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Ontario Land Transfer Tax Calculator

Provincial land transfer tax on an Ontario home, the extra Toronto municipal tax, and first-time buyer rebates of up to $4,000 (Ontario) and $4,475 (Toronto), bracket by bracket.

Purchase price

Property in the City of Toronto?

First-time home buyer?

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How it works

Ontario: 0.5% to $55k, 1% to $250k, 1.5% to $400k, 2% to $2m, 2.5% above; Toronto adds the same brackets to $2m then 2.5–7.5% in luxury tiers; first-time rebates up to $4,000 (ON) and $4,475 (Toronto)

Ontario charges land transfer tax on every purchase, and Toronto is the only municipality allowed to levy its own on top — effectively doubling the bill inside the city. Both are marginal-rate schedules, and Toronto added steep luxury tiers in 2024 for homes over $3 million. First-time buyers who have never owned anywhere in the world get rebates that eliminate the tax on cheaper homes. It cannot be rolled into an insured mortgage, so it must come from cash on closing along with legal fees.

Worked example

$850,000 in Toronto: Ontario LTT $13,475 and Toronto LTT $13,475 — $26,950, or $18,475 for a first-time buyer after $8,475 of rebates.

Frequently asked questions

Who counts as a first-time buyer?

Someone 18+, never having owned a home anywhere, whose spouse has not owned one while married to them; the home must be occupied within 9 months.

Is there a non-resident tax?

Yes — the 25% Non-Resident Speculation Tax applies across Ontario to foreign buyers.

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Estimate the cash to close on a home — lender fees, points, title, government fees, prepaids, escrow and FHA, VA or USDA upfront fees — as a quick estimate or line by line, with seller credits and earnest money.

Uses 2025 tax-year Canadian federal and provincial figures (indexed annually). Rates and thresholds change — confirm with CRA, your province or a tax professional. Educational estimate, not tax advice.