Land transfer tax in Canada, province by province
Land transfer tax on a $500,000 home ranges from $1,000 to $12,950 depending where in Canada you buy. Toronto is the most expensive; Alberta, Saskatchewan, Newfoundland and the three territories charge no transfer tax at all — but still bill registration fees most calculators report as zero.
What a $500,000 home actually costs to close, everywhere in Canada — including the six places that charge no land transfer tax at all, where every other calculator answers "$0" and stops.
| Province or territory | Transfer tax | Registration fees | Total on $500,000 |
|---|---|---|---|
| Toronto provincial + municipal | $12,950 | — | $12,950 |
| British Columbia | $8,000 | — | $8,000 |
| Manitoba | $7,650 | $274 | $7,924 |
| Ontario outside Toronto | $6,475 | — | $6,475 |
| Quebec outside Toronto | $5,610.50 | — | $5,610.50 |
| Montréal provincial + municipal | $5,610.50 | — | $5,610.50 |
| Laval provincial + municipal | $5,610.50 | — | $5,610.50 |
| Québec provincial + municipal | $5,610.50 | — | $5,610.50 |
| Gatineau provincial + municipal | $5,610.50 | — | $5,610.50 |
| Longueuil provincial + municipal | $5,610.50 | — | $5,610.50 |
| Sherbrooke provincial + municipal | $5,610.50 | — | $5,610.50 |
| Lévis provincial + municipal | $5,610.50 | — | $5,610.50 |
| Trois-Rivières provincial + municipal | $5,610.50 | — | $5,610.50 |
| Terrebonne provincial + municipal | $5,610.50 | — | $5,610.50 |
| Saguenay provincial + municipal | $5,610.50 | — | $5,610.50 |
| Brossard provincial + municipal | $5,610.50 | — | $5,610.50 |
| Repentigny provincial + municipal | $5,610.50 | — | $5,610.50 |
| Mont-Royal provincial + municipal | $5,610.50 | — | $5,610.50 |
| Westmount provincial + municipal | $5,610.50 | — | $5,610.50 |
| Saint-Jean-sur-Richelieu provincial + municipal | $5,610.50 | — | $5,610.50 |
| New Brunswick | $5,000 | $85 | $5,085 |
| Newfoundland and Labrador | none | $3,796 | $3,796 |
| Saskatchewan | none | $2,275 | $2,275 |
| Northwest Territories | none | $1,600 | $1,600 |
| Nunavut | none | $1,150 | $1,150 |
| Alberta | none | $1,000 | $1,000 |
Registration fees assume a $400,000 mortgage, since most of them are charged on the loan as well as the price. Toronto is shown separately because a Toronto buyer pays the provincial tax and a municipal one.
Why the number you're quoted is often wrong
- The tax is graduated, not a flat rate on the whole price. Crossing a threshold costs cents, not thousands. Any calculator that jumps by thousands at a bracket edge is applying the top rate to the entire purchase.
- In Toronto you pay twice — the provincial tax and the municipal one. On a $500,000 home that's $12,950, not half of it.
- Ontario's top 2.5% band and all of Toronto's luxury tiers apply only to land with one or two single family residences. A triplex, an office or vacant land tops out at 2%. Almost no calculator asks the question.
- First-time buyer rebates are pro-rated to your share of title. Buying half a home with someone who doesn't qualify halves the rebate.
So what can you actually buy?
Tell us what you have saved and we work backwards to the most expensive home you could genuinely close on — every closing cost counted, not just the down payment.
What can I actually close on? →Common questions
Which province has the highest land transfer tax?
Of the jurisdictions we have verified, Toronto costs the most on a $500,000 purchase at $12,950 once registration fees are included. Alberta, Saskatchewan, Newfoundland and Labrador and the three territories charge no land transfer tax at all — but they still charge registration fees, which most calculators ignore.
Do I pay land transfer tax on top of my down payment?
Yes. Land transfer tax is a closing cost paid in cash on completion and cannot be added to your mortgage. It sits on top of the down payment, which is why buyers are so often short at closing.
Which provinces have no land transfer tax?
Alberta, Saskatchewan, Newfoundland and Labrador, the Northwest Territories, Yukon and Nunavut do not levy a land transfer tax. All six charge land titles registration fees instead, calculated from the property value and the mortgage amount.
Rates current as of 2026-08-06, verified against provincial and municipal primary sources. This is information, not tax advice.