincial tax on a home between $400,000 and $2 million is to take 2% of the price and subtract $3,525. For $800,000 that gives $16,000 minus $3,525, or $12,475.
Land transfer tax at common home prices
On typical Ontario home prices, provincial land transfer tax runs from about $4,475 on a $400,000 condo to about $26,475 on a $1.5 million house. Buyers in Toronto pay the municipal tax on top, which uses the same brackets up to $3 million.
| Purchase price | Ontario tax | Toronto total (Ontario plus municipal) |
|---|---|---|
| $400,000 | $4,475 | $8,950 |
| $600,000 | $8,475 | $16,950 |
| $800,000 | $12,475 | $24,950 |
| $1,000,000 | $16,475 | $32,950 |
| $1,500,000 | $26,475 | $52,950 |
Toronto introduced higher graduated rates for homes above $3 million in April 2024. The calculator does not include those luxury rates, so confirm with the City of Toronto for prices in that range.
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Ontario land transfer tax rebate for first-time buyers
First-time buyers in Ontario can receive a refund of up to $4,000 of provincial land transfer tax. That covers the full tax on homes up to about $368,000. In Toronto, first-time buyers also get up to $4,475 off the municipal tax, which covers the full municipal tax up to $400,000.
- Age. You must be at least 18.
- Occupancy. You must live in the home as your principal residence within nine months of buying it.
- No previous home. You cannot have owned a home, or an interest in one, anywhere in the world.
- Spouse. If you have a spouse, they cannot have owned a home while they were your spouse, or the refund is reduced.
- How to claim. Your lawyer usually claims the refund when the transfer is registered, so it reduces what you pay on closing.
With both rebates, a first-time buyer in Toronto pays about $16,475 on an $800,000 home instead of $24,950. Outside Toronto, the same buyer pays about $8,475.
Budgeting for land transfer tax and other closing costs
Land transfer tax is due on closing day and generally cannot be added to your mortgage. Plan to hold it in cash alongside your down payment, legal fees, title insurance, a home inspection and property tax or utility adjustments.
An FHSA can help here, since withdrawals for a qualifying first home are tax-free and can go toward closing costs as well as the down payment. See what yours could grow to with our FHSA calculator, and check your price range with the mortgage affordability calculator.
Buyers who are not Canadian citizens or permanent residents may also owe Ontario's Non-Resident Speculation Tax of 25%, which this calculator does not include.
Saving for your closing costs
Set a separate savings goal for closing costs so it does not compete with your down payment. Divide the total by the months until you plan to buy and automate that amount each payday.
EMOH Pay is free to start on iPhone, Android and the web. Create a savings goal for land transfer tax, track progress alongside your down payment goal and share the plan with a partner. Local costs are covered in our guides to budgeting in Toronto and budgeting in Ontario.
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Get started free➜Ontario Land Transfer Tax Calculator: frequently asked questions
How much is land transfer tax on a $1 million home in Ontario?
About $16,475 in provincial land transfer tax. In Toronto, the municipal tax adds another $16,475, for about $32,950. First-time buyers can subtract up to $4,000 and $4,475 respectively.
Who pays land transfer tax in Ontario, the buyer or seller?
The buyer pays it. Your real estate lawyer collects it from you and pays it when the transfer is registered on closing day.
Can I add land transfer tax to my mortgage?
Generally no. Lenders expect you to pay closing costs, including land transfer tax, from your own funds on closing.
Do I pay Toronto land transfer tax in Mississauga or Vaughan?
No. The municipal land transfer tax applies only to property inside the City of Toronto. Buyers elsewhere in Ontario pay only the provincial tax.
Is the first-time buyer rebate automatic?
No. You or your lawyer must claim it, usually at registration. If it is not claimed then, you can apply to the province for a refund within 18 months of the purchase.
Sources and further reading
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