Toronto Land Transfer Tax Calculator
Toronto is the only city in Ontario where you pay land transfer tax twice: once to the province and once to the city. This calculator shows both, plus the rebates first-time buyers get on each. It runs on the same tax engine as the full Headroom calculator, using 2026 rates.
Why Toronto pays twice
Every Ontario buyer pays the provincial land transfer tax. Buyers inside the City of Toronto also pay the municipal land transfer tax, a second tax the city has charged since 2008 that mirrors the provincial brackets. The result is a closing bill roughly double what the same price pays anywhere else in Ontario. Buying elsewhere in the province? Use the Ontario calculator instead.
| Portion of the price | Rate, charged twice |
|---|---|
| Up to $55,000 | 0.5% + 0.5% |
| $55,000 to $250,000 | 1.0% + 1.0% |
| $250,000 to $400,000 | 1.5% + 1.5% |
| $400,000 to $2,000,000 | 2.0% + 2.0% |
| Over $2,000,000 | 2.5% + 2.5% |
The municipal tax keeps climbing on luxury homes
Above $3,000,000 the two taxes part ways. The provincial rate tops out at 2.5%, but Toronto's municipal brackets keep climbing on the portion above each threshold: 3.5% past $3M, 4.5% past $4M, 5.5% past $5M, 6.5% past $10M, and 7.5% past $20M. On a $5,000,000 home the municipal tax alone is more than the provincial.
First-time buyers get a rebate on both taxes
First-time buyers get up to $4,000 back on the provincial tax and up to $4,475 back on the municipal tax, for as much as $8,475 combined. Tick the box above to see both applied.
A worked example
On an $800,000 home in Toronto, the provincial land transfer tax is $12,475 and the municipal tax is another $12,475, for a total of $24,950 due at closing. The same home in Mississauga, one street past the city boundary, pays only the provincial $12,475.
A first-time buyer gets $8,475 back across the two rebates, bringing the Toronto total down to $16,475.
Common questions
Does the Toronto tax apply in the 905?
No. The municipal land transfer tax applies only within the City of Toronto's boundaries, the 416: Etobicoke, North York, Scarborough, East York, York, and old Toronto. Mississauga, Vaughan, Markham, Pickering, and the rest of the 905 pay only the provincial tax.
How much do first-time buyers save in Toronto?
Up to $8,475: $4,000 off the provincial tax plus $4,475 off the municipal tax. Both rebates fully cover their tax on a home up to about $368,000.
When do you pay it?
At closing, through your real estate lawyer, both taxes at once. They are part of your closing costs and paid in cash, not added to the mortgage.
What else is due at closing in Toronto?
Legal fees, title insurance, the appraisal and inspection, and prepaid adjustments. The Ontario closing costs calculator puts the whole cash-to-close figure together.
Planning the whole purchase, not just the tax?
Headroom folds both Toronto taxes 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