What Is Land Transfer Tax in Canada?
Land transfer tax (LTT) is a provincial tax charged when real property changes ownership. It is calculated as a percentage of the purchase price using tiered rate brackets — the higher the price, the higher the effective rate. Most provinces levy LTT; Alberta charges land title registration fees and Saskatchewan charges a value-based title transfer fee instead. Ontario and British Columbia have the highest LTT rates among Canadian provinces. Toronto levies an additional municipal LTT on top of Ontario's provincial rate.
The land transfer tax is due on closing day and is collected by the buyer's lawyer — it cannot be rolled into the mortgage under CMHC or conventional lending rules. It is a one-time cost paid from your closing cash budget, separate from your down payment. Land transfer tax is one of several upfront costs to budget for — see our complete breakdown of the down payment and closing costs needed to buy a house in Canada.
Who Pays LTT — and When
The buyer pays land transfer tax in Canada. It is due at closing and remitted to the provincial government by your real estate lawyer or notary. LTT is not negotiable and is not part of your mortgage — budget for it alongside legal fees, title insurance, and home inspection costs when calculating your total upfront costs. See the closing cost calculator for a full closing cost estimate.
Which Provinces Charge Land Transfer Tax?
Most Canadian provinces levy land transfer tax. Alberta does not charge a provincial LTT by that name, but it does charge land title fees on a sliding scale. Saskatchewan also does not call its charge LTT, but its title transfer fee is value-based at roughly 0.4% of the title value. Newfoundland and Labrador charges only a nominal registration fee. Ontario, BC, Manitoba, Quebec, Nova Scotia, New Brunswick, and Prince Edward Island all charge a percentage-based LTT or equivalent.
How Is Land Transfer Tax Calculated?
Land transfer tax is calculated using a tiered bracket formula applied to the purchase price. In Ontario, the first $55,000 is taxed at 0.5%; the next portion up to $250,000 at 1.0%; up to $400,000 at 1.5%; up to $2,000,000 at 2.0%; and amounts above $2,000,000 at 2.5%. Each bracket applies only to the portion of the price within that range — not the full purchase price. The total LTT is the sum of each bracket's contribution.
The Tiered Rate Formula Explained
On a $750,000 Ontario purchase: the first $55,000 is taxed at 0.5% ($275); the next $195,000 at 1.0% ($1,950); the next $150,000 at 1.5% ($2,250); and the remaining $350,000 at 2.0% ($7,000). Total Ontario LTT: $11,475. Toronto buyers apply the same brackets a second time for the Municipal Land Transfer Tax — combined Ontario + Toronto LTT on $750,000 is $22,950. On $1,000,000, the combined total is $32,950.
Ontario LTT Rate Table
| Portion of Purchase Price | Tax Rate | Tax on This Portion ($750K) |
|---|---|---|
| First $55,000 | 0.5% | $275 |
| $55,001 to $250,000 | 1.0% | $1,950 |
| $250,001 to $400,000 | 1.5% | $2,250 |
| $400,001 to $2,000,000 | 2.0% | $7,000 |
| Above $2,000,000 | 2.5% | $0 (n/a for $750K) |
| TOTAL | — | $11,475 |
Land Transfer Tax Rates by Province
Land transfer tax rates vary by province. Ontario and Toronto together charge the highest combined LTT in Canada — up to 2.5% provincially and an additional 2.5% municipally for Toronto properties. British Columbia charges property transfer tax (PTT) at 1% on the first $200,000, 2% up to $2,000,000, 3% above $2,000,000, plus a further 2% on residential value above $3,000,000. Manitoba, Quebec, and Prince Edward Island also levy LTT. Alberta and Saskatchewan charge land-title related fees instead of a provincial LTT label; Saskatchewan's charge is still value-based.
