What are the land transfer tax rates in every Canadian province?

Ontario uses a marginal scale from 0.5% to 2.5%. BC uses 1% to 5%. Quebec (welcome tax) uses 0.5% to 2.5%. Manitoba uses 0% to 2%. New Brunswick charges a flat 1%. Nova Scotia charges 1.5%. PEI uses a marginal scale up to 1.5%. Alberta and Saskatchewan charge flat fees ($200–$400 typically) instead of percentage-based taxes. Newfoundland charges a registration fee. Yukon has no transfer tax. Rates are on the purchase price or assessed value, whichever is higher.

Which provinces have first-time buyer land transfer tax rebates?

Ontario offers a rebate of up to $4,000 (covering the LTT on the first $368,000 of a home). Toronto offers an additional municipal LTT rebate of up to $4,475 for first-time buyers. BC offers a full exemption on homes up to $500,000 (partial to $525,000) and a higher threshold for newly built homes (up to $750,000). PEI offers a rebate for first-time buyers of up to $2,000. Other provinces do not have specific first-time buyer LTT rebates.

How much is land transfer tax on a $500,000 home in Ontario?

On a $500,000 home in Ontario (outside Toronto), the provincial land transfer tax is $6,475. In Toronto, you pay both the provincial LTT ($6,475) and the Toronto municipal LTT ($6,475), totalling $12,950. A first-time buyer in Toronto could claim rebates of up to $4,000 (provincial) and $4,475 (municipal), reducing the total from $12,950 to $4,475.

Can I add land transfer tax to my mortgage?

No. Land transfer tax must be paid in cash at closing — it cannot be financed through your mortgage. It is due on the closing date and is paid through your real estate lawyer. This is why it is essential to budget for LTT on top of your down payment. The only exception: some first-time buyer programs in certain provinces may allow financing of closing costs, but the LTT itself cannot be rolled into a CMHC-insured mortgage.

Are there any land transfer tax exemptions?

Common exemptions include: transfers between spouses (Ontario, BC, and most provinces), transfers to a family trust in certain circumstances, transfers due to death (inherited property), and first-time buyer rebates/exemptions in Ontario, BC, Toronto, and PEI. Some provinces also exempt transfers related to family farm land. Each province has specific rules and forms for claiming exemptions.

Land Transfer Tax by Province: Complete Rates, Rebates & Exemptions Guide (2026)

Land transfer tax is one of Canada’s largest closing costs and varies more dramatically between provinces than almost any other home-buying expense. This comprehensive guide breaks down every province’s rates, rebates, exemptions, and strategies to minimize what you pay.

National overview: land transfer tax comparison

Province/Territory	Tax Type	Rate Structure	Tax on $600,000	Tax on $1,000,000	First-Time Buyer Rebate
Ontario	Marginal scale	0.5%–2.5%	$8,475	$16,475	Up to $4,000
Toronto (ON)	Provincial + Municipal	Double LTT	$16,950	$32,950	Up to $8,475
British Columbia	Marginal scale	1%–5%	$10,000	$18,000	Full exemption to $500K
Quebec	Welcome tax (marginal)	0.5%–2.5%	$8,750	$17,500	None
Manitoba	Marginal scale	0%–2%	$9,400	$17,000	None
New Brunswick	Flat rate	1%	$6,000	$10,000	None
Nova Scotia	Flat rate (deed transfer)	1.5%	$9,000	$15,000	None
PEI	Marginal scale	0%–1.5%	$6,000	$12,000	Up to $2,000
Newfoundland	Registration fee	$100 + $0.40/$100	$2,500	$4,100	None
Alberta	Flat fee	$50 + $2/$5K	~$290	~$450	N/A
Saskatchewan	Flat fee	0.3%	$1,800	$3,000	N/A
NWT	Flat fee	$1.50/$1K	$900	$1,500	None
Yukon	No transfer tax	$0	$0	$0	N/A
Nunavut	Flat fee	$1.50/$1K	$900	$1,500	None

Ontario land transfer tax — detailed breakdown

Rate structure

Property Value Bracket	Marginal Rate
First $55,000	0.5%
$55,001 to $250,000	1.0%
$250,001 to $400,000	1.5%
$400,001 to $2,000,000	2.0%
Above $2,000,000	2.5%

