Land transfer tax calculator / Ontario
Ontario land transfer tax calculator
Ontario charges land transfer tax on a sliding scale from 0.5% to 2.5%, and Toronto charges its own municipal tax on top at matching rates. First-time buyers get up to $4,000 back from the province and up to $4,475 more from Toronto.
Purchase
Land transfer tax
$9,475
1.46% of the purchase price
What Ontario land transfer tax costs at common prices
Computed by the same engine as the calculator above, at 2026 rates. The Toronto column includes the municipal tax.
| Price | Outside Toronto | Toronto | First-time buyer |
|---|---|---|---|
| $300,000 | $2,975 | $5,950 | $0saves $2,975 |
| $500,000 | $6,475 | $12,950 | $2,475saves $4,000 |
| $750,000 | $11,475 | $22,950 | $7,475saves $4,000 |
| $1,000,000 | $16,475 | $32,950 | $12,475saves $4,000 |
| $1,500,000 | $26,475 | $52,950 | $22,475saves $4,000 |
| $2,000,000 | $36,475 | $72,950 | $32,475saves $4,000 |
First-time buyer column is outside Toronto; inside Toronto the municipal refund of up to $4,475 also applies.
2026 rates and brackets
Ontario
| First $55,000 | 0.5% |
| $55,000 to $250,000 | 1% |
| $250,000 to $400,000 | 1.5% |
| $400,000 to $2,000,000 | 2% |
| Over $2,000,000 | 2.5% |
Toronto (municipal, on top of provincial)
| First $55,000 | 0.5% |
| $55,000 to $250,000 | 1% |
| $250,000 to $400,000 | 1.5% |
| $400,000 to $2,000,000 | 2% |
| $2,000,000 to $3,000,000 | 2.5% |
| $3,000,000 to $4,000,000 | 4.4% |
| $4,000,000 to $5,000,000 | 5.45% |
| $5,000,000 to $10,000,000 | 6.5% |
| $10,000,000 to $20,000,000 | 7.55% |
| Over $20,000,000 | 8.6% |
How Ontario's land transfer tax works
The tax is marginal: each slice of the price is taxed at its own rate, so a $600,000 home pays 0.5% on the first $55,000, 1% on the next $195,000, 1.5% on the next $150,000 and 2% on the last $200,000. The 2.5% tier above $2 million applies only to homes with one or two single-family residences. Toronto is the only municipality in Ontario with its own land transfer tax; it mirrors the provincial brackets and, since April 1, 2026, adds luxury tiers from 4.4% to 8.6% on the portion of a single-family home above $3 million. Your lawyer collects both taxes with your closing funds and remits them on registration.
First-time buyers in Ontario
Ontario refunds the full tax on the first $368,000 of a first home, capped at $4,000 in total. To qualify you must be at least 18, a Canadian citizen or permanent resident, never have owned a home or an interest in one anywhere in the world (and your spouse must not have owned one while they were your spouse), and move in as your principal residence within nine months of closing. Toronto adds a separate municipal refund of up to $4,475 on the same conditions. The refund is usually claimed at closing through your lawyer, so it reduces cash to close rather than arriving as a cheque later.
Buying a rental property in Ontario
The first-time buyer relief requires you to live in the home, so it does not apply to a pure rental purchase. For an investment property the land transfer tax is not deductible against rental income. It is added to your adjusted cost base, recovered partly through capital cost allowance on the building and fully through a smaller capital gain when you sell, as explained in our capital gains on a rental property guide. Add it to the purchase price in our rental property calculator so your cash-on-cash return reflects the real cash you put in.
Frequently asked questions
How much is land transfer tax on a $500,000 house in Ontario?+
$6,475 outside Toronto, or $12,950 inside Toronto once the municipal tax is added. A qualifying first-time buyer gets $4,000 back from the province, and a further $4,475 from Toronto, bringing the Toronto figure down to $4,475.
Does Ontario land transfer tax apply to a rental property?+
Yes, at the same rates, and the first-time buyer refund is not available because the refund requires you to live in the home. For an investment property the tax is not deductible against rent; it is added to your adjusted cost base and reduces your capital gain when you sell.
Is the Toronto land transfer tax the same as the Ontario one?+
Up to $2 million the rates match, so a Toronto buyer pays exactly double. Above $2 million the provincial rate is 2.5% while Toronto's municipal rate climbs through 2.5% to $3 million and then 4.4%, 5.45%, 6.5%, 7.55% and 8.6% in tiers up to $20 million, on homes with one or two single-family residences.
Can two first-time buyers each claim the Ontario refund?+
No. The refund is per home, not per buyer, and if only some of the purchasers qualify it is prorated to their share of the purchase. Spousal ownership history also matters: a spouse who owned a home while they were your spouse disqualifies you, so check the affidavit rules before assuming a couple qualifies.
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