Ontario land transfer tax calculator
Provincial tax, the Toronto municipal tax on top, and both first-time buyer rebates. Updated for the graduated Toronto rates that took effect April 1, 2026.
How that number is built, bracket by bracket:
| Portion of the price | Amount in band | Ontario | Toronto |
|---|---|---|---|
| Tax before rebates |
Estimates only, not legal or tax advice. Ontario charges 0.5% to $55,000, 1% to $250,000, 1.5% to $400,000, 2% to $2,000,000 and 2.5% above that on land with one or two single family residences. Toronto adds its own tax on the same first four bands, then 2.5% to $3,000,000, 4.40% to $4,000,000, 5.45% to $5,000,000, 6.50% to $10,000,000, 7.55% to $20,000,000 and 8.60% above, under the graduated rates in force since April 1, 2026. Toronto also charges a $102.56 administration fee plus HST, which this calculator leaves out. Non-residents pay additional speculation taxes at both levels. Rates confirmed against ontario.ca and toronto.ca on September 19, 2026. This calculator runs entirely in your browser.
Four things that decide the number
Each band is taxed at its own rate, the way income tax works. A $500,000 home is not taxed at 2% on the whole price - only the $100,000 above $400,000 is.
Inside the City of Toronto the municipal tax mirrors the provincial one up to $2,000,000, so the bill doubles. It is the single largest closing cost difference between Toronto and the 905.
From April 1, 2026 Toronto taxes homes above $3,000,000 on a steeper ladder rising to 8.60%. On a $3.5M sale that is about $4,500 more than the 3.5% step it replaced, so any figure quoted before the spring is now low.
A first-time buyer gets up to $4,000 provincially and $4,475 in Toronto, usually applied by the lawyer on closing. Miss it and you have 18 months to apply for it back.
Working out a new build instead? Our Ontario HST rebate calculator handles the federal and Ontario rebate on pre-construction.
Questions about land transfer tax
How much is land transfer tax in Ontario?
It is charged in bands, like income tax: 0.5% on the first $55,000, 1% to $250,000, 1.5% to $400,000, 2% to $2,000,000, and 2.5% above that on land with one or two single family residences. On a $1,000,000 home that comes to $16,475. Inside the City of Toronto a municipal tax is charged on top, which brings the same purchase to $32,950.
Do I really pay the tax twice in Toronto?
Yes. Toronto is the only municipality in Ontario that levies its own land transfer tax, and up to $2,000,000 it mirrors the provincial rates exactly, so the bill doubles. It applies across the amalgamated city, so Etobicoke, North York, Scarborough, York and East York all pay it. Mississauga, Brampton, Vaughan, Markham and the rest of the 905 pay the provincial tax only.
What changed in Toronto on April 1, 2026?
City Council voted on December 17, 2025 to replace the old steps above $3,000,000 with a steeper graduated ladder, effective April 1, 2026. The rate is now 4.40% from $3M to $4M, 5.45% to $5M, 6.50% to $10M, 7.55% to $20M and 8.60% above. On a $3.5M sale that is roughly $4,500 more than the 3.5% step it replaced, so any quote prepared before the spring understates the tax.
Can I add land transfer tax to my mortgage?
No. It is due in full on closing and has to be paid in cash, normally through your lawyer along with the rest of the closing costs. That is why it is worth working out early: on a Toronto purchase it is usually the largest closing cost after the down payment.
Who counts as a first-time buyer?
You must be at least 18, be a Canadian citizen or permanent resident, have never owned a home or an interest in one anywhere in the world, and have no spouse who owned one while you were together. You also have to move in as your principal residence within nine months. The provincial refund is up to $4,000 and Toronto adds up to $4,475.
What if my lawyer did not claim the rebate on closing?
You can still apply for it afterwards. Both the provincial refund and the Toronto rebate have to be claimed within 18 months of the transfer being registered, with proof of citizenship or residency and of occupancy.
Does the 2.5% rate apply to every property over $2 million?
No. The top provincial rate only applies to land containing one or two single family residences, which includes a house, a condominium unit or a duplex. Commercial and industrial property, and residential buildings with three or more units, stay at 2% however high the price goes. The same split applies to the Toronto rates above $2,000,000.
Is this calculator tax advice?
No. It is an estimate to help realtors and buyers see the number early. It leaves out the Toronto administration fee of $102.56 plus HST, the additional speculation taxes that apply to non-residents, and the exemptions for transfers between spouses or of family farms. Confirm the figure with your real estate lawyer before anyone relies on it.