Buy a $1,000,000 home in Toronto and the land transfer tax is $32,950. Ontario takes $16,475 and the City of Toronto takes the same amount. A first-time buyer can get back up to $8,475, which leaves $24,475 to pay. Type in your own price above, or switch province to see how the rules change.
Ontario land transfer tax rates
The provincial tax works in slices. Each rate applies only to the part of the price that falls inside its band, not to the whole amount.
| Part of the 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% |
| Above $2,000,000 | 2.5% |
Why Toronto buyers pay twice
A home in the city carries the provincial tax and the City’s own municipal land transfer tax. Up to $2,000,000 the two use identical rates, so the example splits evenly. Things change on expensive homes. Since April 1, 2026, the City’s rates keep climbing: 2.5% from $2,000,000 to $3,000,000, then 4.4%, 5.45% and 6.5%, and finally 8.6% above $20,000,000. Our guide to Toronto’s luxury land transfer tax covers the change.
First-time buyer rebates
Ontario refunds up to $4,000, and Toronto adds up to $4,475. Together that is up to $8,475 back. Generally you qualify if you have never owned a home anywhere in the world and plan to live in this one yourself. The province sets full conditions, so read them before you count on the refund.
What the result shows
You get the provincial tax, the Toronto tax if you chose the city, any rebate, and the cash you need on closing day. There is also the tax as a share of the price, handy for comparing two homes. On the $1,000,000 Toronto home, the tax before any rebate is about 3.3% of the price.
Toronto compared with the rest of Ontario
Only Toronto adds a municipal tax. The same $1,000,000 home in Ottawa, or any other Ontario city, owes $16,475, which is half the Toronto bill. Deciding between a house in the city and one just past the border? Run both prices through the calculator.
Other provinces and territories
All thirteen are covered, though not every one charges a tax. Alberta and Saskatchewan collect registration fees, as do Newfoundland and Labrador and the territories. British Columbia has a property transfer tax with its own first-time buyer exemption. Quebec calls its version the welcome tax, and Montreal has its own brackets. Nova Scotia leaves the rate to each municipality. A note under the result explains anything unusual about the place you pick.
Where to go next
Land transfer tax is paid in cash on closing day and can’t be added to your mortgage. Legal fees, title insurance and adjustments come on top, so budget for all of them together. Ask your lawyer for the exact figure early, since it decides how much cash you bring. For the rest of the cost of buying, start with the mortgage payment calculator and the Toronto property tax calculator. Our guides to the Ontario and Toronto taxes go into the rules in more detail.
Frequently asked questions
How much is land transfer tax in Toronto?
On a $1,000,000 home it is $32,950: $16,475 to Ontario and $16,475 to the City of Toronto, before any first-time buyer rebate.
Do I pay land transfer tax twice in Toronto?
Yes. Buyers in Toronto pay the Ontario tax and the City's municipal land transfer tax.
How much is the first-time buyer rebate in Toronto?
Up to $4,000 from Ontario and up to $4,475 from Toronto, for a total of up to $8,475.
Can I add land transfer tax to my mortgage?
No. It is due in cash on closing day.
Does every province charge land transfer tax?
No. Alberta, Saskatchewan, Newfoundland and Labrador and the territories charge registration fees instead of a tax.
Is the result exact?
It is an estimate from published rates. Your lawyer's statement of adjustments is the final figure.
Sources and updates
- Ontario: land transfer tax
- City of Toronto: municipal land transfer tax rates
- British Columbia: property transfer tax
Last reviewed: . Full disclaimer. How we build calculators. Editorial policy.
Estimate only. This calculator gives general information for planning. It is not tax, legal or financial advice, and it is not affiliated with the City of Toronto, MPAC or the Canada Revenue Agency. Results depend on the numbers you enter and may differ from official amounts. Check official sources or a qualified professional before you decide.