Land Transfer Tax Calculator
Land Transfer Tax Calculator
Calculate the land transfer tax/fee owed when buying a home in Ontario, Toronto, BC, Manitoba, and Alberta.
Land transfer tax is one of the largest closing costs home buyers in Canada overlook — and it varies enormously depending on the province and, in Toronto's case, the municipality. This calculator estimates the land transfer tax or registration fee owed on your purchase in Ontario (including Toronto's additional municipal tax), British Columbia, Manitoba, and Alberta.
How This Calculator Works
Each province included uses its own marginal bracket structure, applied cumulatively to your purchase price:
- Ontario — marginal rates from 0.5% up to 2.5% on the portion above $2 million; first-time buyers can claim a rebate of up to $4,000.
- Toronto — an additional Municipal Land Transfer Tax (MLTT) on top of Ontario's provincial tax, with its own marginal brackets reaching 8.6% on very high-value properties (over $20 million), plus its own first-time buyer rebate of up to $4,475.
- British Columbia — 1% up to $200,000, 2% up to $2 million, 3% up to $3 million, and 5% above that; first-time buyers get a full or partial exemption up to $860,000, phasing out between $835,000 and $860,000.
- Manitoba — marginal rates from 0% up to 2%, with no tax on the first $30,000.
- Alberta — no land transfer tax at all; instead, a small title registration fee applies (roughly $50 plus $5 per $5,000 of purchase price).
Saskatchewan, Quebec, and the Atlantic provinces aren't calculated in detail — Saskatchewan only charges a modest registration fee, and Quebec's "welcome tax" and the Atlantic provinces' transfer taxes vary by municipality, so this tool recommends confirming those directly with a local real estate lawyer or land registry office rather than guessing at a number.
Frequently Asked Questions
Do all provinces in Canada charge land transfer tax?
No. Alberta and Saskatchewan don't charge a land transfer tax — Alberta charges only a small title registration fee, and Saskatchewan charges a modest Land Titles registration fee. Every other province and the City of Toronto do charge a land transfer tax.
Why is land transfer tax so much higher in Toronto than elsewhere in Ontario?
Toronto charges its own Municipal Land Transfer Tax (MLTT) in addition to Ontario's provincial land transfer tax — buying in Toronto means paying both, roughly doubling the tax compared to buying the same home just outside the city.
Am I eligible for a first-time home buyer land transfer tax rebate?
Ontario offers a rebate of up to $4,000 provincially and up to $4,475 in Toronto for qualifying first-time buyers; British Columbia offers a full or partial exemption for homes up to $860,000. Eligibility rules (Canadian citizenship/residency, never having owned a home) apply — confirm your eligibility with your real estate lawyer.
Is land transfer tax due at closing?
Yes — it's paid to the province (and municipality, in Toronto's case) on closing day, typically collected by your real estate lawyer or notary as part of your closing costs, separate from your down payment and mortgage.