Free tool · 2026 rates
Land Transfer Tax Calculator
Buying in the City of Toronto means two land transfer taxes — provincial and municipal. Everywhere else in Ontario pays only the provincial tax. Calculate both, including first-time buyer rebates.
How Ontario land transfer tax is calculated (2026)
Both taxes are marginal — each bracket applies only to the portion of the price inside it:
| Portion of price | Ontario rate | Toronto municipal rate |
|---|---|---|
| Up to $55,000 | 0.5% | 0.5% |
| $55,000 – $250,000 | 1.0% | 1.0% |
| $250,000 – $400,000 | 1.5% | 1.5% |
| $400,000 – $2,000,000 | 2.0% | 2.0% |
| Over $2,000,000* | 2.5% | 2.5% |
| $3M – $4M | — | 4.40% |
| $4M – $5M | — | 5.45% |
| $5M – $10M | — | 6.50% |
| $10M – $20M | — | 7.55% |
| Over $20M | — | 8.60% |
*2.5% applies to homes with one or two single-family residences; other property types cap at 2%. Toronto's luxury tiers were increased effective April 1, 2026 — the tax is triggered by your closing date, not the date you signed the purchase agreement. Rebates: Ontario up to $4,000; Toronto up to $4,475.
Frequently asked questions
How much is land transfer tax in Toronto?
Toronto buyers pay two land transfer taxes: the Ontario provincial tax and Toronto's municipal tax, which mirrors the provincial brackets up to $2 million and adds higher luxury tiers above $3 million. On a $1,000,000 home that's roughly $16,475 provincial plus $16,475 municipal — about $32,950 combined before any rebates.
How much land transfer tax do first-time buyers get back?
Eligible first-time buyers receive up to $4,000 back on the Ontario tax and up to $4,475 on the Toronto municipal tax — up to $8,475 combined. You must never have owned a home anywhere in the world, and you must occupy the home within nine months.
Do I pay Toronto land transfer tax outside the City of Toronto?
No. The municipal land transfer tax applies only within the City of Toronto's boundaries. Buyers in Mississauga, Brampton, Vaughan, Markham and the rest of the GTA pay only the Ontario provincial tax — one reason identical homes can cost meaningfully less to close outside the 416.
Is land transfer tax added to my mortgage?
No. Land transfer tax is a closing cost paid in cash on closing day — it cannot be rolled into your mortgage. Budget for it on top of your down payment, along with legal fees and title insurance.
Related: Mortgage payment calculator · How much can you afford? · First-time buyer GTA playbook
This content is general information, not financial, legal or tax advice. Mortgage products are subject to lender approval (OAC). Speak with a licensed mortgage professional about your situation.