Ontario and Toronto combined charge the highest land transfer tax in Canada — a buyer purchasing a $1,000,000 home in Toronto pays approximately $32,950 in combined provincial and municipal LTT.
| Province / Territory | Tax Name | Rate Range | FTHB Rebate / Exemption |
|---|---|---|---|
| Ontario | Land Transfer Tax (LTT) | 0.5% – 2.5% | Yes — up to $4,000 rebate |
| Toronto (MLTT) | Municipal Land Transfer Tax | 0.5% – 8.6% (additional high-value tiers) | Yes — up to $4,475 rebate |
| British Columbia | Property Transfer Tax (PTT) | 1% – 5% on high-value residential | Yes — up to $8,000; sliding to $860K |
| Manitoba | Land Transfer Tax | 0.5% – 2.0% | No provincial rebate |
| Quebec | Welcome Tax (Bienvenue) | 0.5% – 4.0%+ in high-value municipalities | Varies by municipality |
| Prince Edward Island | Real Property Transfer Tax | 1% first $1M; 2% above | Yes — FTHB exemption if eligible |
| Nova Scotia | Deed Transfer Tax | ~1.5% (set by municipality) | No provincial rebate |
| New Brunswick | Land Transfer Tax | 0.5% flat | No |
| Alberta | Land title fee | ~$550 on $500K home | N/A — no % LTT |
| Saskatchewan | Title transfer fee | ~$2,000 on $500K home | N/A — no % LTT |
Toronto's Municipal Land Transfer Tax (MLTT)
Toronto buyers pay two LTT charges
If your property is within the City of Toronto boundaries, you owe both Ontario's provincial LTT and Toronto's municipal LTT — calculated on the same purchase price using the same brackets. The calculator above automatically applies both charges when you select Toronto as your municipality.
Toronto's municipal land transfer tax generally matches Ontario's provincial brackets below $3,000,000, so the municipal amount often equals the provincial LTT in that range. Toronto is the only Ontario municipality with its own MLTT. Effective April 1, 2026, higher graduated MLTT rates apply on the portion above $3,000,000 for high-value residential properties.
Source: City of Toronto municipal land transfer tax rates. Accessed September 2026.
Land Transfer Tax Rules in Every Other Province
Ontario, Toronto, and BC get the most attention because they charge the highest amounts — but every province and territory has its own rule, and several changed in 2025 and 2026. Here is the full breakdown for Quebec, Nova Scotia, New Brunswick, PEI, Alberta, Saskatchewan, Newfoundland and Labrador, and the three territories.
Quebec Welcome Tax (Taxe de bienvenue)
Quebec does not have a provincial land transfer tax — municipalities charge their own property transfer duties, commonly called the "Welcome Tax." The standard 2026 brackets apply in most municipalities; Montreal sets its own higher brackets above $500,000.
| Portion of Purchase Price | Standard Rate | Montreal Rate |
|---|---|---|
| First $62,900 | 0.5% | 0.5% |
| $62,900 to $315,000 | 1.0% | 1.0% |
| $315,000 to $552,300 | 1.5% | 1.5% |
| $552,300 to $1,104,700 | 1.5% | 2.0% |
| $1,104,700 to $2,136,500 | 1.5% | 2.5% |
| $2,136,500 to $3,113,000 | 1.5% | 3.5% |
| Above $3,113,000 | 1.5% | 4.0% |
Source: Ville de Montréal — 2026 transfer duty rates. Accessed September 2026.
Nova Scotia Deed Transfer Tax
Nova Scotia has no provincial land transfer tax, but municipalities charge their own Municipal Deed Transfer Tax (DTT) — rates vary by municipality, up to about 1.5% of the purchase price. Halifax charges 1.5%, which this calculator uses as its default estimate. On a $500,000 Halifax purchase, DTT is approximately $7,500.
Source: Nova Scotia — Deed Transfer & Property Tax. Accessed September 2026.
New Brunswick Real Property Transfer Tax
New Brunswick charges a flat 1.0% real property transfer tax on the greater of the purchase price or the property's assessed value — there are no brackets. On a $500,000 purchase, the tax is $5,000.