Ontario LTT calculation examples

Purchase Price	Calculation	Total LTT
$300,000	$275 + $1,950 + $750	$2,975
$500,000	$275 + $1,950 + $2,250 + $2,000	$6,475
$700,000	$275 + $1,950 + $2,250 + $6,000	$10,475
$1,000,000	$275 + $1,950 + $2,250 + $12,000	$16,475
$1,500,000	$275 + $1,950 + $2,250 + $22,000	$26,475
$2,500,000	$275 + $1,950 + $2,250 + $32,000 + $12,500	$48,975

Ontario first-time buyer rebate

Detail	Amount
Maximum rebate	$4,000
Covers LTT on first	$368,000 of purchase price
Net LTT on $500,000 home (first-time buyer)	$6,475 − $4,000 = $2,475
Net LTT on $368,000 home (first-time buyer)	$0

Eligibility: Must be 18+, Canadian citizen or permanent resident, never owned a home anywhere in the world, occupy the home within 9 months.

Toronto municipal land transfer tax

Toronto is the only city in Canada that charges its own land transfer tax on top of the provincial one.

Toronto municipal LTT rates

Property Value Bracket	Marginal Rate
First $55,000	0.5%
$55,001 to $250,000	1.0%
$250,001 to $400,000	1.5%
$400,001 to $2,000,000	2.0%
Above $2,000,000	2.5%

Combined Toronto LTT (provincial + municipal)

Purchase Price	Provincial LTT	Toronto Municipal LTT	Total	First-Time Buyer Total
$400,000	$4,475	$4,475	$8,950	$975
$500,000	$6,475	$6,475	$12,950	$4,475
$700,000	$10,475	$10,475	$20,950	$12,475
$1,000,000	$16,475	$16,475	$32,950	$24,475
$1,500,000	$26,475	$26,475	$52,950	$44,475

Toronto first-time buyer municipal rebate

Detail	Amount
Maximum municipal rebate	$4,475
Combined with provincial rebate	Up to $4,000 + $4,475 = $8,475 total savings
Net LTT on $500,000 home in Toronto (first-time buyer)	$12,950 − $8,475 = $4,475

British Columbia property transfer tax

BC rate structure

Property Value Bracket	Marginal Rate
First $200,000	1%
$200,001 to $2,000,000	2%
$2,000,001 to $3,000,000	3%
Above $3,000,000	5%

BC PTT calculation examples

Purchase Price	Calculation	Total PTT
$500,000	$2,000 + $6,000	$8,000
$750,000	$2,000 + $11,000	$13,000
$1,000,000	$2,000 + $16,000	$18,000
$1,500,000	$2,000 + $26,000	$28,000
$2,500,000	$2,000 + $36,000 + $15,000	$53,000

BC first-time buyer exemptions

Program	Threshold	Details
First Time Home Buyers’ PTT Exemption	Full exemption up to $500,000; partial $500,001–$525,000	Must be Canadian citizen/PR, lived in BC 1 year, never owned worldwide
Newly Built Home Exemption	Full exemption up to $750,000; partial $750,001–$800,000	Available to all buyers (not just first-time), must be primary residence

Quebec welcome tax (droits de mutation)

Rate structure

Property Value Bracket	Marginal Rate
First $58,900	0.5%
$58,901 to $294,600	1.0%
$294,601 to $500,000	1.5%
Above $500,000	2.0%–2.5% (varies by municipality — Montreal charges 2.5%)

Quebec welcome tax examples

Purchase Price	Tax (Montreal rates)
$400,000	~$5,150
$600,000	~$9,150
$800,000	~$14,150

Note: Quebec has no first-time buyer exemption for the welcome tax. Montreal charges higher rates on properties above $500,000 (2.0%) and above $1,000,000 (2.5%).

Manitoba land transfer tax

Rate structure

Property Value Bracket	Marginal Rate
First $30,000	0%
$30,001 to $90,000	0.5%
$90,001 to $150,000	1.0%
$150,001 to $200,000	1.5%
Above $200,000	2.0%

No first-time buyer exemption in Manitoba.

