Land Transfer Tax Calculator

Land transfer tax on your purchase by province, including Toronto’s municipal tax, first-time buyer relief, and the provinces that charge nothing.

No land transfer tax
AB / SK / NL
registration fees only
Toronto pays twice
2×
provincial tax plus a mirrored municipal tax
Parameters

Toronto has an additional Municipal Land Transfer Tax

Rebate up to $4,000 on provincial LTT + $4,475 on municipal

LAND TRANSFER TAX
$12,950

Total Land Transfer Tax

$4,475

Ontario • $500,000 property

Provincial LTT
$6,475
-$4,000 first-time buyer rebate applied
Municipal LTT
$6,475
-$4,475 Toronto rebate applied
Ontario Land Transfer Tax
$0 - $55,0000.5%
$275
$55,000 - $250,0001.0%
$1,950
$250,000 - $400,0001.5%
$2,250
$400,000 - $2,000,0002.0%
$2,000
First-Time Buyer Rebate-$4,000
Subtotal$2,475
Toronto Municipal LTT
$0 - $55,0000.5%
$275
$55,000 - $250,0001.0%
$1,950
$250,000 - $400,0001.5%
$2,250
$400,000 - $2,000,0002.0%
$2,000
Municipal First-Time Rebate-$4,475
Subtotal$2,000
Other Closing Costs (Estimated)
Legal Fees$1,500
Title Insurance$300
Home Inspection$500
Appraisal$350
Total Estimate$2,650
Total Cash Needed at Closing
Land Transfer Tax$4,475
Other Closing Costs$2,650
Total (excl. down payment)$7,125

Add this to your down payment to know total cash required

Toronto has an additional Municipal Land Transfer Tax that mirrors the provincial rates.

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What is Land Transfer Tax? Land Transfer Tax (or Property Transfer Tax in BC) is a one-time tax paid when you purchase real estate. It's calculated as a percentage of the purchase price, with rates varying by province.

First-Time Buyer Programs: Most provinces offer rebates or exemptions for first-time home buyers. In Ontario, you can save up to $4,000. In BC, first-time PTT relief is full at or under $500,000, a flat $8,000 through $835,000, and gone at $860,000.

Toronto Alert: If you're buying in Toronto, be aware that you'll pay both provincial and municipal land transfer tax — effectively doubling your LTT costs.

Land transfer tax FAQs

Which provinces have no land transfer tax?▾
Alberta, Saskatchewan and Newfoundland and Labrador charge no percentage-based land transfer tax. Buyers there still pay title registration fees, but they are trivial by comparison — an Alberta registration on a $650,000 purchase runs roughly $310 against the $9,475 an Ontario buyer would owe on the same price. Yukon, the Northwest Territories and Nunavut also use fee schedules rather than a percentage tax.
Why do Toronto buyers pay land transfer tax twice?▾
The City of Toronto levies a Municipal Land Transfer Tax on top of the Ontario provincial tax, and it mirrors the provincial bracket structure almost exactly. The practical effect is that a Toronto purchase costs roughly double the provincial figure. On a $900,000 home that is $14,475 provincially plus $14,475 municipally, or $28,950 before any rebate. No other Ontario municipality charges its own land transfer tax.
How much is the first-time buyer land transfer tax rebate?▾
Ontario refunds up to $4,000 of provincial land transfer tax, which fully covers a purchase up to about $368,000 and reduces the bill on anything above it. Toronto adds a separate municipal rebate of up to $4,475. British Columbia is structured as an exemption rather than a rebate: full relief up to $500,000, a flat $8,000 (the tax on the first $500,000) through $835,000, then phasing out to nothing by $860,000. Quebec offers no provincial first-time buyer relief, though some municipalities run their own programs.
Can I add land transfer tax to my mortgage?▾
No. Land transfer tax is a closing cost payable in cash, and lenders will not finance it — in fact they require you to demonstrate you have it available on top of your down payment. This is the most common reason an otherwise approved purchase falls apart at the last minute. Budget it as part of your cash-to-close alongside legal fees, title insurance and any sales tax on mortgage default insurance.
When do I pay it, and who handles the filing?▾
It is paid at closing through your real estate lawyer, or in Quebec through the notary, as part of the statement of adjustments. First-time buyer relief is claimed at the same time in most jurisdictions, which is why you must tell your lawyer you are a first-time buyer before closing rather than after. Ontario allows a late claim, but only within 18 months of registration, and it is considerably more paperwork than claiming it on the adjustments.

Verified 2026-08-02

How the math works