Land Transfer Tax Calculator Toronto
A $1,100,000 purchase in Toronto is $37,053 — 3.37% of the price.
Ontario land transfer tax
- Up to $55,000 · 0.5%
- $55,000 to $250,000 · 1.0%
- $250,000 to $400,000 · 1.5%
- $400,000 to $2,000,000 · 2.0%
| Price bracket | Rate | Your portion | Tax |
|---|---|---|---|
| Up to $55,000 | 0.5% | $55,000.00 | $275.00 |
| $55,000 to $250,000 | 1.0% | $195,000.00 | $1,950.00 |
| $250,000 to $400,000 | 1.5% | $150,000.00 | $2,250.00 |
| $400,000 to $2,000,000 | 2.0% | $700,000.00 | $14,000.00 |
| Ontario land transfer tax | $18,475.00 |
Toronto municipal land transfer tax
- Up to $55,000 · 0.5%
- $55,000 to $250,000 · 1.0%
- $250,000 to $400,000 · 1.5%
- $400,000 to $2,000,000 · 2.0%
| Price bracket | Rate | Your portion | Tax |
|---|---|---|---|
| Up to $55,000 | 0.5% | $55,000.00 | $275.00 |
| $55,000 to $250,000 | 1.0% | $195,000.00 | $1,950.00 |
| $250,000 to $400,000 | 1.5% | $150,000.00 | $2,250.00 |
| $400,000 to $2,000,000 | 2.0% | $700,000.00 | $14,000.00 |
| Toronto municipal land transfer tax | $18,475.00 |
Registration fees
Estimate only. Toronto rates verified September 7, 2026 against the official rate schedule. Confirm the exact amount with your real estate lawyer before closing.
This calculator shows exactly how Toronto land transfer tax is built: which portion of your purchase price falls in which bracket, what each bracket contributes, and what any rebate takes back off. Most calculators return one number; this one shows the work.
A $1,100,000 purchase in Toronto carries $37,053 in land transfer tax, an effective rate of 3.37% of the price. Rates last verified September 7, 2026.
The same price in every province
Change the price. Toronto is highlighted.
Net amount after first-time buyer relief where it exists. Alberta, Saskatchewan, and Newfoundland charge registration fees instead of a transfer tax. Nova Scotia varies by municipality (Halifax shown). Hover any bar for the breakdown.
How Toronto land transfer tax is calculated
Buying inside the City of Toronto means paying two land transfer taxes: Ontario's provincial tax and the City's municipal land transfer tax (MLTT). Up to $2 million the two schedules are identical, so the bill is effectively double what the same purchase would cost elsewhere in Ontario. Above $2 million the municipal side climbs much faster than the provincial one: since 1 April 2026 the City's graduated luxury rates reach 4.40% between $3 and $4 million and top out at 8.60% above $20 million. Those graduated rates apply only to properties containing one or two single family residences; other property types stay at 2% above $400,000 on the municipal side.
- The graduated municipal rates above $3,000,000 took effect on 1 April 2026 and replaced the previous luxury schedule. Purchases that closed before that date used the older rates.
- Municipal luxury rates apply only to properties containing one or two single family residences.
- First-time buyers can claim both rebates: up to $4,000 provincially and up to $4,475 municipally. Together they cover the full tax on roughly the first $400,000 of the price.
- City staff recommended against raising the $4,475 municipal rebate in February 2026. Lifting it to $11,475 — enough to wipe MLTT on a home up to $750,000 — would have cost an extra $86 million a year.
- A foreign buyer in Toronto faces 25% provincial NRST plus 10% municipal MNRST on top of both land transfer taxes.
- The $102.56 MLTT administration fee is charged on every filing and is quoted by the City before HST.
Toronto land transfer tax rates for 2026
| Portion of the purchase price | Marginal rate |
|---|---|
| Up to $55,000 | 0.5% |
| $55,000 to $250,000 | 1.0% |
| $250,000 to $400,000 | 1.5% |
| $400,000 to $2,000,000 | 2.0% |
| Over $2,000,000 | 2.5% |
| Portion of the purchase price | Marginal rate |
|---|---|
| Up to $55,000 | 0.5% |
| $55,000 to $250,000 | 1.0% |
| $250,000 to $400,000 | 1.5% |
| $400,000 to $2,000,000 | 2.0% |
| $2,000,000 to $3,000,000 | 2.5% |
| $3,000,000 to $4,000,000 | 4.40% |
| $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% |
| Portion of the purchase price | Marginal rate |
|---|---|
| Up to $55,000 | 0.5% |
| $55,000 to $250,000 | 1.0% |
| $250,000 to $400,000 | 1.5% |
| Over $400,000 | 2.0% |
| Fee | How it is calculated |
|---|---|
| MLTT administration fee | The City charges a flat $102.56 administration fee (plus HST) on every MLTT filing. |
Additional tax on foreign and non-resident buyers
Ontario Non-Resident Speculation Tax (25%). Charged on the full price when the buyer is a foreign national, foreign corporation, or taxable trustee. Applies anywhere in Ontario.
Toronto Municipal Non-Resident Speculation Tax (10%). Charged by the City on the full purchase price of certain residential properties bought by foreign buyers, on top of Ontario's 25% NRST. In effect since 1 January 2025.
First-time home buyer relief in Toronto
Ontario first-time buyer refund — up to $4,000
You are 18 or older, a Canadian citizen or permanent resident, have never owned a home or an interest in a home anywhere in the world — including one received by gift or inheritance — your spouse has not owned one while you were spouses, and you occupy the home as your principal residence within nine months. Miss it at registration and you have 18 months to apply; the province pays no interest on a late refund.