Purchase Price	Manitoba LTT
$300,000	$3,600
$500,000	$7,600
$700,000	$11,600

Low-tax provinces: Alberta and Saskatchewan

Alberta

Fee	Amount
Land title transfer fee	$50 + $2 per $5,000 of property value
Mortgage registration fee	$50 + $1.50 per $5,000 of mortgage
Total on $500,000 home (with $400K mortgage)	~$200 + ~$170 = ~$370

Saskatchewan

Fee	Amount
Title transfer fee	0.3% of property value
Total on $500,000 home	$1,500

These are dramatically lower than Ontario, BC, Manitoba, or any Atlantic province.

Atlantic provinces

Province	Rate	Tax on $500,000	Notes
New Brunswick	1% flat	$5,000	Simple flat rate
Nova Scotia	1.5% flat (deed transfer)	$7,500	Among the highest flat rates
PEI	Marginal (0%–1.5%)	$5,000	First-time buyer rebate up to $2,000
Newfoundland	Registration fee ($100 + $0.40/$100)	~$2,100	Lower than percentage-based systems

Exemptions and special cases

Spouse-to-spouse transfers

Province	Exemption Available?	Details
Ontario	Yes	Full exemption for transfers between spouses
BC	Yes	Exempt if transferring to spouse for primary residence
Quebec	Partial	Exempt for transfers between spouses who are separating
Manitoba	Yes	Exempt for spousal transfers
Alberta	N/A	Flat fee applies regardless

Other common exemptions

Exemption Type	Provinces That Offer It
Transfers due to death (estate)	Most provinces — executor to beneficiary
Family farm transfers	Ontario, several others
Court-ordered transfers (divorce)	Most provinces
Transfer to/from family trust	Varies — complex rules apply
Transfer to corporation you control	Some provinces — often with conditions
Name correction on title	Most provinces

Strategies to reduce land transfer tax

Strategy	Details	Savings Potential
Claim first-time buyer rebate	ON, BC, Toronto, PEI — must meet eligibility	Up to $8,475 (Toronto)
Buy new build in BC	Newly Built Home Exemption — up to $750,000 exempt	Up to $13,000
Buy in Alberta/Saskatchewan	No percentage-based LTT	$5,000–$30,000+ vs. Ontario/BC
Transfer between spouses	Use spousal exemption where available	Full LTT savings
Buy just under threshold	In provinces/cities with brackets, price thresholds matter	Varies
Consider municipality	In Ontario, buying outside Toronto avoids the municipal LTT	Up to $16,475+

Total closing cost impact of LTT

City	Home Price	LTT	Legal Fees	Title Insurance	Home Inspection	Appraisal	Total Closing Costs
Toronto	$700,000	$20,950	$2,000	$400	$500	$350	~$24,200
Vancouver	$700,000	$13,000	$1,500	$350	$500	$350	~$15,700
Montreal	$700,000	~$11,650	$1,800	$350	$500	$350	~$14,650
Calgary	$700,000	~$330	$1,200	$350	$500	$300	~$2,680
Halifax	$700,000	$10,500	$1,500	$350	$500	$300	~$13,150

Land Transfer Tax by Province: Complete Rates, Rebates & Exemptions Guide (2026)

National overview: land transfer tax comparison

Ontario land transfer tax — detailed breakdown

Rate structure

Ontario LTT calculation examples

Ontario first-time buyer rebate

Toronto municipal land transfer tax

Toronto municipal LTT rates

Combined Toronto LTT (provincial + municipal)

Toronto first-time buyer municipal rebate

British Columbia property transfer tax

BC rate structure

BC PTT calculation examples

BC first-time buyer exemptions

Quebec welcome tax (droits de mutation)

Rate structure

Quebec welcome tax examples

Manitoba land transfer tax

Rate structure

Low-tax provinces: Alberta and Saskatchewan

Alberta

Saskatchewan

Atlantic provinces

Exemptions and special cases

Spouse-to-spouse transfers

Other common exemptions

Strategies to reduce land transfer tax

Total closing cost impact of LTT

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