Land Transfer Tax Calculator Canada

Land transfer tax is the closing cost buyers forget until the lawyer’s bill arrives. Ontario charges it on every purchase, Toronto charges the same again on top, and British Columbia runs its own property transfer tax. This calculator works out the tax for an Ontario, Toronto or BC purchase, including the first-time buyer rebates.

Purchase price of the home ($)Where is the home?Are you a first-time home buyer?

Ontario and Toronto use the same marginal bands. Alberta and several other provinces charge only small registration fees instead of a percentage tax; Manitoba, Quebec and other provincial schedules are not covered here, so confirm locally for those provinces.

How it works

The tax is marginal, like income tax: each slice of the price is charged at its own rate. In Ontario the first $55,000 is taxed at 0.5%, the slice to $250,000 at 1%, to $400,000 at 1.5%, to $2,000,000 at 2%, and anything above that at 2.5%. Toronto mirrors the same bands as a second, municipal tax, which is why a Toronto purchase pays exactly double an identical purchase elsewhere in Ontario.

First-time buyers get real relief: Ontario refunds up to $4,000 of its tax and Toronto up to $4,475 of its tax, enough to wipe out the tax entirely on homes up to roughly $368,000 in Ontario. BC instead exempts first-time buyers on the first $500,000 of a qualifying home (with a partial exemption above that), worth up to $8,000; this calculator applies that exemption as a rebate of up to $8,000.

Worked example

The calculator’s own output for an $800,000 Ontario purchase with the default settings (not a first-time buyer): Ontario tax of $12,475.00:

Item	Amount
Purchase price (Ontario, outside Toronto)	$800,000.00
Ontario land transfer tax	$12,475.00
Same home in Toronto (city tax added)	$12,475.00 more, $24,950.00 total
First-time buyer in Ontario	$12,475.00 minus $4,000.00 rebate = $8,475.00

Frequently asked questions

How much is land transfer tax on $800,000 in Ontario?

$12,475, calculated in slices: $275 on the first $55,000, $1,950 on the next $195,000, $2,250 on the next $150,000 and $8,000 on the $400,000 above that. In Toronto, add the same $12,475 again for $24,950 total.

Who qualifies for the first-time buyer rebate?

In Ontario you must be 18 or older, have never owned a home anywhere in the world, and your spouse must not have owned while you were spouses. The home must be your principal residence within 9 months of closing. Toronto’s rebate has matching conditions.

Is land transfer tax due on a new build?

Yes. In Ontario it applies to new homes too, on the purchase price, and HST may also apply to a new build (with a possible GST/HST new housing rebate), which is separate from land transfer tax.

Which provinces have no land transfer tax?

Alberta and Saskatchewan charge only modest land title registration fees rather than a percentage tax. Every other province has some form of transfer tax or deed registration charge, with BC, Ontario, Quebec and Nova Scotia (Halifax) among the most expensive.

Can land transfer tax be added to my mortgage?

No. Unlike the CMHC insurance premium, land transfer tax cannot be rolled into the mortgage; it is paid in cash on closing day, which is why it belongs in your closing-cost budget of roughly 1.5% to 4% of the price.

More free calculators

For education only. This calculator gives estimates, not financial, tax or legal advice. Figures use 2026 rates where a rate is built in; confirm your own numbers before making a decision.