Tools/Land Transfer Tax Calculator

Land Transfer Tax Calculator Canada

Ontario, Toronto, and B.C. first-time buyer rebates, plus provincial and municipal transfer tax for the rest of Canada.

Land Transfer Tax Calculator

Province

Purchasing in Toronto (includes Municipal LTT)

Home Purchase Price

First-Time Home Buyer (eligible for rebate)

Provincial Tax

$8,475

Municipal Tax

$8,475

Total Tax Before Rebate

$16,950

Rebate

-$0

Total Land Transfer Tax Due

$16,950

Rate Structure: Ontario: 0.5% on first $55K, 1% on $55K-$250K, 1.5% on $250K-$400K, 2% on $400K-$2M, 2.5% above $2M

Ontario Rebate: First-time buyers receive up to $4,000 rebate on provincial tax.

Disclaimer: This calculator provides estimates. Consult a lawyer or notary for exact amounts.

What is Land Transfer Tax?

Land Transfer Tax (LTT) is a provincial tax paid when you purchase property in Canada. In some municipalities (like Toronto), you may also pay a municipal land transfer tax. This tax is typically one of the largest closing costs when buying a home.

The amount you pay depends on the purchase price of the property and the province where it's located. Each province has its own tax rates and calculation method.

💡 First-time homebuyers may be eligible for rebates of up to $8,475 in Ontario (including Toronto's municipal rebate).

Provincial Land Transfer Tax Rates

Ontario

0.5% on the first $55,000
1.0% on $55,000 to $250,000
1.5% on $250,000 to $400,000
2.0% on $400,000 to $2,000,000
2.5% on amounts over $2,000,000

British Columbia

1.0% on the first $200,000
2.0% on $200,000 to $2,000,000
3.0% on $2,000,000 to $3,000,000
5.0% on amounts over $3,000,000

Alberta

No land transfer tax! Only a small registration fee based on property value.

Quebec (Montreal)

0.5% on the first $50,000
1.0% on $50,000 to $250,000
1.5% on amounts over $250,000

Ontario and Toronto first-time buyer rebates

Ontario land transfer tax uses brackets published by the Ministry of Finance: 0.5% on the first $55,000, 1% from $55,000 to $250,000, 1.5% from $250,000 to $400,000, 2% from $400,000 to $2 million, and 2.5% above $2 million. Eligible first-time buyers can receive a refund of up to $4,000. That maximum fully offsets provincial tax only up to about $368,000 of price. On a typical Toronto or Ottawa purchase you still owe provincial tax after the refund.

The City of Toronto charges municipal land transfer tax (MLTT) as well. Eligible first-time buyers can claim an MLTT rebate of up to $4,475, on top of Ontario’s $4,000 refund, for a combined maximum of $8,475. Mississauga, Ottawa, Hamilton, and other Ontario cities do not charge Toronto’s MLTT, so they do not get the $4,475 municipal rebate. Your lawyer usually claims both rebates at registration. If not, Ontario gives you 18 months to apply to the Ministry of Finance; confirm Toronto’s deadline with the City.

Typical tests: you are at least 18, a Canadian citizen or permanent resident (Toronto allows a path to claim the municipal rebate if you become a citizen or permanent resident within 18 months — confirm with the City), you will occupy the home as your principal residence within nine months, and neither you nor your spouse owned a home anywhere while you were spouses. The calculator’s Toronto estimate applies a second tax on the provincial brackets. The City’s MLTT schedule is what is collected if the brackets differ.

British Columbia first-time buyer property transfer tax

British Columbia calls this property transfer tax, not land transfer tax. Standard PTT is 1% on the first $200,000 of fair market value, 2% from $200,000 to $2 million, 3% from $2 million to $3 million, and 5% above $3 million.

For registrations on or after 1 April 2024, the first-time home buyers’ program exempts PTT on the first $500,000 of value (a maximum exemption of $8,000). The full program applies when fair market value is at or below $835,000. Between $835,000 and $860,000 the exemption phases out. At $860,000 and above it is $0. Those ceilings are the same constants the calculator uses.

The exemption also expects a residential property you will live in, generally under 0.5 hectares, with the buyers meeting the province’s first-time and citizenship tests. Many Metro Vancouver purchases sit above $860,000, so first-time status does not erase PTT. Additional property transfer tax on foreign entities in specified areas is separate and is not modelled here. Confirm the file with your notary and the current page on gov.bc.ca.

First-Time Homebuyer Rebates

Many provinces offer rebates to first-time homebuyers to help with the cost of land transfer tax. Eligibility requirements vary by province.

Ontario

Maximum Rebate: $4,000

Full rebate on homes up to $368,333

Toronto Municipal

Maximum Rebate: $4,475

Combined with Ontario: up to $8,475 total

British Columbia

Maximum Exemption: $8,000

Exempts PTT on the first $500,000. Full program eligibility up to $835,000; partial phase-out under $860,000 (registrations on or after 1 April 2024).

Prince Edward Island

Maximum Rebate: $2,000

Full rebate on homes up to $200,000

General Eligibility Requirements:

Must be a Canadian citizen or permanent resident
Must be at least 18 years old
Must occupy the home as your principal residence within 9 months
Cannot have owned a home anywhere in the world previously
Spouse cannot have owned a home while being your spouse

Frequently Asked Questions

When do I pay land transfer tax?

Land transfer tax is paid on closing day when the property title is transferred to your name. Your lawyer will handle the payment as part of the closing process.

Can I add land transfer tax to my mortgage?

No, land transfer tax cannot be added to your mortgage. It must be paid upfront as part of your closing costs. Make sure to budget for this expense when saving for your down payment.

Do I pay land transfer tax when refinancing?

Generally, no. Land transfer tax is only paid when the property ownership changes. Refinancing with the same owner typically doesn't trigger land transfer tax.