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Ontario Land Transfer Tax Calculator

Calculate Ontario Land Transfer Tax (LTT). Learn current provincial rates, first-time home buyer rebates, closing costs, and Toronto municipal rules.

At A Glance

  • Land Transfer Tax (LTT) is a mandatory tax paid by homebuyers in Ontario when a property changes ownership.
  • LTT is calculated on a marginal, tiered scale based on the purchase price — not a single flat rate.
  • Homes purchased within the City of Toronto are also subject to an additional Municipal Land Transfer Tax (MLTT), on top of the provincial tax.
  • LTT is paid by the buyer, due in full at closing, and cannot be financed through your mortgage.
  • First-time home buyers may qualify for a rebate of up to $4,000 provincially, plus up to $4,475 more if purchasing in Toronto.
Ontario Land Transfer Tax Calculator

Land Transfer Tax (LTT) uses a tiered, bracketed system instead of a flat percentage. This means different portions of your property's purchase price are taxed at progressively higher rates.

Buyers purchasing property inside Toronto face a double tax. You will pay both the provincial rate and the Municipal Land Transfer Tax (MLTT), as Toronto is the sole Ontario city charging its own local property transfer fee.

You must pay this tax in cash on your closing day. Lenders will not let you roll this cost into your mortgage loan. Ensure you save separate funds for this bill, just like you do for legal fees and your down payment.

Ontario Land Transfer Tax Rates
  • First $55,0000.5%
  • $55,000.01 – $250,0001.0%
  • $250,000.01 – $400,0001.5%
  • $400,000.01 – $2,000,0002.0%
  • Over $2,000,0002.5%
Toronto Municipal Land Transfer Tax Rates
  • First $55,0000.5%
  • $55,000.01 – $250,0001.0%
  • $250,000.01 – $400,0001.5%
  • $400,000.01 – $2,000,0002.0%
  • $2,000,000.01 – $3,000,0002.5%
  • $3,000,000.01 – $4,000,0004.40%
  • $4,000,000.01 – $5,000,0005.45%
  • $5,000,000.01 – $10,000,0006.50%
  • $10,000,000.01 – $20,000,0007.55%
  • Over $20,000,0008.60%

Rates shown are believed accurate as of the date this page was last updated, but land transfer tax rates and brackets are set by the Ontario government and City of Toronto and can change. Please verify current rates with your real estate lawyer before relying on this information. Use of this page and its calculations is at your own risk.

Source: City of Toronto · Government of Ontario

Land Transfer Tax Calculator

Estimate your Ontario & Toronto land transfer tax, including first-time buyer rebates.
$
Ontario Land Transfer Tax $0
Subtotal (before rebate) $0
Total LTT Payable $0
This calculator provides a general estimate for residential properties (1–2 single-family residences, including most condos and houses) and is for informational purposes only — it is not tax, legal, or financial advice. Actual land transfer tax is calculated by your real estate lawyer at closing based on the final purchase price and any applicable exemptions. First-time buyer rebate eligibility depends on citizenship/residency status, age, and prior home ownership history. Please consult a qualified professional to confirm your exact amount.

Land Transfer Tax FAQ

The buyer pays land transfer tax, not the seller. It's due on closing day and is paid alongside your down payment, legal fees, and other closing costs.
Ontario LTT is calculated on a marginal, tiered scale based on your purchase price — each portion of the price is taxed at its own rate (0.5% up to $55,000, 1.0% up to $250,000, 1.5% up to $400,000, 2.0% up to $2,000,000, and 2.5% above that for homes with one or two single-family residences). It isn't a flat percentage of the full purchase price.
LTT applies to virtually every property purchase in Ontario, whether it's a resale home or new construction. The tax is calculated on the "value of the consideration," which generally means the purchase price, though new-build purchases can sometimes include additional costs in that calculation.
No. Toronto is currently the only municipality in Ontario that charges its own municipal land transfer tax. Everywhere else in the province, you only pay the provincial LTT.
You must be at least 18 years old, a Canadian citizen or permanent resident (or become one within 18 months of closing), and you must never have owned a home or any interest in a home, anywhere in the world — regardless of how it was acquired (purchase, gift, or inheritance). You also need to move into the home as your principal residence within 9 months of closing. Once you've claimed this rebate, you can't requalify as a first-time buyer in the future, even if you later sell and buy again.
This is a stricter rule than most people expect: if your spouse owned a home or an interest in a home anywhere in the world while they were your spouse, neither of you can claim the refund — not even a partial one, and even if the home is being purchased entirely in your name. This applies whether you're legally married or common-law under the Act's definition. One exception worth knowing: if your spouse owned a home before you became spouses (and not since), you may still qualify.
This is different from the spousal rule above. When co-buyers aren't spouses (for example, siblings, friends, or an unmarried, non-common-law partner), each person's eligibility is generally assessed individually, and a qualifying first-time buyer can typically claim a refund on their own ownership share of the property, even if their co-buyer doesn't qualify. Because "spouse" has a specific legal definition under the Act, and because ownership structure affects this calculation, it's worth confirming your exact situation with a real estate lawyer before closing.
Eligible first-time buyers can receive up to $4,000 off the Ontario provincial LTT — enough to cover the full tax on homes priced up to roughly $368,333. If you're purchasing in Toronto, you can also receive up to $4,475 off the Toronto Municipal LTT — a combined savings of up to $8,475 for a qualifying first-time buyer in Toronto.
You don't need to apply after the fact — your real estate lawyer applies the rebate directly at closing, reducing the LTT you actually pay. You'll typically need to sign a declaration confirming you meet the eligibility requirements.
No. Land transfer tax is due in cash on closing day and generally cannot be financed through your mortgage. It's important to budget for it separately from your down payment.
Yes, certain transfers are exempt or receive special treatment under Ontario's Land Transfer Tax Act — including some transfers between spouses, transfers of farmed land under specific conditions, and certain transfers to or from family business corporations. These exemptions have specific eligibility rules, so it's worth confirming with a real estate lawyer whether your situation qualifies.
LTT is calculated on the "value of the consideration," which generally includes the purchase price, any liabilities assumed, and certain benefits conferred as part of the deal. HST paid on the purchase is not included in this calculation.