Land Transfer Tax Calculator Canada
Calculate provincial and municipal land transfer taxes for your Canadian home purchase. Includes Ontario, Toronto municipal LTT, BC, and first-time home buyer rebates.
Last updated: March 21, 2026 • Reviewed by Calculator Canada Editorial Team
What is Land Transfer Tax in Canada?
Land transfer tax (LTT) is a tax paid to the provincial government when you purchase property. It is calculated as a percentage of the purchase price and is due on closing day. The amount varies significantly by province — some provinces like Ontario and BC have progressive bracket systems (similar to income tax), while others charge flat rates or flat fees. Alberta and Saskatchewan do not charge a land transfer tax at all (though they have small registration fees).
Land transfer tax is one of the largest closing costs for Canadian home buyers, often amounting to $10,000 to $30,000+ on a typical home purchase. First-time home buyers in several provinces may qualify for rebates that significantly reduce this cost.
Ontario Land Transfer Tax Rates (2026)
Ontario uses a progressive bracket system. The tax is calculated on the total purchase price using the following rates:
| Purchase Price Bracket | Rate | Tax on Bracket |
|---|---|---|
| First $55,000 | 0.5% | $275 |
| $55,001 – $250,000 | 1.0% | $1,950 |
| $250,001 – $400,000 | 1.5% | $2,250 |
| $400,001 – $2,000,000 | 2.0% | Varies |
| Over $2,000,000 | 2.5% | Varies |
Example: On a $700,000 home in Ontario (outside Toronto), the land transfer tax is: $275 + $1,950 + $2,250 + ($300,000 × 2%) = $10,475.
Ontario First-Time Home Buyer Rebate
First-time buyers in Ontario may receive a rebate of up to $4,000 on the provincial LTT. This fully covers the LTT on homes priced up to $368,333. For homes priced above that, the rebate is capped at $4,000 and you pay the difference. To qualify, you must be at least 18, a Canadian citizen or permanent resident, and have never owned a home anywhere in the world.
Toronto Municipal Land Transfer Tax
Toronto is the only city in Canada that charges a municipal land transfer tax on top of the provincial LTT. The Toronto Municipal LTT uses a similar progressive bracket structure:
| Purchase Price Bracket | Municipal Rate | Tax on Bracket |
|---|---|---|
| First $55,000 | 0.5% | $275 |
| $55,001 – $250,000 | 1.0% | $1,950 |
| $250,001 – $400,000 | 1.5% | $2,250 |
| $400,001 – $2,000,000 | 2.0% | Varies |
| Over $2,000,000 | 2.5% | Varies |
Toronto buyers pay DOUBLE: On a $700,000 home in Toronto, the combined provincial + municipal LTT is $20,950 — nearly double what you would pay anywhere else in Ontario. First-time buyers in Toronto can receive a municipal rebate of up to $4,475, plus the $4,000 provincial rebate, for a combined savings of up to $8,475.
British Columbia Property Transfer Tax (2026)
BC charges a Property Transfer Tax (PTT) with the following rates:
| Fair Market Value | Rate |
|---|---|
| First $200,000 | 1.0% |
| $200,001 – $2,000,000 | 2.0% |
| $2,000,001 – $3,000,000 | 3.0% |
| Over $3,000,000 | 5.0% |
BC also charges an additional Foreign Buyers Tax of 20% in the Greater Vancouver area for non-Canadian buyers. First-time home buyers in BC may be exempt from PTT on homes up to $500,000, with a partial exemption up to $525,000, and newly built homes up to $750,000 may qualify for an additional exemption.
Land Transfer Tax by Province Comparison
Here is a comparison of land transfer tax on a $700,000 home across all provinces:
| Province | LTT on $700K Home | FTB Rebate | Net LTT (FTB) |
|---|---|---|---|
| Toronto, ON | $20,950 | $8,475 | $12,475 |
| Ontario (outside Toronto) | $10,475 | $4,000 | $6,475 |
| British Columbia | $12,000 | Up to $8,000* | $4,000* |
| Quebec | ~$7,500 | None | $7,500 |
| Manitoba | $9,800 | None | $9,800 |
| Nova Scotia | $10,500 | Varies by municipality | Varies |
| New Brunswick | $7,000 | None | $7,000 |
| Newfoundland | $2,800 | None | $2,800 |
| PEI | $7,000 | None | $7,000 |
| Saskatchewan | ~$550 (flat fee) | N/A | $550 |
| Alberta | $0 (no LTT) | N/A | $0 |
*BC first-time buyer exemption applies to homes under $500,000-$525,000 for used homes and up to $750,000 for new builds.
Alberta and Saskatchewan buyers save the most — with no land transfer tax (or minimal flat fees), closing costs are significantly lower. This is a major advantage for Alberta home buyers, who also benefit from no provincial sales tax and lower income tax rates.
How to Budget for Land Transfer Tax
Land transfer tax must be paid on closing day and cannot be financed through your mortgage (unlike CMHC insurance). You need this amount available in cash at closing along with your other closing costs. Here is a total closing cost estimate for a $700,000 home in Ontario:
| Closing Cost | Ontario (non-Toronto) | Toronto |
|---|---|---|
| Land Transfer Tax | $10,475 | $20,950 |
| Legal Fees | $1,500 – $2,500 | $1,500 – $2,500 |
| Title Insurance | $300 – $500 | $300 – $500 |
| Home Inspection | $400 – $600 | $400 – $600 |
| Appraisal Fee | $300 – $500 | $300 – $500 |
| Moving Costs | $1,000 – $3,000 | $1,000 – $3,000 |
| Total Closing Costs | $14,000 – $17,600 | $24,450 – $28,050 |
Budget at least 1.5-4% of the purchase price for total closing costs, depending on your province and city. Use our Mortgage Calculator and Down Payment Calculator to plan the full cost of your home purchase.
Strategies to Reduce Land Transfer Tax
- Claim first-time buyer rebates — in Ontario, the provincial rebate saves up to $4,000 and the Toronto municipal rebate saves up to $4,475. Make sure you and your partner both qualify.
- Buy outside Toronto — if you are flexible on location, buying in the GTA suburbs instead of Toronto proper saves you the entire municipal LTT (up to $10,475 on a $700K home).
- Consider Alberta or Saskatchewan — these provinces have no land transfer tax, saving $10,000-$20,000+ compared to Ontario or BC on a similar home.
- Buy a newly built home in BC — new builds under $750,000 may qualify for a complete PTT exemption for first-time buyers, saving up to $13,000.
- Negotiate with the seller — in some cases, you can negotiate a lower purchase price to offset the LTT, especially in a buyer's market.