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Land Transfer Tax Calculator

2025
Property Details
$
LTT Summary

Total LTT

$11,475.00

Effective Rate

1.530%

Purchase Price

$750,000.00

Provincial LTT (Ontario)$11,475.00
Total Land Transfer Tax$11,475.00
Bracket Breakdown
BracketRateTaxable AmountTax
$0.00 - $55,000.000.5%$55,000.00$275.00
$55,000.00 - $250,000.001.0%$195,000.00$1,950.00
$250,000.00 - $400,000.001.5%$150,000.00$2,250.00
$400,000.00 - $2,000,000.002.0%$350,000.00$7,000.00
Total Provincial LTT$11,475.00
LTT by Province on $750,000.00
Ontario$11,475.00
Quebec$10,732.50
British Columbia$13,000.00
AlbertaNo LTT
SaskatchewanNo LTT
ManitobaNo LTT
Nova Scotia$11,250.00
New Brunswick$7,500.00
Prince Edward Island$7,500.00
Newfoundland & Labrador$3,000.00
YukonNo LTT
Northwest TerritoriesNo LTT
NunavutNo LTT
More Information
Frequently Asked Questions
Land transfer tax (LTT) is a provincial tax charged when property changes ownership. It is calculated as a percentage of the purchase price (or fair market value) using graduated brackets. The buyer is responsible for paying the LTT at the time of closing. LTT is separate from real estate commissions, legal fees, and other closing costs. In some provinces, it is referred to as a property transfer tax or deed transfer tax.
Alberta, Saskatchewan, and Manitoba do not charge a land transfer tax. Instead, they charge nominal registration fees when transferring property titles. The Yukon, Northwest Territories, and Nunavut also do not have an LTT. This makes these provinces attractive for real estate purchases from a tax perspective. However, other closing costs may still apply.
Toronto is the only municipality in Canada that charges its own land transfer tax, in addition to the Ontario provincial LTT. The Toronto Municipal Land Transfer Tax (MLTT) uses the same bracket structure as the provincial LTT. This means buyers in Toronto pay double the land transfer tax compared to buyers elsewhere in Ontario. A first-time buyer rebate of up to $4,475 is available for the Toronto MLTT. The combined provincial and municipal LTT on a $1 million home in Toronto can exceed $30,000.
Ontario: First-time buyers receive a rebate of up to $4,000 on provincial LTT (covering the tax on properties up to $368,000). Toronto: Additional first-time buyer rebate of up to $4,475 on the municipal LTT. British Columbia: Full exemption for properties up to $835,000, with partial exemption up to $860,000. Prince Edward Island: Rebate for first-time buyers on properties up to $200,000. Most programs require the buyer to be a Canadian citizen or permanent resident who has never owned property before.
Yes, several provinces impose additional taxes on non-resident buyers. Ontario: 25% Non-Resident Speculation Tax (NRST) on residential property. British Columbia: 20% Foreign Buyers Tax in Metro Vancouver, and other designated areas. These taxes are in addition to the regular LTT and can significantly increase the cost of purchasing property as a non-Canadian. Some exemptions apply for work permit holders, permanent residents, and certain nominees.
Land transfer tax must generally be paid in full at closing and cannot be added to your mortgage. However, some provinces allow first-time buyers to apply for rebates that reduce the immediate payment. In Ontario, the rebate is applied at closing to reduce the amount owing. The LTT payment must come from your own funds (savings, gift from family, or line of credit). Budget for LTT as part of your closing costs when planning a property purchase.
Like income tax, LTT uses graduated brackets where different portions of the purchase price are taxed at different rates. For example, in Ontario: the first $55,000 is taxed at 0.5%, the next $195,000 (up to $250,000) at 1.0%, the next $150,000 (up to $400,000) at 1.5%, the next $1,600,000 (up to $2,000,000) at 2.0%, and anything above $2,000,000 at 2.5%. Only the amount within each bracket is taxed at that bracket's rate, not the entire purchase price.

CRA-Aligned: Uses 2025 provincial land transfer tax brackets and first-time buyer rebate amounts. Toronto MLTT applies only within the City of Toronto. Additional taxes may apply for foreign buyers. Consult a real estate lawyer for exact closing costs.

Understanding Land Transfer Tax in Canada

How provincial land transfer taxes work when you buy property

What is land transfer tax?

Land transfer tax is a provincial tax you pay when you buy real estate in Canada. It is calculated as a percentage of the purchase price and varies by province. In Ontario, rates range from 0.5% on the first $55,000 to 2.5% on amounts over $2 million. You pay this tax when the property is registered in your name, usually on closing day.

How much land transfer tax will you pay?

The amount depends on your province and purchase price. On a $500,000 home in Ontario, the land transfer tax is about $6,475. In British Columbia, it would be about $8,000. In Toronto, you also pay a municipal land transfer tax on top of the provincial one, so the total on a $500,000 home in Toronto would be about $12,950.

Is there a first-time buyer rebate?

Several provinces offer rebates for first-time homebuyers. Ontario provides a rebate of up to $4,000 on the provincial land transfer tax. Toronto offers an additional municipal rebate of up to $4,475. British Columbia exempts first-time buyers from land transfer tax on homes up to $835,000 and provides partial exemptions up to $860,000.

Which provinces do not charge land transfer tax?

Alberta and Saskatchewan do not charge land transfer tax. Instead, they charge a much smaller title registration fee based on the property value. In Alberta, the fee is $50 plus $2 per $5,000 of property value. This makes buying property in these provinces significantly cheaper in terms of upfront tax costs.

Do you pay land transfer tax on new construction?

Yes. Land transfer tax applies to both new construction and resale homes. For new builds, the tax is calculated on the total purchase price including the lot. If you buy the land separately and build later, you pay land transfer tax on the land purchase. HST may also apply to new construction, which is a separate cost from land transfer tax.

What about the Non-Resident Speculation Tax?

Ontario and British Columbia charge an additional tax on property purchases by foreign buyers. Ontario's Non-Resident Speculation Tax is 25% of the purchase price. British Columbia's foreign buyer tax is 20%. These taxes apply in designated areas and have significantly increased the cost of buying property for non-residents and non-citizens.

Can you avoid land transfer tax?

There are limited ways to reduce land transfer tax. First-time buyer rebates help new buyers. Transferring property between spouses due to a relationship breakdown may be exempt. Some transfers between related corporations or family trusts may qualify for exemptions. However, for a typical arm's-length purchase, the full tax applies and cannot be avoided.

CRA-Aligned: Based on 2025 CRA rates and thresholds. For personal advice, speak to a qualified accountant or tax professional.

Disclaimer: This calculator provides estimates based on current CRA rates and thresholds for the 2025 tax year. It does not constitute professional tax, financial, or legal advice. Your actual liability may differ depending on your individual circumstances. Always consult a qualified accountant before making financial decisions. Read our terms

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