What first-time double tax costs on a $1.1 million Toronto home

Computed result

Toronto stack with first-time relief on the provincial line only

One-point-one million is the second Toronto price this pilot indexes. The engine still walks both schedules. The first-time rebate applies to the provincial portion; Toronto municipal land transfer tax remains payable. That split — rebate on provincial, municipal still due — is why this page exists as its own first-home affidavit case rather than as a clone with the rebate toggled. Read the double-tax scenario for the policy.

1. 01 · Provincial brackets

   $0 - $55,000 at 0.5% → $275.00; $55,000 - $250,000 at 1.0% → $1,950.00; $250,000 - $400,000 at 1.5% → $2,250.00; $400,000 - $2,000,000 at 2.0% → $14,000.00. Provincial subtotal $18,475.

2. 02 · Municipal layer

   Toronto Municipal Land Transfer Tax uses the same brackets as Ontario provincial tax. Municipal subtotal $18,475.

3. 03 · First-time buyer relief

   Provincial rebate $4,000; municipal rebate $4,475. Combined relief $8,475.

4. 04 · Cash at closing

   Total land transfer tax payable $28,475. This is cash; it is not added to the mortgage principal.

What this band means

At $1,100,000 inside Toronto with first-time status yes, provincial tax $18,475 is reduced by provincial rebate $4,000. Municipal tax $18,475 is reduced only by municipal rebate $4,475. Payable $28,475. The ministry line can look small while the city line still dominates the solicitor’s trust cheque. That is the lesson this band exists to print. Eligibility remains a legal test; the engine only models the toggle. Land transfer tax is still not a monthly payment. First-time GST or HST rebates on new construction are a different program and are not in this table. Take the payable figure to the closing solicitor as a trust-cheque line.

Picture a Junction Triangle condo-townhouse, a Corso Italia walk-up, or a North York bungalow scraping into seven figures — still inside Toronto, still paying the municipal column, but filed as a first-time buyer. The provincial rebate can shrink or zero the ministry line while the City of Toronto column stays. Do not file this as “the Toronto page”; it is the first-time seven-figure Toronto case only. Neighbouring Etobicoke versus North York does not change the municipal schedule; first-time status does change the provincial line. The ministry rebate and the city levy are different statutes sharing a solicitor’s trust account. A first-home affidavit, not a subsequent-purchase return, is the paper this band produces. Dufferin Grove, St Clair West, Seaton Village, Christie Pits, Earlscourt, Fairbank, Humewood, Carleton Village, Silverthorn, and a statutory first-home rebate on the ministry line are unique to this affidavit file.

Sensitivity

Without the rebate, both columns bite and the payable jumps — that row is the “what if I am not first-time” warning. A higher price walks both schedules. Dropping the Toronto flag at this price is the York Region comparison and is not a first-time lesson. The rebate split is the second axis of this page, not a price swap.

Questions that only this band answers

Related

• Guide2026 First-Time Home Buyer Rebates, Tax Credits & Incentives in Canada
• Guide2026 Land Transfer Tax (LTT) Guide: Provincial Rates, Rebates & First-Time Buyer Savings
• Guide2026 Canada Closing Costs Guide: What Homebuyers Actually Pay at the Table
• FAQWho qualifies as a first-time buyer for the new GST/HST Rebate?
• FAQWhat closing costs should I expect as a buyer in Canada?
• FAQWhat is a Statement of Adjustments and what does it show?
• ScenarioDouble Land Transfer Tax in Toronto — What It Actually Costs You at Closing
• ToolLand Transfer Tax Calculator