Land transfer tax calculator
Every province calculates it differently, Toronto charges it twice, and three provinces barely charge it at all. Pick your province, add the first-time buyer rebate if it applies, and get the exact amount for your closing budget: 2026 rates throughout.
Purchase
Land transfer tax
$9,475
1.46% of the purchase price
Land transfer tax by province
The same $500,000 home costs wildly different amounts to register depending on where it sits. These figures come from the same engine as the calculator above, at 2026 rates, before any first-time buyer rebate:
| Province | Tax on $500,000 |
|---|---|
| Ontario (Toronto) | $12,950 |
| British Columbia | $8,000 |
| Manitoba | $7,650 |
| Nova Scotia | $7,500 |
| Ontario | $6,475 |
| Quebec | $5,611 |
| New Brunswick | $5,000 |
| Prince Edward Island | $5,000 |
| Newfoundland and Labrador | $2,098 |
| Saskatchewan | $1,500 |
| Alberta | $1,000 |
Alberta figure includes title and mortgage registration fees (80% mortgage assumed). Nova Scotia uses Halifax's 1.5% municipal rate; other NS municipalities range from 0% to 1.5%. The territories charge only small registration fees.
Why this matters more for investors
Land transfer tax is usually the largest single closing cost, and for a rental property you pay it with no first-time buyer rebate and no deduction: it capitalizes into your cost base instead, as explained in our guide to how rental income is taxed. That makes it a real drag on cash-on-cash return, which is why the closing costs field in the rental property calculator deserves a real number, not a guess. It also quietly punishes the BRRRR strategy's repeat step: every new acquisition pays the tax again, which belongs in your BRRRR numbers as part of purchase closing costs.
Frequently asked questions
Which provinces have no land transfer tax?+
Alberta, Saskatchewan, and Newfoundland and Labrador charge no land transfer tax, only small registration fees: Alberta charges $50 plus $5 per $5,000 of value on both the title and the mortgage, Saskatchewan charges a 0.3% land titles fee, and Newfoundland charges $100 plus 0.4% of the value over $500. On a $500,000 home with an 80% mortgage that is about $1,000 of Alberta fees versus about $6,475 of tax in Ontario.
Why does Toronto pay double?+
Toronto is the only Ontario municipality with its own municipal land transfer tax, charged on top of the provincial one at matching rates below $3 million. Effective April 1, 2026, Toronto also raised its luxury tiers on homes with one or two single-family residences: the portion above $3 million is now taxed at 4.4% to 8.6% municipally. A $500,000 Toronto purchase pays about $12,950 combined versus about $6,475 elsewhere in Ontario.
What first-time buyer rebates exist?+
Ontario refunds up to $4,000 and Toronto adds up to $4,475 more on its municipal tax. BC waives up to $8,000 on homes up to $835,000, phasing out completely at $860,000, with a separate exemption for new builds up to $1.1 million. Quebec introduced a refundable credit of up to $5,875 in 2026. PEI waives its 1% tax entirely for qualifying first-time buyers. Manitoba and Nova Scotia offer no rebate.
Can I deduct land transfer tax on a rental property?+
Not as a current expense. For an investment property, land transfer tax is a cost of acquiring the asset, so it is added to your property's capital cost (adjusted cost base). You recover it through capital cost allowance on the building portion over time and through a smaller capital gain when you sell, rather than deducting it in the year you buy.
When is land transfer tax actually paid?+
In most provinces your lawyer collects it as part of closing funds and remits it on registration day, which is why it belongs in your cash-to-close budget rather than your mortgage. Quebec is the exception: the municipality bills the welcome tax a few months after closing, so budget for it to arrive as a separate invoice.