Toronto land transfer tax calculator
Both taxes a Toronto buyer pays on closing, the Ontario land transfer tax and the City of Toronto's own, with 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.
What a Toronto buyer pays, and why
Inside the City of Toronto you pay the Ontario tax and the municipal one, and up to $2,000,000 the municipal tax mirrors the provincial rates, so the bill doubles. It is the single largest closing cost difference between Toronto and the 905.
The municipal tax covers the whole amalgamated city: Etobicoke, North York, Scarborough, York and East York as well as the old city. Mississauga, Vaughan, Markham and Brampton pay the provincial tax only.
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.
Up to $4,000 off the provincial tax and up to $4,475 off the city's, usually applied by the lawyer on closing. Miss it and you have 18 months to apply for it back.
Buying in Mississauga, Vaughan or anywhere else in Ontario? The Ontario land transfer tax calculator works out the provincial tax on its own.
Working out a new build instead? Our Ontario HST rebate calculator handles the federal and Ontario rebate on pre-construction.
Questions about Toronto land transfer tax
How much is land transfer tax in Toronto?
A Toronto buyer pays two taxes on closing: Ontario's land transfer tax and the City of Toronto's municipal land transfer tax. Up to $2,000,000 the municipal tax follows the provincial rates exactly, so the bill is double what the same home costs outside the city. On a $1,000,000 purchase that is $16,475 to the province and $16,475 to the city, $32,950 before any rebate.
Which areas pay the Toronto land transfer tax?
Everything inside the City of Toronto, which since amalgamation includes Etobicoke, North York, Scarborough, York and East York as well as the old city. Mississauga, Brampton, Vaughan, Markham and the rest of the 905 are outside it and pay the provincial tax only.
What are the Toronto municipal land transfer tax rates for 2026?
On land with one or two single family residences: 0.5% on the first $55,000, 1% to $250,000, 1.5% to $400,000, 2% to $2,000,000 and 2.5% to $3,000,000. Above that the graduated ladder in force since April 1, 2026 applies: 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. Other property, such as commercial land or a building with three or more units, stays at 2% above $400,000.
How much is the Toronto first-time buyer rebate?
Up to $4,475 off the municipal tax, on top of up to $4,000 off the provincial tax, so a first-time buyer inside Toronto can get up to $8,475 back in total. Both are normally applied by the lawyer on closing, and either can still be claimed within 18 months of the transfer being registered.
Who counts as a first-time buyer for the Toronto rebate?
Someone at least 18 years old who is a Canadian citizen or permanent resident, has never owned a home or an interest in one anywhere in the world, and has no spouse who owned one while they were together. The home has to become their principal residence within nine months of the purchase.
Does Toronto charge anything else on closing?
Yes. The city adds an administration fee of $102.56 plus HST on each transfer, which this calculator leaves out, and non-residents pay additional speculation taxes at both the provincial and the municipal level. All of it is due on closing, normally paid through your lawyer, and none of it can be added to the mortgage.