About the Canada Land Transfer Tax Calculator
This land transfer tax calculator works out the one-time tax you pay when you buy a home in Ontario, in the City of Toronto (which charges a municipal land transfer tax on top of Ontario’s) or in British Columbia, where it is called the property transfer tax. Enter the purchase price, pick the location and say whether you are a first-time buyer to see the gross tax, any rebate or exemption, and the net amount due on closing.
Ontario charges 0.5% on the first $55,000 rising to 2.5% above $2 million for homes with one or two single-family residences, and refunds up to $4,000 to eligible first-time buyers. Toronto’s municipal tax uses the same brackets up to $3 million and, from 1 April 2026, graduated luxury rates from 4.40% to 8.60% above $3 million, with a first-time buyer rebate of up to $4,475. BC charges 1% on the first $200,000, 2% to $2 million, 3% above that and a further 2% on residential value over $3 million.
BC’s first time home buyers’ exemption removes the tax on the first $500,000 for homes worth up to $835,000 and phases out by $860,000. Land transfer tax cannot be added to your mortgage, so budget for it in your cash to close. The calculator does not include the Ontario non-resident speculation tax, BC’s additional tax for foreign buyers or the BC newly built home exemption.
With the default inputs, the total land transfer tax payable is $28,950.00. Change any value above to recalculate instantly.
How to use the canada land transfer tax calculator
- 1Enter the purchase price (in BC, use the fair market value).
- 2Choose Toronto, the rest of Ontario or British Columbia.
- 3Turn on first-time buyer if every purchaser qualifies.
- 4Review the provincial, municipal and rebate amounts.
- 5Add the total to your cash-to-close budget — it cannot be financed.
Formula and method
Land transfer tax is marginal, like income tax: each slice of the price is taxed at its own rate and the slices are added together. Ontario: 0.5% to $55,000, 1% to $250,000, 1.5% to $400,000, 2% to $2,000,000 and 2.5% above (homes with one or two single-family residences). Toronto adds a municipal tax on the same brackets to $3,000,000, then 4.40%, 5.45%, 6.50%, 7.55% and 8.60% at $3M, $4M, $5M, $10M and $20M. BC: 1% to $200,000, 2% to $2,000,000, 3% above, plus 2% on residential value over $3,000,000.
First-time buyer relief is then subtracted: up to $4,000 in Ontario (which covers the full tax on a home up to $368,333), up to $4,475 from Toronto, and in BC the tax on the first $500,000 ($8,000) for homes up to $835,000, reduced in a straight line to zero between $835,000 and $860,000.
- Tax
- Net land transfer tax payable on closing
- bracket rate
- Marginal rate for each slice of the purchase price
Worked examples
$900,000 home in Toronto
Ontario tax is $275 + $1,950 + $2,250 + $10,000 = $14,475 on a $900,000 home, and Toronto charges the same again, so the total is $28,950 — about 3.22% of the price.
First-time buyer, $650,000 in Toronto
Each tax is $9,475. The Ontario refund is capped at $4,000 and the Toronto rebate at $4,475, so a first-time buyer pays $10,475 instead of $18,950.
First-time buyer, $800,000 in BC
BC tax is 1% of $200,000 plus 2% of $600,000 = $14,000. Because the home is worth under $835,000 the first $500,000 is exempt, saving $8,000, so $6,000 is payable.
First-time buyer, $850,000 in BC (partial exemption)
Gross tax is $15,000. At $850,000 the home is $10,000 short of the $860,000 cut-off, so the exemption is $8,000 × 10,000 ÷ 25,000 = $3,200 and $11,800 is payable.
Frequently asked questions
How much is land transfer tax in Ontario?+
It is 0.5% of the first $55,000, 1% to $250,000, 1.5% to $400,000, 2% to $2 million and 2.5% above $2 million for a home with one or two single-family residences. On a $700,000 home that is $10,475.
Why do Toronto buyers pay double land transfer tax?+
The City of Toronto charges its own municipal land transfer tax in addition to Ontario’s. Up to $3 million the rates match the provincial ones, so the bill doubles, and from 1 April 2026 homes over $3 million face graduated municipal rates up to 8.6%.
What is the first-time home buyer land transfer tax rebate?+
Ontario refunds up to $4,000 and Toronto rebates up to $4,475, so a first-time buyer in Toronto can save up to $8,475. Buyers must be Canadian citizens or permanent residents, never have owned a home anywhere, and move in within nine months.
Who qualifies for the BC first time home buyers’ exemption?+
Canadian citizens or permanent residents who have lived in BC for a year (or filed two BC tax returns in the last six years), have never owned a principal residence anywhere and will live in the home. The full exemption applies up to $835,000 fair market value.
Can I add land transfer tax to my mortgage?+
No. Land transfer tax is paid by your lawyer or notary on closing day from your own funds, so it must be part of the cash you bring to closing along with your down payment and legal fees.
Tax results are estimates based on published rules and simplified assumptions. They are not tax advice — check official guidance or a tax professional for your situation.