Ontario land transfer tax calculator
Land transfer tax is one of the largest closing costs on an Ontario home, and in Toronto you pay it twice: once to the province and once to the city. This estimates both, bracket by bracket, with first-time buyer refunds. Nothing you enter leaves your browser.
Rates last reviewed 28 September 2026.
The purchase
Estimate · land transfer tax on $850,000
$13,475
Ontario land transfer tax. That is an effective rate of 1.59% of the price, usually paid in cash at closing rather than added to the mortgage.
By bracket
| Part of the price | Ontario |
|---|---|
| $0 to $55,000$55,000 taxed here | $275at 0.5% |
| $55,000 to $250,000$195,000 taxed here | $1,950at 1% |
| $250,000 to $400,000$150,000 taxed here | $2,250at 1.5% |
| $400,000 to $2,000,000$450,000 taxed here | $9,000at 2% |
| Before refunds | $13,475 |
Each rate applies only to the part of the price inside its bracket, the way income tax brackets work.
Estimate for residential property containing one or two single-family residences, based on the information entered. Rates last reviewed 28 September 2026. It does not include non-resident speculation tax, or partial refunds where one buyer is not a first-time buyer. Your real estate lawyer confirms the figure at closing.
For informational purposes only. You may wish to confirm with your lawyer before relying on it.
How the estimate works
Brackets, not a flat rate
The price is cut into slices and each slice is taxed at its own rate, from 0.5% on the first $55,000 to 2.5% on anything over $2 million. The effective rate, the total divided by the price, is always lower than the top rate you reach.
Toronto on top
Toronto’s municipal tax mirrors the provincial brackets up to $3 million, then climbs in tiers: from 1 April 2026, 4.4% on the part between $3 million and $4 million, rising to 8.6% above $20 million. Closings before that date used the 2024 tiers, and the calculator can show those for prices over $3 million.
First-time buyer refunds
Ontario refunds up to $4,000 and Toronto up to $4,475, at any price. The calculator assumes every buyer on title qualifies. If one does not, the refund is usually reduced in proportion to their share.
What it covers
Residential property containing one or two single-family residences, which is most homes and condos. It does not include non-resident speculation tax, or the rules for commercial, multi-unit or farm property. Your real estate lawyer calculates and confirms the figure at closing.
Common questions
- How is Ontario land transfer tax calculated?
- It is charged in brackets, like income tax. For a home with one or two single-family residences the rate is 0.5% on the first $55,000, 1% from $55,000 to $250,000, 1.5% from $250,000 to $400,000, 2% from $400,000 to $2 million, and 2.5% above $2 million. Each rate applies only to the part of the price inside its bracket. On a $500,000 home that comes to an estimated $6,475.
- Do I pay land transfer tax twice in Toronto?
- Yes. A home in the City of Toronto pays the provincial tax and Toronto's municipal land transfer tax, which uses the same brackets up to $3 million. Above $3 million, Toronto adds higher tiers: from 1 April 2026 they run from 4.4% on the part between $3 million and $4 million up to 8.6% on the part over $20 million. Other GTA cities such as Mississauga, Vaughan and Markham do not have a municipal land transfer tax.
- What changed in Toronto's land transfer tax in 2026?
- Toronto first added luxury tiers above $3 million on 1 January 2024, at 3.5% rising to 7.5%. City Council raised them in December 2025, effective for transfers registered from 1 April 2026: 4.4% from $3 million to $4 million, 5.45% to $5 million, 6.5% to $10 million, 7.55% to $20 million, and 8.6% above that. Prices of $3 million or less were not affected. The closing date decides which rates apply, not the date the agreement was signed.
- How much is the first-time buyer refund?
- Ontario refunds up to $4,000 of the provincial tax, which covers the whole tax on a home up to about $368,000. Toronto rebates up to $4,475 of its municipal tax, which covers the whole tax up to $400,000. Neither has a price cap, so a first-time buyer in Toronto can receive up to $8,475 in total at any price.
- Who counts as a first-time buyer for the refund?
- Broadly, you must be at least 18, a Canadian citizen or permanent resident, and move in as your principal residence within nine months. You cannot have owned a home, or an interest in one, anywhere in the world at any time, and your spouse cannot have owned one while you were together. Where one buyer qualifies and another does not, the refund is usually reduced in proportion. Your lawyer normally claims it when the purchase is registered; otherwise you have 18 months to apply.
- When is land transfer tax paid, and can it go on the mortgage?
- It is paid on closing day, through your real estate lawyer, when the transfer is registered. Lenders do not generally let you add it to the mortgage, so it is usually paid in cash alongside the down payment, which is why it is worth knowing early.
- Is anything I enter stored or shared?
- No. The calculator runs entirely in your browser and nothing you type is sent to us.
Related calculators
- Could we afford to sell and buy our next home?Takes your equity after selling costs and a penalty or port, and estimates the price range it could support.
- Is breaking my mortgage worth it?Estimates the penalty both ways and compares breaking with staying to the end of your term.
- What will my payment be at renewal?Shows the payment change at renewal, and what a lump sum or a new schedule does about it.
Rates last reviewed 28 September 2026 against ontario.ca and toronto.ca. General information, not legal or tax advice. Buying and selling at the same time? Book a call with a broker.