Ontario land transfer tax calculator
Enter a price. We show the whole calculation, band by band, so you can check it rather than trust it.
Ontario land transfer tax on $500,000, band by band
| Portion of the price | Rate | Amount in this band | Tax |
|---|---|---|---|
| $0 – $55,000 | 0.5% | $55,000 | $275 |
| $55,000 – $250,000 | 1% | $195,000 | $1,950 |
| $250,000 – $400,000 | 1.5% | $150,000 | $2,250 |
| $400,000 – $2,000,000 | 2% | $100,000 | $2,000 |
| Total | $6,475 | ||
Ontario rates for 2026
| Portion of the purchase price | Rate |
|---|---|
| $0 to $55,000 | 0.5% |
| $55,000 to $250,000 | 1% |
| $250,000 to $400,000 | 1.5% |
| $400,000 to $2,000,000 | 2% |
| Over $2,000,000 | 2.5% |
What it costs at a few common prices
| Purchase price | Land transfer tax |
|---|---|
| $500,000 | $6,475 |
| $1,000,000 | $16,475 |
| $1,500,000 | $26,475 |
First-time buyer relief
First-time buyers can claim up to $4,000 back on the provincial tax, and a further $4,475 on the Toronto municipal tax if the property is in Toronto. The rebate is capped in dollars, not as a percentage — so on a lower-priced home it can wipe out the tax entirely, but it never pays out more than the tax you actually owed. Two details that are widely got wrong: the refund is pro-rated to your share of title under s.9.2(3), so buying 50% alongside a non-qualifying co-buyer halves it; and the commonly published "$368,000" break-even is a rounding — tax on $368,000 is $3,995, so the $4,000 cap is not actually reached until $368,333.33. Eligible homes include a duplex, triplex or fourplex, which surprises people.
Non-resident and foreign buyer tax
Ontario's Non-Resident Speculation Tax is 25% and has applied province-wide since 25 October 2022 — not just the Greater Golden Horseshoe, which is what the pre-2022 rules said. It catches foreign nationals, foreign corporations and taxable trustees buying designated land with at least one and not more than six single family residences. Since 27 March 2024 that includes condominium parking and storage units. Two rebates exist: a Permanent Resident rebate where the buyer becomes a PR within four years, and an Industrial Use rebate for conveyances on or after 6 November 2025. Watch the deadlines — the provincial PR rebate must be claimed within 180 days of becoming a permanent resident, while Toronto's municipal equivalent allows only 90 days for the same life event.
What calculators get wrong here
- There are THREE different unit-count thresholds in Ontario and almost every calculator conflates them. The provincial 2.5% band and all the Toronto luxury tiers need at least one and not more than TWO single family residences. The foreign-buyer taxes use "designated land" of one to SIX. And the first-time-buyer rebate expressly includes a duplex, triplex or fourplex. So a $6,000,000 Toronto triplex tops out at 2% both provincially and municipally, IS caught by the 25% and 10% foreign-buyer taxes, and still qualifies for both first-time-buyer rebates. One property, three different answers.
- The 2.5% provincial top band is residential-only. Section 2(1)(a) of the Land Transfer Tax Act taxes all land up to 2%; the extra half-percent above $2,000,000 in 2(1)(b) applies only to land with one or two single family residences. A $10,000,000 office building owes $196,475, not $236,475 — a $40,000 over-quote if you apply 2.5% blindly, which is what happens if your calculator has no property-type question.
- Being a foreign buyer does not automatically mean 25%. Where a foreign national buys together with a spouse who is a Canadian citizen, permanent resident, OINP nominee or protected person, and every transferee certifies they will occupy the home as their principal residence within 60 days, the conveyance is exempt. On a $2,000,000 Toronto condo that is $500,000 of provincial tax. Mixed-citizenship couples are a large share of real foreign-buyer purchases, so a calculator that hard-codes 25% is confidently wrong more often than it is right.
- The first-time-buyer refund is pro-rated to your share of title, not paid in full to anyone who qualifies. If you take 50% with a co-buyer who does not qualify, you get $2,000 provincial and $2,237.50 Toronto — not $4,000 and $4,475. Neither rebate phases out by price, though: a first-time buyer of a $3,000,000 home still gets the full amount.
- Toronto's municipal tax applies to condominium units. The Municipal Code defines "single-family residence" to include them, and calculators that exclude condos under-charge badly at the top end — roughly $48,000 on a $5,000,000 unit.
- The tax is graduated, not a flat rate on the whole price. Buying at $400,001 rather than $400,000 costs two extra cents, not an extra $2,000. Any calculator that jumps by thousands at a threshold is applying the top rate to the entire price.
- A Toronto buyer pays the provincial tax AND the municipal tax. On a $500,000 home that is $6,475 twice — $12,950 in total, not $6,475.
- The luxury tiers above $3,000,000 changed on 1 April 2026. A calculator still showing a flat 3.5% above $3M is out of date and understates the tax on expensive Toronto homes.
The bigger number nobody calculates
Land transfer tax is the closing cost people search for. The one that actually decides whether you can buy is the down payment — $45,000 on a $700,000 home in Canada. Taking over a mortgage that already exists costs closer to $7,500.
See what you can afford →Rates current as of 2026-08-03. Verified against Ontario provincial land transfer tax rates, City of Toronto municipal land transfer tax. This is information, not tax advice.