Tax Calculators
Use the Ontario land transfer tax calculator above to estimate the provincial tax payable when purchasing a home, condo, land or another property in Ontario. Buyers purchasing inside the City of Toronto may also pay Toronto Municipal Land Transfer Tax. The estimate can help you plan your closing funds before making an offer.
Use the price shown in your planned Agreement of Purchase and Sale.
Check the Toronto box only when the property is located within the City of Toronto.
Use this option only when you expect to satisfy the applicable provincial and municipal eligibility requirements.
Add the estimated tax to your other closing costs and confirm the final amount with your real estate lawyer.
Ontario Land Transfer Tax, often shortened to LTT, is a one-time tax generally paid by the purchaser when ownership of real estate is transferred. It is separate from the down payment, mortgage, legal fees and annual property taxes.
The tax uses a progressive or marginal structure. This means different portions of the purchase price are taxed at different rates. A higher rate does not apply to the entire purchase price; it applies only to the amount falling inside that specific bracket.
The following provincial brackets apply to qualifying transactions under Ontario’s current general land transfer tax structure. The 2.5% bracket above $2 million applies where the property contains one or two single-family residences.
| Portion of Purchase Price | Ontario Marginal Rate |
|---|---|
| Up to and including $55,000 | 0.5% |
| Over $55,000 up to $250,000 | 1.0% |
| Over $250,000 up to $400,000 | 1.5% |
| Over $400,000 | 2.0% |
| Over $2,000,000 for qualifying one- or two-family residences | 2.5% |
A property located inside the City of Toronto may be subject to Toronto Municipal Land Transfer Tax in addition to Ontario’s provincial tax. This means a Toronto buyer can have two separate land transfer tax amounts at closing.
Toronto, North York, Scarborough, Etobicoke, York and East York are within the City of Toronto. A purchase in one of these areas should normally be calculated using both the Ontario and Toronto options.
| Portion of Purchase Price | Toronto MLTT Rate |
|---|---|
| Up to and including $55,000 | 0.5% |
| Over $55,000 up to $250,000 | 1.0% |
| Over $250,000 up to $400,000 | 1.5% |
| Over $400,000 up to $2,000,000 | 2.0% |
| Over $2,000,000 up to $3,000,000 | 2.5% |
| Over $3,000,000 up to $4,000,000 | 4.40% |
| Over $4,000,000 up to $5,000,000 | 5.45% |
| Over $5,000,000 up to $10,000,000 | 6.50% |
| Over $10,000,000 up to $20,000,000 | 7.55% |
| Over $20,000,000 | 8.60% |
These communities are inside the City of Toronto:
These GTA communities are outside the City of Toronto:
Municipal boundaries—not a Toronto mailing reference or proximity to downtown—determine whether Toronto MLTT applies. Confirm the property’s municipality before relying on an estimate.
An eligible first-time buyer may qualify for a refund of up to $4,000 from Ontario land transfer tax. For qualifying purchases, this can eliminate the provincial tax on approximately the first $368,000 of the purchase price.
An eligible first-time purchaser of a Toronto residential property may also qualify for a municipal rebate of up to $4,475. This can be available in addition to the Ontario refund.
Estimated Ontario land transfer tax before any first-time buyer refund. An eligible first-time buyer could receive up to $4,000, reducing the estimated provincial tax to $8,475.
Estimated combined Ontario and Toronto land transfer tax before rebates. A fully eligible first-time buyer could potentially receive up to $8,475 in combined provincial and municipal relief.
Examples are simplified estimates based on standard residential assumptions. Ownership structure, property classification, residency, exemptions and closing details can change the final amount.
Ontario’s Non-Resident Speculation Tax and Toronto’s Municipal Non-Resident Speculation Tax may apply to certain foreign purchasers in addition to regular land transfer tax. Unless these amounts are specifically shown in the calculator result, they are not included in the estimate.
Land transfer tax is only one part of the amount a buyer may need before closing. A practical home-buying budget should also consider the deposit, down payment, legal costs, title insurance, inspection expenses, property tax adjustments, moving expenses and an emergency reserve.
Before preparing an offer, review the complete cash requirement rather than focusing only on the monthly mortgage payment. Saeed Anwar can help you compare available properties, understand the offer process and organize the real estate steps involved in your purchase.
The purchaser generally pays land transfer tax when the property transfer is registered. It is normally handled by the buyer’s lawyer at closing.
No. Mississauga is outside the City of Toronto, so a standard Mississauga purchase is generally subject to Ontario land transfer tax but not Toronto MLTT.
North York is part of the City of Toronto. Buyers may therefore pay both Ontario provincial land transfer tax and Toronto Municipal Land Transfer Tax.
It depends on the purchase price, location, ownership structure and eligibility. The refunds can eliminate or reduce tax, but higher-priced properties can still have a balance payable.
Land transfer tax is normally a closing cost and is not automatically included in the mortgage. Buyers should plan to have the required funds available for closing.
No. The result is an estimate. Your lawyer should confirm the exact tax, rebates, exemptions and amount payable before the transaction closes.
Get practical guidance with property searches, neighbourhood comparisons, viewings, offer preparation and negotiation. Explore current GTA listings or speak with Saeed Anwar about your next property purchase.
Ontario Ministry of Finance — Calculating Land Transfer Tax
Ontario First-Time Homebuyer Refund Requirements
