Ontario Land Transfer Tax Calculator
Work out the land transfer tax on an Ontario home, including the second municipal tax the City of Toronto charges and the rebates first-time buyers get back. It runs on the same tax engine as the full Headroom calculator, using 2026 rates.
How Ontario land transfer tax works
Ontario charges land transfer tax on the price of the home, in marginal brackets, the same way income tax works. You pay each rate only on the part of the price that falls inside its band, so the effective rate is always lower than the top bracket.
| Portion of the price | 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% |
Toronto charges a second land transfer tax
If the home is inside the City of Toronto, you pay a municipal land transfer tax on top of the provincial one. It mirrors the provincial brackets up to $2,000,000, then adds higher "luxury" brackets above that. In practice a Toronto buyer pays land transfer tax twice, which roughly doubles the bill.
Buying in Toronto? The dedicated Toronto calculator shows the two taxes side by side.
First-time home buyer rebate
First-time buyers get up to $4,000 back on the provincial tax, which fully covers a home priced up to about $368,000. First-time buyers in Toronto get up to a further $4,475 back on the municipal tax. Tick both boxes above to see the rebate applied.
A worked example
On an $800,000 home in Toronto, the provincial land transfer tax is $12,475 and the Toronto municipal tax is another $12,475, for a total of $24,950 due at closing.
If you are a first-time buyer, the rebates take off $4,000 provincially and $4,475 in Toronto, bringing the total down to $16,475.
Common questions
Does Toronto have its own land transfer tax?
Yes. The City of Toronto charges a municipal land transfer tax in addition to Ontario's provincial one, so a Toronto buyer pays it twice. No other Ontario city charges its own.
How much is the Ontario first-time buyer rebate?
Up to $4,000 off the provincial tax. First-time buyers in Toronto get up to another $4,475 off the municipal tax, for as much as $8,475 back in total.
When do you pay land transfer tax?
At closing, through your real estate lawyer. It is part of your closing costs and paid in cash, not added to the mortgage.
Is it the same everywhere in Ontario?
The provincial tax is the same across the province. Only the City of Toronto adds a second municipal tax on top.
Planning the whole purchase, not just the tax?
Headroom folds this land transfer tax into your full picture: the mortgage, CMHC insurance, the stress test, and the rest of your closing costs, for every province, free and with nothing leaving your browser.
Open the full calculator