What you will pay in land transfer tax when you buy a home in Ontario — the provincial tax, Toronto's municipal tax with the new April 2026 luxury rates, and the first-time buyer refunds.
Photo: Jchmrt · Wikimedia Commons · CC BY-SA 4.0
$800,000
Toronto is the only Ontario city with its own land transfer tax — Toronto buyers pay both taxes.
I am a first-time home buyer
Never owned a home anywhere in the world, 18 or older, and the home will be your principal residence. Refunds: up to $4,000 provincial + up to $4,475 in Toronto.
Total land transfer tax to pay
$24,950
How the tax breaks down
The tax is charged in brackets, like income tax: each rate applies only to the slice of the price inside its bracket. These are the brackets for a home with one or two single-family residences — the rates Ontario has used since January 1, 2017.
Ontario land transfer tax rates
Portion of the price
Rate
First $55,000
0.5%
$55,000 – $250,000
1%
$250,000 – $400,000
1.5%
$400,000 – $2,000,000
2%
Over $2,000,000
2.5%
Toronto municipal land transfer tax (MLTT)
Toronto charges a second tax on top of the provincial one. Below $3 million it uses almost the same brackets as Ontario. On April 1, 2026 the city raised the rates on the portion of the price above $3 million for homes with one or two single-family residences:
Portion of the price
Rate
First $55,000
0.5%
$55,000 – $250,000
1%
$250,000 – $400,000
1.5%
$400,000 – $2,000,000
2%
$2,000,000 – $3,000,000
2.5%
$3,000,000 – $4,000,000
4.40%
$4,000,000 – $5,000,000
5.45%
$5,000,000 – $10,000,000
6.50%
$10,000,000 – $20,000,000
7.55%
Over $20,000,000
8.60%
First-time buyer refunds
Ontario refunds up to $4,000 of the provincial tax — that covers the whole provincial tax on a home up to $368,333.
Toronto rebates up to $4,475 of the municipal tax — the whole city tax on a home up to $400,000.
Combined, a first-time buyer in Toronto can save up to $8,475. Your lawyer usually claims the refund at closing, so you pay the reduced amount on the day.
Main conditions: at least 18 years old, never owned a home (or an interest in one) anywhere in the world, and you must move in as your principal residence within 9 months. For the Ontario refund you must also be a Canadian citizen or permanent resident. If your spouse owned a home while you were spouses, you may not qualify.
Buying above $3 million in Toronto? The April 2026 luxury rates apply to closings on or after April 1, 2026. On a $3.5 million Toronto home, the combined tax is $157,450 — the 2026 increase alone added $4,500 compared with the old schedule.
Good to know
The buyer pays this tax — never the seller — in cash at closing, through the lawyer. It cannot be added to the mortgage.
Rates on this page are for homes with one or two single-family residences. Other property types are taxed at 2% on the portion above $400,000 at both levels.
Not included: the Non-Resident Speculation Tax (Ontario) and Toronto's Municipal Non-Resident Speculation Tax, which apply to some foreign buyers.
Buying in Quebec instead? Quebec charges its own welcome tax — try our Quebec welcome tax calculator at welcometax.next-step-info.com.
Rates as of November 2026. Sources: Government of Ontario — land transfer tax rates and first-time homebuyer refunds (ontario.ca); City of Toronto — Municipal Land Transfer Tax rates and rebate opportunities (toronto.ca), including the graduated rates effective April 1, 2026. This calculator is an estimate for information only, not tax or legal advice — your real estate lawyer confirms the exact amount at closing.
