Toronto Land Transfer Tax Calculator (2026)
Direct answer: Toronto buyers pay two land transfer taxes — the Ontario provincial tax and the city's Municipal Land Transfer Tax — which roughly doubles the bill. On an $800,000 home that is $12,475 + $12,475 = $24,950. As of April 1, 2026 the city added luxury rates up to 8.60% above $20 million. First-time buyers can save up to $8,475 combined. Enter your price above for the exact total.
How much is Toronto land transfer tax?
Toronto buyers pay both taxes. On an $800,000 home that is $12,475 provincial plus $12,475 municipal, for $24,950 — about double the rest of Ontario.
What are Toronto's new luxury land transfer tax rates?
From April 1, 2026, Toronto added municipal rates of 4.40% over $3M, 5.45% over $4M, 6.50% over $5M, 7.55% over $10M and 8.60% over $20M on single-family homes.
What is the Toronto first-time buyer rebate?
Up to $4,475 on the municipal tax, on top of Ontario's $4,000 provincial refund, for a combined first-time saving of up to $8,475.
Why is Toronto land transfer tax so high?
Toronto is the only Ontario city allowed to charge a Municipal Land Transfer Tax in addition to the provincial tax, under the City of Toronto Act, 2006.
Land Transfer Tax Calculator (2026)
| Bracket | Rate | Tax |
|---|---|---|
| $0 – $55,000 | 0.5% | $275.00 |
| $55,000 – $250,000 | 1% | $1,950.00 |
| $250,000 – $400,000 | 1.5% | $2,250.00 |
| $400,000 – $750,000 | 2% | $7,000.00 |
| Municipal: $0 – $55,000 | 0.5% | $275.00 |
| Municipal: $55,000 – $250,000 | 1% | $1,950.00 |
| Municipal: $250,000 – $400,000 | 1.5% | $2,250.00 |
| Municipal: $400,000 – $750,000 | 2% | $7,000.00 |
How is Toronto land transfer tax calculated?
A Toronto purchase is taxed twice. The provincial tax is the same as anywhere in Ontario, and the city's Municipal Land Transfer Tax (MLTT) is charged on its own brackets on top. The calculator adds both and shows each.
- Calculate the Ontario provincial tax (0.5% to 2.5%).
- Calculate the Toronto MLTT on its own brackets.
- Add the two for the total tax.
- Subtract the provincial refund (up to $4,000) and municipal rebate (up to $4,475) if you are a first-time buyer.
What are the 2026 Toronto MLTT brackets?
The table shows the municipal rates, including the luxury tiers that took effect April 1, 2026 on homes with one or two single-family residences. The provincial tax (see our Ontario calculator) is charged in addition.
| Portion of price | Municipal rate |
|---|---|
| Up to $55,000 | 0.5% |
| $55,000 to $250,000 | 1.0% |
| $250,000 to $400,000 | 1.5% |
| $400,000 to $2,000,000 | 2.0% |
| $2,000,000 to $3,000,000 | 2.5% |
| $3,000,000 to $4,000,000 | 4.40% |
| $4,000,000 to $5,000,000 | 5.45% |
| $5,000,000 to $10,000,000 | 6.50% |
| $10,000,000 to $20,000,000 | 7.55% |
| Over $20,000,000 | 8.60% |
How much do first-time buyers save in Toronto?
First-time buyers in Toronto can claim two rebates. Ontario refunds up to $4,000 of the provincial tax, and the city rebates up to $4,475 of the municipal tax, for a combined maximum of $8,475. The municipal rebate fully covers the MLTT on a home priced around $400,000 and reduces it above that. Eligibility mirrors the provincial rules: you must be at least 18, occupy the home as your principal residence within nine months, and never have owned a home anywhere in the world.
Why does Toronto charge a second land transfer tax?
Under the City of Toronto Act, 2006, Toronto is uniquely allowed to levy a Municipal Land Transfer Tax, which it introduced on February 1, 2008. No other Ontario municipality has this power, so buyers in Mississauga, Vaughan, Markham or anywhere else in the Greater Toronto Area pay only the provincial tax. On December 17, 2025, City Council approved graduated luxury rates for high-value homes, effective April 1, 2026, raising the municipal tax on properties above $3 million up to a top rate of 8.60% over $20 million.
How much is Toronto land transfer tax on a $1 million home?
On a $1,000,000 home the provincial tax is $16,475 and the municipal tax is another $16,475, for a total of $32,950 before any rebate. A first-time buyer would subtract $4,000 provincial and $4,475 municipal, paying $24,475. This is the single largest closing cost most Toronto buyers face and cannot be added to the mortgage, so it should be budgeted before making an offer.