Toronto first-time buyer rebate — up to $4,475
You are 18 or older, a Canadian citizen or permanent resident, have never owned a home anywhere in the world, your spouse has not owned one while you were your spouse's spouse, and you occupy the home as your principal residence within nine months. Gift and inheritance count as prior ownership. City staff recommended against raising this cap in February 2026.
On the $1,100,000 example above, an eligible first-time buyer pays $28,578 instead of $37,053 — a saving of $8,475. The rebate is capped at the tax you actually owe, so on a cheaper home it wipes the bill out entirely rather than paying you a refund.
A house and a triplex are not the same tax
Toronto By-law 132-2026’s luxury municipal rates apply only to land with one or two single-family residences. Everything else stays at 2% above $400,000 on the municipal side.
On a $3,000,000 Toronto purchase the 1–2 unit schedule costs $123,053. The same price as a triplex, commercial, or vacant lot is $113,053 — $10,000 less, because By-law 132-2026’s luxury municipal rates (4.40% to 8.60% above $3 million) do not apply.
Why the $4,475 rebate is not going up
City staff told Council in February 2026 not to raise it. Municipal land transfer tax is doing the job of a property-tax increase.
The February 3, 2026 budget-implementation report from the Chief Financial Officer and Treasurer projects about $805 million of MLTT revenue in 2025, equal to a 16.1 percent residential property-tax increase if that money had to come from the levy instead. First-time purchaser rebates cost $60.3 million in 2024. Council had asked staff to look at improving the rebate. Staff said no, because lifting the cap from $4,475 to $11,475 — enough to zero the municipal tax on a home up to $750,000 — would cost an extra $86 million a year. They recommended waiting for a recovery in the real estate market.
That $11,475 figure is not a round number they invented. Municipal tax on a $750,000 house is exactly $11,475. After both rebates a first-time buyer of that house still pays $14,578 on closing day. The same buyer in the rest of Ontario pays $7,475. The gap is $7,103, and nothing in the 2026 budget closed it.
When Toronto land transfer tax is due, and who remits it
Both taxes are due on closing day and are collected together by your real estate lawyer, who remits the provincial portion to Ontario and the municipal portion to the City of Toronto at registration. Neither can be added to your mortgage.
Toronto land transfer tax FAQs
How much is land transfer tax in Toronto?
On a $1,100,000 purchase in Toronto, land transfer tax and registration fees come to $37,053, an effective rate of 3.37% of the purchase price. The tax is marginal, so each slice of the price is taxed at its own rate rather than the whole price being taxed at the top rate.
How is Toronto land transfer tax calculated?
Buying inside the City of Toronto means paying two land transfer taxes: Ontario's provincial tax and the City's municipal land transfer tax (MLTT). Up to $2 million the two schedules are identical, so the bill is effectively double what the same purchase would cost elsewhere in Ontario. Above $2 million the municipal side climbs much faster than the provincial one: since 1 April 2026 the City's graduated luxury rates reach 4.40% between $3 and $4 million and top out at 8.60% above $20 million. Those graduated rates apply only to properties containing one or two single family residences; other property types stay at 2% above $400,000 on the municipal side.
Is there a first-time home buyer rebate in Toronto?
Yes. Ontario first-time buyer refund: You are 18 or older, a Canadian citizen or permanent resident, have never owned a home or an interest in a home anywhere in the world — including one received by gift or inheritance — your spouse has not owned one while you were spouses, and you occupy the home as your principal residence within nine months. Miss it at registration and you have 18 months to apply; the province pays no interest on a late refund. On a $1,100,000 purchase that is worth $8,475.
When is Toronto land transfer tax due and who pays it?
Both taxes are due on closing day and are collected together by your real estate lawyer, who remits the provincial portion to Ontario and the municipal portion to the City of Toronto at registration. Neither can be added to your mortgage.
Can I add Toronto land transfer tax to my mortgage?
No. Land transfer tax must be paid in cash on closing day and cannot be rolled into the mortgage. Lenders treat it as a closing cost you fund yourself, alongside your down payment, so set the money aside before you make an offer.
Do foreign buyers pay extra land transfer tax in Toronto?
Yes. Ontario Non-Resident Speculation Tax (25%) — Charged on the full price when the buyer is a foreign national, foreign corporation, or taxable trustee. Applies anywhere in Ontario. Toronto Municipal Non-Resident Speculation Tax (10%) — Charged by the City on the full purchase price of certain residential properties bought by foreign buyers, on top of Ontario's 25% NRST. In effect since 1 January 2025. On a $1,100,000 purchase that alone adds $385,000.
Land transfer tax calculators for other provinces
Rate sources and last verified
Every rate, bracket, and rebate on this page was read from the official government page linked below, not copied from another calculator.
- Toronto official rate schedule · City of Toronto MLTT rebate opportunities · Ontario land transfer tax rates · Toronto 2026 budget implementation staff report (MLTT and rebate) · Toronto By-law 132-2026 (luxury MLTT rates)Last verified September 7, 2026
This calculator is an estimate for planning purposes and is not tax or legal advice. Land transfer tax turns on the value of the consideration, the property’s classification, and your personal eligibility, all of which your lawyer confirms. Always verify the exact amount with a real estate lawyer before you close.
Comparing provinces before you buy?
The national land transfer tax calculator compares every jurisdiction at the same price, so you can see what crossing a provincial or municipal border actually saves. When you’re ready to buy, get matched with a Toronto agent who has closed in this market before.