PEI Real Property Transfer Tax
Prince Edward Island charges 1% on the first $1,000,000 of the purchase price and 2% on any amount above that (effective April 28, 2025). On a $500,000 purchase, the tax is $5,000. First-time buyers are fully exempt only when the purchase price — or assessed value, if higher — is $200,000 or less; there is no partial exemption above that threshold. Non-first-time buyers are also exempt on properties under $30,000.
Alberta and Saskatchewan Title Fees
Alberta and Saskatchewan are the only two provinces with no percentage-based land transfer tax of any kind — buyers pay a land title registration fee instead, which is far lower than LTT in any other province.
Alberta's title registration fee is $50 plus $5 for every $5,000 (or part) of the property value, plus a separate mortgage registration fee of $50 plus $5 per $5,000 of the mortgage amount. On a $500,000 purchase, the property-value portion alone is $550. Saskatchewan charges a title transfer fee of 0.4% of the property's value — $2,000 on a $500,000 purchase — plus a separate tiered mortgage registration fee (for example, $275 on a mortgage between $250,000 and $500,000).
Newfoundland and Labrador Registration Fee
Newfoundland and Labrador does not charge a land transfer tax — only a registration fee when the property transfer is recorded. The fee is $100 for property valued at $500 or less; above that, it is $100 plus $0.40 for every additional $100 (or part of $100). On a $500,000 purchase, the registration fee is approximately $2,098.
Yukon, Northwest Territories, and Nunavut
None of the three territories charge a land transfer tax. Each instead charges its own land registration fee (and a separate mortgage registration fee if a mortgage is being registered), scaled to the property's value rather than a flat amount — Yukon's transfer fee ranges from $50 on properties under $100,000 up to $750 on properties valued at $10 million or more, plus an assurance fund fee based on any increase in declared value since the last transfer. The Northwest Territories and Nunavut use their own per-$1,000 fee schedules with minimum base fees. Because these schedules are tiered and territory-specific, confirm the exact registration fee with the relevant land titles office before closing.
Sources: Alberta Land Titles fee schedule, Saskatchewan Information Services Corporation — land title fees, Newfoundland and Labrador Registry of Deeds. Accessed September 2026.
Non-Resident and Foreign Buyer Transfer Taxes
Two provinces charge an additional transfer tax on top of the regular LTT or PTT when the buyer is not a Canadian citizen, permanent resident, or provincial resident. This calculator does not include these surcharges — they depend on citizenship, residency, and property location, not just price and province.
BC's Additional Property Transfer Tax (20%)
Foreign buyers in BC pay an extra 20%
Foreign nationals, foreign corporations, and taxable trustees pay an Additional Property Transfer Tax of 20% of the fair market value of their proportionate share, on top of the regular BC PTT — but only for residential property located within specified areas of BC (including Metro Vancouver, the Capital Regional District, and the Fraser Valley). It does not apply province-wide. A refund may be available if the buyer becomes a permanent resident or citizen within one year of registration.
Source: BC — Additional property transfer tax for foreign entities and taxable trustees. Accessed September 2026.
Nova Scotia's Non-Resident Provincial Deed Transfer Tax (10%)
Non-residents of Nova Scotia who buy residential property with three or fewer dwelling units — including vacant residential land — pay an additional 10% Non-Resident Provincial Deed Transfer Tax (PDTT), on top of the municipal deed transfer tax. The rate rose from 5% to 10% for agreements signed after March 31, 2025. Buyers who become Nova Scotia residents within six months of the transfer can qualify for an exemption, provided they later prove residency.
Source: Nova Scotia — Non-resident Provincial Deed Transfer Tax. Accessed September 2026.
