Ontario Land Transfer Tax Calculator 2026
Ontario’s land transfer tax, Toronto’s municipal tax on top of it, first-time buyer refunds and the cash you need at closing.
2026 rates · verified Oct 27, 2026
Land transfer tax
$6,475.00
Paid in cash at closing
| Ontario land transfer tax | $6,475.00 |
|---|---|
| Registering the transfer | $86.42 |
| Registering the mortgage (charge) | $86.42 |
Cash needed at closing
| Down payment | $100,000.00 |
|---|---|
| Taxes and fees above | $6,647.84 |
| Tax on mortgage insurance | $0.00 |
| Other closing costs | $0.00 |
| Total | $106,647.84 |
How the tax was worked out
| Part of the price | Rate | Tax |
|---|
No bracketed tax here: see the lines above.
Your inputs
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How Ontario’s land transfer tax works
Ontario taxes the value of the consideration (normally the price) in bands, like income tax. For land with one or two single-family homes:
| Part of the price | Ontario |
|---|---|
| Up to $55,000 | 0.5% |
| $55,000 to $250,000 | 1% |
| $250,000 to $400,000 | 1.5% |
| $400,000 to $2,000,000 | 2% |
| Over $2,000,000 | 2.5% |
Toronto’s municipal land transfer tax
In the City of Toronto, the City adds its own tax with the same bands up to $2,000,000, then steeper bands for luxury homes (from April 1, 2026, Bill 135):
| Part of the price | Toronto |
|---|---|
| Up to $55,000 | 0.5% |
| $55,000 to $250,000 | 1% |
| $250,000 to $400,000 | 1.5% |
| $400,000 to $2,000,000 | 2% |
| $2,000,000 to $3,000,000 | 2.5% |
| $3,000,000 to $4,000,000 | 4.4% |
| $4,000,000 to $5,000,000 | 5.45% |
| $5,000,000 to $10,000,000 | 6.5% |
| $10,000,000 to $20,000,000 | 7.55% |
| Over $20,000,000 | 8.6% |
Below $3,000,000 the two taxes are the same amount, so a Toronto buyer pays double. Above it Toronto’s share grows quickly: on a $3,500,000 home Ontario charges $73,975.00 and Toronto $83,475.00. Toronto charges nothing when less than $72 would be owed after the rebate.
First-time buyers
Ontario refunds up to $4,000 and Toronto up to $4,475, usually taken off at registration. Ontario’s refund covers its whole tax up to a price of $368,333, and Toronto’s covers the municipal tax up to $400,000. Above that you pay the difference:
| Price | Outside Toronto | First-time | Toronto | First-time |
|---|---|---|---|---|
| $400,000 | $4,475.00 | $475.00 | $8,950.00 | $475.00 |
| $600,000 | $8,475.00 | $4,475.00 | $16,950.00 | $8,475.00 |
| $800,000 | $12,475.00 | $8,475.00 | $24,950.00 | $16,475.00 |
| $1,000,000 | $16,475.00 | $12,475.00 | $32,950.00 | $24,475.00 |
| $1,500,000 | $26,475.00 | $22,475.00 | $52,950.00 | $44,475.00 |
Worked example: a $500,000 home
- Ontario: 0.5% of $55,000 + 1% of $195,000 + 1.5% of $150,000 + 2% of $100,000 = $6,475.00.
- First-time buyer outside Toronto: $6,475.00 − $4,000.00 = $2,475.00.
- In Toronto: $6,475.00 + $6,475.00 = $12,950.00; a first-time buyer pays $4,475.00.
- Registering the transfer and the mortgage (charge) electronically costs $86.42 each, $172.84 in all.
Worked example: a first-time buyer in Toronto at $800,000
Your first home, a $800,000 condo in the City of Toronto, with a mortgage. You pay Ontario’s tax and Toronto’s, and get both first-time rebates at registration:
| Ontario: 0.5% of $55,000 + 1% of $195,000 + 1.5% of $150,000 + 2% of $400,000 | $12,475.00 |
|---|---|
| First-time homebuyer refund (Ontario) | −$4,000.00 |
| Toronto: the same bands up to $3,000,000 | $12,475.00 |
| First-time purchaser rebate (Toronto) | −$4,475.00 |
| Land transfer tax after the rebates | $16,475.00 |
| Registering the transfer and the mortgage: 2 × $86.42 | $172.84 |
| Paid at closing | $16,647.84 |
Without the rebates the same purchase costs $24,950.00 in land transfer tax. Ontario’s $4,000 and Toronto’s $4,475 are fixed caps, so above $400,000 a first-time buyer in Toronto always saves the same $8,475. Your lawyer collects it from you before closing; it can’t go on the mortgage.
What this calculator assumes
- A home with one or two single-family residences, bought at market value. Other land uses a different top rate.
- First-time relief assumes every buyer qualifies.
- It doesn’t include Ontario’s Non-Resident Speculation Tax on foreign buyers or Toronto’s Municipal Non-Resident Speculation Tax; see Ontario’s and the City’s pages if either applies to you.
Frequently asked questions
Do I pay both Ontario and Toronto land transfer tax?
Yes, if the home is in the City of Toronto: Ontario’s tax and the City’s Municipal Land Transfer Tax are both charged when the deed is registered. On a $500,000 home that’s $6,475.00 each, $12,950.00 in all. Homes elsewhere in the GTA (Mississauga, Vaughan, Markham) pay only Ontario’s.
Who counts as a first-time homebuyer in Ontario?
You must be at least 18, never have owned a home or an interest in a home anywhere in the world, and move in within nine months. If your spouse owned a home while you were together, neither of you gets the refund. You must be a Canadian citizen or permanent resident, or become one within 18 months of registration. Toronto’s rebate uses the same rules.
What if only one of us is a first-time buyer?
The refund is proportional to the share the first-time buyer gets. If you buy a home together 50/50 and only one of you qualifies, you get half the refund: up to $2,000 from Ontario and $2,238 from Toronto. This calculator assumes every buyer qualifies.
When do I pay it, and can I add it to the mortgage?
Your lawyer collects it from you before closing and pays it when the deed is registered electronically. It can’t be added to the mortgage: it’s cash you need on top of the down payment, along with legal fees and, with less than 20% down, Ontario’s sales tax on the mortgage insurance premium.
Is it based on the price or the assessed value?
On the value of the consideration: normally the price you pay, including anything else you give the seller in exchange (such as taking over their mortgage). MPAC’s assessed value doesn’t matter for a normal sale.
How much does it cost to register the sale?
Each electronic registration (the transfer, and the charge if you have a mortgage) costs $86.42: the statutory fee, the electronic registration fee and HST on it. Ontario adjusts these every November. Your lawyer’s fee is on top.
Rates for tax year 2026, verified · Page updated
Sources
- Ontario – Calculating land transfer tax (updated April 22, 2026); Land transfer tax refunds for first-time homebuyers (updated February 10, 2026) · checked
- City of Toronto – Bill 135 (2026), Municipal Code Chapter 760 § 760-9.3 (from April 1, 2026); Chapter 760 § 760-10 (minimum tax) and § 760-60 (first-time purchaser rebate, $4,475) · checked
- Ontario – Land registration Bulletin 2025-07 ($85.00 from November 3, 2025) and Bulletin 2026-04 ($86.42 from November 2, 2026) · checked