ExamPassOntario Land Transfer Tax Calculator
Ontario land transfer tax is charged on the value of the consideration when the transfer is registered: 0.5% on the first $55,000, 1% up to $250,000, 1.5% up to $400,000 and 2% above that, plus 0.5% more over $2 million for a home with one or two residences. In Toronto, the City charges its own municipal tax on top. First-time buyers can get up to $4,000 back from the province and up to $4,475 from Toronto. Enter a price below to see the tax and every step.
Enter a price to see the land transfer tax and every step.
How does the calculator work?
Land transfer tax is a marginal tax, like income tax. Each slice of the price is taxed at its own rate, and the slices are added together. The calculator applies the brackets in the Land Transfer Tax Act, s. 2(1), and shows each slice so you can check your own arithmetic.
| Portion of the price | Provincial rate |
|---|---|
| Up to $55,000 | 0.5% |
| $55,000 to $250,000 | 1% |
| $250,000 to $400,000 | 1.5% |
| Over $400,000 | 2% |
| Over $2,000,000, land with one or two single family residences | 0.5% more |
Toronto. For transfers registered on or after April 1, 2026, Toronto's municipal land transfer tax matches the provincial brackets up to $2 million on a home with one or two residences, then charges 2.5% to $3 million, 4.4% to $4 million, 5.45% to $5 million, 6.5% to $10 million, 7.55% to $20 million and 8.6% above that (City of Toronto By-law 132-2026). Other land pays 2% on everything over $400,000. Pick a registration date before April 1, 2026 and the calculator uses the earlier Toronto rates.
First-time buyers. The provincial refund is the tax up to $4,000 (Land Transfer Tax Act, s. 9.2(2.1)), and Toronto's rebate is the municipal tax up to $4,475 (Toronto Municipal Code, s. 760-60). An eligible first-time buyer who owns the whole home pays no provincial tax on a price up to about $368,333, and no Toronto tax up to $400,000. When an eligible buyer owns only part of the home, the refund shrinks to that buyer's share, so enter the share.
Who qualifies? A first-time buyer must be at least 18, a Canadian citizen or permanent resident (or become one within 18 months), never have owned a home anywhere in the world, and have a spouse who has not owned one while a spouse. The buyer must move in within nine months and apply within 18 months.
Worked example: a Toronto condo for a first-time buyer
Priya buys a Toronto condominium for $680,000, registered in October 2026. She has never owned a home.
| Step | Provincial | Toronto |
|---|---|---|
| 0.5% of the first $55,000 | $275 | $275 |
| 1% of $195,000 ($55,000 to $250,000) | $1,950 | $1,950 |
| 1.5% of $150,000 ($250,000 to $400,000) | $2,250 | $2,250 |
| 2% of $280,000 (over $400,000) | $5,600 | $5,600 |
| Tax | $10,075 | $10,075 |
| First-time buyer refund | less $4,000 | less $4,475 |
| Net | $6,075 | $5,600 |
Priya pays $11,675 in total. The same purchase outside Toronto would cost her $6,075.
Frequently asked questions
Is land transfer tax calculated on the price or the mortgage?
On the value of the consideration, which for an ordinary sale is the price. The mortgage amount does not matter. On a new home or a transfer that is not a plain sale, the value can differ from the sticker price, so the buyer's lawyer confirms the figure.
Does a buyer from outside Canada pay more?
Yes. A foreign entity or taxable trustee buying land with one to six single family residences anywhere in Ontario pays the non-resident speculation tax of 25% of the value of the consideration on top of land transfer tax (Land Transfer Tax Act, s. 2(2.1); O. Reg. 182/17, s. 1.3). Some exemptions apply. Toronto also charges its own municipal non-resident tax on certain residential properties. Turn on "More options" in the calculator to add the provincial amount.
Is land transfer tax on the real estate exam?
Yes. Course 1 and Course 2 expect you to work the provincial brackets by hand and to know that Toronto's tax and the first-time buyer refunds are separate. Our guide on how land transfer tax is calculated, step by step walks through the exam method.