First-Time Home Buyer Rebates
First-time home buyers in Ontario can receive a full refund of provincial LTT on homes up to $368,000, saving up to $4,000. Toronto first-time buyers receive an additional municipal LTT rebate of up to $4,475. In British Columbia, eligible first-time buyers are fully exempt on homes up to $500,000, receive up to an $8,000 exemption on homes above $500,000 and up to $835,000, and receive a sliding exemption above $835,000 and below $860,000. These rebates apply only to principal residences and require the buyer to have never owned a registered interest in a property that was their principal residence anywhere in the world.
Ontario LTT Rebate (up to $4,000)
Ontario first-time buyer rebate — key details
The Ontario LTT rebate is applied at closing and administered by the Ministry of Finance — you do not need to apply separately. The rebate is available only to buyers who have never owned a home anywhere in the world, and the property must be your principal residence. The maximum rebate of $4,000 equals the full LTT on a $368,000 purchase; for homes above that price, the buyer pays the difference.
Ontario's first-time home buyer LTT rebate covers the full provincial tax on homes up to $368,000 — the rebate is capped at $4,000 regardless of purchase price above that threshold. For a $600,000 Ontario purchase, the first-time buyer pays Ontario LTT of approximately $8,475 minus the $4,000 rebate = $4,475 net.
Source: Ontario land transfer tax calculation rules. Accessed September 2026.
Toronto MLTT Rebate (up to $4,475)
Toronto first-time buyers receive a separate municipal rebate of up to $4,475 in addition to the provincial rebate. Combined maximum savings in Toronto: $8,475 when both rebates are claimed. Eligibility requirements mirror the provincial rebate — never owned a home anywhere in the world, principal residence only. The rebate is processed at closing by your lawyer.
BC Property Transfer Tax First-Time Buyer Exemption
BC's Property Transfer Tax is functionally identical to land transfer tax — same tiered bracket mechanism, different provincial name. First-time buyers in BC are fully exempt from PTT on homes up to $500,000, with a flat $8,000 off PTT on homes from $500,001 to $835,000, a partial sliding exemption from $835,001 to $860,000, and no exemption above $860,000 (effective April 1, 2024). Eligibility: Canadian citizen or permanent resident, 18 or older, never owned a home anywhere in the world, principal residence, occupied within one year.
Source: BC Ministry of Finance — Property Transfer Tax. Accessed September 2026.
Quebec's New Refundable Tax Credit for First-Time Buyers (2026)
New for 2026 — up to $5,875 back on Quebec's Welcome Tax
Effective for the 2026 taxation year, Quebec introduced a refundable tax credit that reimburses transfer duties (Welcome Tax) paid by first-time home buyers — this calculator does not model this credit yet since it is claimed on your tax return, not applied at closing. The credit refunds 100% of the first $5,000 in transfer duties paid, plus 25% of the next $3,500 (up to an additional $875), for a maximum of $5,875. The credit is reduced once the property's value passes $750,000 and reaches $0 at $1,000,000. Buyers with paid transfer duties over $1,000 can apply for an advance payment instead of waiting for their tax return.
Source: Revenu Québec — Introduction of a Refundable Tax Credit for Access to Homeownership. Accessed September 2026.
Provincial LTT Calculators
HomeCalc.ca provides dedicated land transfer tax calculators for Ontario, Toronto, Manitoba, and British Columbia — each pre-loaded with the correct provincial and municipal rate tables, first-time buyer relief where available, and relevant local rules. Select your province below to get an LTT or PTT estimate for your purchase price. Additional calculators for Quebec and Prince Edward Island are planned for upcoming releases.
Land transfer tax is a buyer-side cost. If you're also selling to fund this purchase, real estate commission is the seller-side equivalent — and the usual structure differs by province, too: see the Ontario, BC, and Alberta commission calculators.
Frequently Asked Questions — Land Transfer Tax Canada
Land transfer tax (LTT) is a provincial tax paid by the buyer when real property changes ownership. It is calculated on the purchase price using tiered rate brackets. Most provinces charge LTT; Alberta charges a land title fee and Saskatchewan charges a title transfer fee instead. Ontario and British Columbia have the highest rates. Toronto charges an additional municipal LTT on top of Ontario's provincial rate.
