Calculator · updated for 2026
Land transfer tax is the number that surprises Toronto buyers. This works out both taxes, the first-time buyer rebates, mortgage insurance and every fee your lawyer will put on the statement, then tells you the cash you need.
Only the City of Toronto charges a second, municipal land transfer tax.
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Numbers checked against City of Toronto, Ontario Ministry of Finance and CMHC sources on September 6, 2026. New-home HST rebates checked against the CRA on September 22, 2026, and the rental-property version on October 18, 2026.
Ontario charges land transfer tax on every purchase. Inside the City of Toronto, the city charges a second one, calculated the same way, so Toronto buyers pay roughly double what a buyer in Mississauga or Markham pays on the same price. Both taxes are marginal: each slice of the price is taxed at its own rate, the way income tax works.
| Slice of price | Rate |
|---|---|
| First $55,000 | 0.5% |
| $55,000 – $250,000 | 1.0% |
| $250,000 – $400,000 | 1.5% |
| $400,000 – $2,000,000 | 2.0% |
| Over $2,000,000 | 2.5% |
| Slice of price | Rate |
|---|---|
| Up to $2,000,000 | same as Ontario |
| $2,000,000 – $3,000,000 | 2.5% |
| $3,000,000 – $4,000,000 | 4.40% |
| $4,000,000 – $5,000,000 | 5.45% |
| $5,000,000 – $10,000,000 | 6.50% |
| $10,000,000 – $20,000,000 | 7.55% |
| Over $20,000,000 | 8.60% |
Toronto also adds a $102.56 administration fee plus HST per transaction. Non-residents of Canada pay Ontario's 25% Non-Resident Speculation Tax on top of everything above; the calculator does not include it.
Two rebates, claimed by your lawyer on closing, so you never write the cheque: up to $4,000 on the Ontario tax (no provincial tax at all up to $368,000) and up to $4,475 on the Toronto tax (no municipal tax at all up to $400,000). You must be a Canadian citizen or permanent resident, never have owned a home anywhere in the world, and occupy the home within nine months. A spouse who owned a home while they were your spouse disqualifies you for their share.
For a resale condo in Toronto, budget roughly 3% to 4% of the price if you are not a first-time buyer, and about 1.5% to 2.5% if you are. Land transfer tax is the big one: Toronto charges its own municipal land transfer tax on top of Ontario's, so a $700,000 condo carries about $21,000 in land transfer tax before rebates. Legal fees, title insurance and adjustments add roughly $2,500 to $3,500. Use the calculator above for your exact number.
Yes, but they get two rebates: up to $4,000 back on the Ontario tax and up to $4,475 back on the Toronto tax, a combined $8,475. The Toronto rebate wipes out the municipal tax entirely on homes up to $400,000. To qualify you must be a Canadian citizen or permanent resident, never have owned a home anywhere in the world, and move in within nine months. If you have a spouse, they cannot have owned a home while they were your spouse.
No. Only the City of Toronto charges a municipal land transfer tax. Buy in Mississauga, Vaughan, Markham, Pickering or anywhere else in the 905 and you pay the Ontario tax only, which roughly halves your land transfer bill. That difference is often $10,000 to $20,000 on a typical GTA home and is one reason buyers compare across the boundary.
Mostly no. Land transfer tax, legal fees, title insurance and adjustments are paid in cash on closing day. The one exception is the CMHC mortgage insurance premium, which is added to the mortgage balance. The Ontario sales tax on that premium, however, is paid in cash at closing, which surprises many first-time buyers.
Adjustments settle costs the seller prepaid past the closing date. If the seller paid property tax for the whole year, or the condo fee for the month, you reimburse them for the days after closing. On a condo, adjustments are usually a few hundred to a couple of thousand dollars. Your lawyer calculates the exact figure in the statement of adjustments.
Pre-construction closings carry extras that resale does not: development charge and levy contributions (ask whether the builder capped them in your agreement), Tarion warranty enrolment, utility connection fees, and, if you plan to rent the unit out, the HST rebate that owner-occupiers get assigned to the builder but investors must pay up front and claim back. Interim occupancy fees before final closing are separate again. If you will live in it, Ontario's enhanced HST rebate applies to agreements signed from April 1, 2026 to March 31, 2027, first-time buyer or not: the full 8% Ontario part of the HST up to $1 million, a flat $80,000 from $1 million to $1.5 million, phasing out by $1.85 million. If you will rent it out, you pay those Ontario rebates at closing and claim the rental versions back from the CRA with a one-year lease, combined up to $80,000, as long as construction started between April 1, 2026 and March 31, 2027 or your agreement was signed in that window on a project already under construction. Source: CRA Notice 346, Ontario Enhanced New Housing Rebate, and the CRA page on the Ontario enhanced new residential rental property rebate.
Yes, though land transfer tax is the buyer's. Sellers pay the real estate commission plus HST, legal fees, a mortgage discharge or penalty if breaking early, and adjustments. The seller side is covered in the sellers page.
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