Estimate Ontario land transfer tax (LTT), City of Toronto municipal land transfer tax (MLTT), and maximum first-time buyer rebates for a home purchase.
Enter a purchase price above $0.
Estimate only. Not legal or tax advice. Your real estate lawyer or closing professional confirms the tax owing and any rebate. Excludes NRST, MNRST, HST, legal and title insurance fees, registration fees and disbursements, and adjustments.
Review my purchase budget with Mortgage WaveWhen you buy land or an interest in land in Ontario, you pay Ontario land transfer tax. The City of Toronto also charges its own municipal land transfer tax (MLTT) on purchases in the city, in addition to the Ontario tax. This calculator models the City of Toronto municipal tax only. For a home in Mississauga, Brampton, Vaughan, Markham, or elsewhere in Ontario outside the City of Toronto, leave the Toronto option off to estimate the Ontario land transfer tax.
| Portion of the value of the consideration | Ontario rate |
|---|---|
| Up to and including $55,000 | 0.5% |
| $55,000.01 to $250,000 | 1.0% |
| $250,000.01 to $400,000 | 1.5% |
| $400,000.01 to $2,000,000 | 2.0% |
| Over $2,000,000, when the land contains one or two single-family residences | 2.5% |
Example: on a $900,000 home, the Ontario tax is $275 on the first $55,000, $1,950 on the next $195,000, $2,250 on the next $150,000, and $10,000 on the last $500,000, for a total of $14,475.
| Portion of the value of the consideration | Toronto rate |
|---|---|
| Up to and including $55,000 | 0.5% |
| $55,000.01 to $250,000 | 1.0% |
| $250,000.01 to $400,000 | 1.5% |
| $400,000.01 to $2,000,000 | 2.0% |
| $2,000,000.01 to $3,000,000 | 2.5% |
| Over $3,000,000 to $4,000,000 | 4.40% |
| Over $4,000,000 to $5,000,000 | 5.45% |
| Over $5,000,000 to $10,000,000 | 6.50% |
| Over $10,000,000 to $20,000,000 | 7.55% |
| Over $20,000,000 | 8.60% |
These are the City of Toronto's rates for residential property containing one or two single-family residences. Up to $3,000,000, Toronto's brackets produce the same tax as Ontario's. Above $3,000,000, the Toronto rates effective April 1, 2026 are higher, so the Toronto tax is higher than the Ontario tax. This calculator uses that current schedule. It does not model historical rates or any transitional treatment that could apply to an older agreement of purchase and sale; your lawyer confirms which rates apply to your transaction.
These examples assume residential land containing one single-family residence. The last column assumes every purchaser is an eligible first-time buyer.
| Purchase price | Ontario tax | Toronto tax | Toronto total, both taxes | Toronto total after maximum first-time buyer rebates |
|---|---|---|---|---|
| $400,000 | $4,475 | $4,475 | $8,950 | $475 |
| $900,000 | $14,475 | $14,475 | $28,950 | $20,475 |
| $2,500,000 | $48,975 | $48,975 | $97,950 | $89,475 |
| $3,500,000 | $73,975 | $83,475 | $157,450 | $148,975 |
| $4,500,000 | $98,975 | $132,725 | $231,700 | $223,225 |
| $6,000,000 | $136,475 | $224,975 | $361,450 | $352,975 |
Outside Toronto, only the Ontario tax column applies. For example, a $900,000 home outside Toronto has $14,475 in Ontario land transfer tax, or $10,475 after the maximum Ontario first-time buyer refund.
Eligibility rules include being at least 18, occupying the home as a principal residence within nine months, never having owned a home or an interest in a home anywhere in the world, a spouse's ownership history, and Canadian citizenship or permanent residency. If not every purchaser is a first-time buyer, Ontario reduces the refund in proportion to the interest acquired by the eligible purchasers, so mixed ownership can reduce a rebate. This calculator does not determine eligibility: it deducts the maximum rebates only when you select that option.
Reviewed October 9, 2026 against the official sources above. Tax rates and rebate rules can change.
Ontario land transfer tax is charged in brackets on the value of the consideration, which is usually the purchase price: 0.5% up to $55,000, 1.0% from $55,000 to $250,000, 1.5% from $250,000 to $400,000, and 2.0% above $400,000. Above $2,000,000, the rate is 2.5% when the land contains one or two single-family residences. On a $900,000 home, the Ontario tax is $14,475.
Yes. A purchase in the City of Toronto pays Ontario land transfer tax and the City of Toronto municipal land transfer tax (MLTT). Up to $3,000,000, the two taxes are the same for a home with one or two single-family residences, so a $900,000 Toronto home pays $14,475 to each, or $28,950 combined. Above $3,000,000, the Toronto tax is higher.
For property containing one or two single-family residences, Toronto's rates as of April 1, 2026 are 4.40% on the portion over $3,000,000 up to $4,000,000, 5.45% up to $5,000,000, 6.50% up to $10,000,000, 7.55% up to $20,000,000, and 8.60% above $20,000,000. On a $3,500,000 Toronto home, the Toronto tax is $83,475 and the Ontario tax is $73,975. This calculator uses the current schedule and does not model historical or transitional rates.
Eligible first-time buyers can receive up to $4,000 from Ontario, which covers the Ontario tax on the first $368,000, and up to $4,475 from Toronto on a Toronto purchase, for up to $8,475 in total. A rebate is never more than the tax it reduces. On a $900,000 Toronto home, the maximum rebates bring the combined tax from $28,950 to $20,475.
No. It deducts the maximum rebates only when you select that option. Eligibility depends on rules such as age, occupying the home as a principal residence within nine months, never having owned a home anywhere in the world, a spouse's ownership history, and Canadian citizenship or permanent residency. If not every purchaser is a first-time buyer, the Ontario refund is reduced in proportion to the eligible purchasers' interest. Your real estate lawyer or closing professional confirms the tax and any rebate.
It does not include Ontario's Non-Resident Speculation Tax (NRST), Toronto's Municipal Non-Resident Speculation Tax (MNRST), HST, legal fees, title insurance, registration fees and other disbursements, or property tax and other adjustments. It covers Ontario residential land containing one or two single-family residences; other property types, such as commercial or multi-residential property, can be taxed differently.