Ontario LTT uses a tiered bracket formula: 0.5% on the first $55,000; 1.0% on $55,001 to $250,000; 1.5% on $250,001 to $400,000; 2.0% on $400,001 to $2,000,000; and 2.5% above $2,000,000. Each rate applies only to the portion within that bracket. On a $750,000 home the Ontario LTT is approximately $11,475.
First-time buyers in Ontario receive a rebate of up to $4,000 on provincial LTT — equivalent to a full refund on homes up to $368,000. For purchases above $368,000, the rebate is capped at $4,000 and the buyer pays the difference. Toronto first-time buyers receive a separate municipal rebate of up to $4,475 in addition to the provincial rebate.
Alberta and Saskatchewan do not charge land transfer tax. Alberta charges a land title fee calculated on a sliding scale — about $550 on a $500,000 purchase. Saskatchewan charges a title transfer fee of about $2,000 on a $500,000 purchase. All other provinces levy a percentage-based LTT or property transfer tax.
Toronto charges its own municipal land transfer tax (MLTT) on all property purchases within the City of Toronto boundaries — in addition to Ontario's provincial LTT. For purchases up to $3,000,000, MLTT generally matches Ontario's provincial tiers; higher Toronto MLTT rates apply above that amount to high-value residential properties. On a $750,000 Toronto home, the combined Ontario + Toronto LTT is approximately $22,950.
Yes — BC calls it Property Transfer Tax (PTT) rather than land transfer tax, but the concept is identical. BC PTT rates are: 1% on the first $200,000; 2% on $200,001 to $2,000,000; 3% above $2,000,000; and an additional 2% on portions above $3,000,000 for residential property. First-time buyers are fully exempt on homes up to $500,000.
Land transfer tax is usually the single largest closing cost in Ontario, Toronto, and BC, but it is not the only one. Buyers should also budget for legal fees (roughly $1,000–$2,000), title insurance, a home inspection, and CMHC or provincial sales tax on mortgage default insurance if the down payment is under 20%. HomeCalc's closing cost calculator combines land transfer tax with these other line items to estimate total cash needed at closing, rather than land transfer tax alone.
Sources
- Ontario land transfer tax calculation rules — Government of Ontario. Accessed April 2026.
- City of Toronto municipal land transfer tax rates — City of Toronto. Accessed April 2026.
- BC Ministry of Finance — Property Transfer Tax — Government of British Columbia. Accessed April 2026.
- Manitoba Finance — Land Transfer Tax — Government of Manitoba. Accessed September 2026.
- Ville de Montréal — 2026 transfer duty rates — City of Montreal. Accessed September 2026.
- Revenu Québec — Refundable Tax Credit for Access to Homeownership — Revenu Québec. Accessed September 2026.
- Nova Scotia — Deed Transfer & Property Tax — Government of Nova Scotia. Accessed September 2026.
- Nova Scotia — Non-resident Provincial Deed Transfer Tax — Government of Nova Scotia. Accessed September 2026.
- BC — Additional property transfer tax for foreign entities and taxable trustees — Government of British Columbia. Accessed September 2026.
- Alberta Land Titles fee schedule — Government of Alberta. Accessed September 2026.
- Saskatchewan Information Services Corporation — land title fees — Information Services Corporation. Accessed September 2026.
- Newfoundland and Labrador Registry of Deeds — Government of Newfoundland and Labrador. Accessed September 2026.
This calculator provides estimates only. Land transfer tax rates, first-time buyer rebate thresholds, and non-resident speculation tax rules are set by provincial and municipal governments and may change without notice. Rates in this tool reflect September 2026 figures. Consult a real estate lawyer for exact figures before your closing date. Read our disclaimer →