Ontario Land Transfer Tax Calculator

Calculate the land transfer tax on your home purchase in Ontario. This calculator includes the provincial Ontario Land Transfer Tax (OLTT), the Toronto Municipal Land Transfer Tax (MLTT) for properties in Toronto, and the first-time homebuyer rebate. Land transfer tax is one of the largest closing costs when buying a home in Ontario.

Ontario Land Transfer Tax Rates

The Ontario land transfer tax (LTT) is calculated using a progressive tiered system based on the purchase price of the property. These rates became effective on January 1, 2017.

How to Calculate Ontario Land Transfer Tax

Let’s calculate the land transfer tax on a $500,000 home in Ontario.

The first $55,000 is taxed at 0.5%:

• $55,000 x 0.5% = $275
• Remaining: $445,000

$55,001 to $250,000 is taxed at 1.0%:

• $195,000 x 1.0% = $1,950
• Remaining: $250,000

$250,001 to $400,000 is taxed at 1.5%:

• $150,000 x 1.5% = $2,250
• Remaining: $100,000

$400,001 to $500,000 is taxed at 2.0%:

• $100,000 x 2.0% = $2,000

Total Ontario LTT: $275 + $1,950 + $2,250 + $2,000 = $6,475

Ontario First-Time Homebuyer Rebate

First-time homebuyers in Ontario can receive a rebate of up to $4,000 on the provincial land transfer tax. This effectively makes homes priced up to $368,000 free of provincial LTT for first-time buyers.

Eligibility Requirements

• You must be a Canadian citizen or permanent resident of Canada
• You must be at least 18 years of age
• You must occupy the home as your principal residence within 9 months of purchase
• You cannot have owned a home anywhere in the world previously
• Your spouse cannot have owned a home while they were your spouse

The rebate must be applied for within 18 months of the purchase date.

Toronto Municipal Land Transfer Tax (MLTT)

If you purchase a property in the City of Toronto, you pay an additional municipal land transfer tax on top of the Ontario provincial LTT. As of January 1, 2024, the Toronto MLTT rates are:

First-time homebuyers in Toronto can receive an MLTT rebate of up to $4,475.

Non-Resident Speculation Tax (NRST)

Foreign nationals, foreign corporations, and taxable trustees who purchase residential property anywhere in Ontario are subject to a 25% Non-Resident Speculation Tax on the purchase price, in addition to the regular land transfer tax. The NRST rate was increased to 25% effective October 25, 2022. Foreign buyers are not eligible for the first-time homebuyer rebate.

Land Transfer Tax in Other Provinces

Land transfer tax rates and rules vary across Canada. See our Land Transfer Tax Calculator for rates in all provinces and territories.

Ontario LTT by Home Price — Quick Reference

Provincial LTT (outside Toronto)

Toronto buyers (provincial + MLTT combined)

Toronto’s double land transfer tax is the highest transaction cost for homebuyers in Canada. On a $1,000,000 Toronto home, the combined LTT is $32,950 before any rebate — more than many Canadians pay in total closing costs in other provinces.

Ontario vs Other Provinces