Ontario Land Transfer Tax (LTT) Calculator — All Brackets
By Hami Tahm · Last reviewed April 2026
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Provincial LTT only — 2026 rates, first-time buyer rebate up to $4,000, and bracket breakdown. Buying in Toronto? Toronto calculator.
By HomeCalc Editorial · Updated April 2026
← Land Transfer Tax Calculator — All Provinces
What is Ontario's land transfer tax and how much will I pay?
Ontario's land transfer tax (LTT) calculator applies the province's five-bracket rate structure to any purchase price. Rates range from 0.5% on the first $55,000 to 2.5% on amounts above $2,000,000. Toronto buyers pay a second, identical Municipal Land Transfer Tax on top of the provincial rate. First-time buyers in Ontario receive a rebate of up to $4,000 on provincial LTT; Toronto first-time buyers receive an additional rebate of up to $4,475 on the municipal tax.
Ontario LTT rates and rebate thresholds may change.
LTT tiers are the same for these types; first-time buyer rebate applies to residential, condo, and new builds occupied as a principal residence — not vacant land or commercial.
First-time home buyers in Ontario may receive a provincial land transfer tax rebate of up to $4,000. Homes priced up to approximately $368,000 may owe no provincial LTT at all. For homes above that amount, eligible buyers still receive the full $4,000 rebate and pay only the remaining provincial land transfer tax. Vacant land and commercial purchases do not qualify for the residential FTHB rebate in this estimate.
Farmland may qualify for an LTT exemption — speak with your real estate lawyer.
Ontario LTT marginal rates (2026)
| Purchase price portion | Rate |
|---|---|
| $0 – $55,000 | 0.5% |
| $55,001 – $250,000 | 1.0% |
| $250,001 – $400,000 | 1.5% |
| $400,001 – $2,000,000 | 2.0% |
| Over $2,000,000 | 2.5% |
Bracket breakdown
Outside vs Toronto
At $700,000, provincial LTT only is $10,475. In Toronto, buyers also pay municipal MLTT — combined gross before rebates is $20,950.
Toronto LTT calculatorFirst-time buyer savings
$500,000 → save $4,000
$700,000 → save $4,000
$800,000 → save $4,000
Rebate capped at $4,000 and cannot exceed Ontario LTT.
When it is due
LTT is paid on closing day. Your lawyer collects it from your closing funds and remits it — it is not added to your mortgage.
Key Takeaways
- Ontario LTT uses five tiered brackets — the 2.5% rate applies only to the portion above $2,000,000, not the full price.
- First-time buyers in Ontario receive a provincial rebate of up to $4,000; Toronto first-time buyers get an additional $4,475 MLTT rebate — saving up to $8,475 combined.
- On a $750,000 Toronto home, combined Ontario and municipal LTT is $22,950 — one of the highest LTT burdens on a single transaction anywhere in Canada.
- Properties in Mississauga, Brampton, Vaughan, and all GTA municipalities outside Toronto city limits pay only Ontario provincial LTT — no municipal surcharge applies.
- Ontario LTT applies to new construction at the full purchase price including HST — the same calculation as resale.
What Is Ontario Land Transfer Tax?
Ontario's land transfer tax is a provincial tax paid by the buyer when real property is transferred. It applies to all residential and commercial real property transactions in Ontario, including freehold homes, condominiums, and new construction. The tax is calculated on the purchase price using five tiered rate brackets. It is due on closing day and collected by the buyer's lawyer. Ontario's LTT is separate from Toronto's Municipal Land Transfer Tax, which applies only within Toronto city limits.
This calculator covers Ontario provincial LTT only. If you are buying in Toronto, use our Toronto land transfer tax calculator — Toronto buyers pay a second municipal LTT on top of the provincial amount.
Who Pays LTT in Ontario and When
The buyer pays Ontario LTT at closing. It is remitted to the Ontario Ministry of Finance through the buyer's real estate lawyer or notary as part of the title registration process. There is no LTT on private sales of personal property — only on the transfer of real property (land and buildings).
Does Ontario LTT Apply to New Construction?
Yes. Ontario's land transfer tax applies to new construction at the full purchase price including HST — meaning a $700,000 new home triggers the same LTT calculation as a $700,000 resale. First-time buyers of new construction qualify for the same $4,000 provincial rebate as buyers of resale homes, provided they meet all eligibility requirements.
Ontario LTT Rates 2026
The Five-Bracket Rate Structure
Ontario land transfer tax uses five rate brackets applied to the purchase price. The first $55,000 is taxed at 0.5%; amounts from $55,001 to $250,000 at 1.0%; from $250,001 to $400,000 at 1.5%; from $400,001 to $2,000,000 at 2.0%; and amounts above $2,000,000 at 2.5%. On a $750,000 home, Ontario LTT is $11,475. Each bracket applies only to the portion of the price within that range — the 2.5% rate does not apply to the full price, only to the amount above $2,000,000.
| Purchase Price Portion | Tax Rate | Maximum Tax on This Tier |
|---|---|---|
| First $55,000 | 0.5% | $275 |
| $55,001 – $250,000 | 1.0% | $1,950 |
| $250,001 – $400,000 | 1.5% | $2,250 |
| $400,001 – $2,000,000 | 2.0% | $32,000 |
| Over $2,000,000 | 2.5% (where land contains one or two single-family residences) | No cap |
Ontario's five-bracket LTT structure has been unchanged for over a decade; the 2.5% bracket above $2,000,000 was added in 2017 and applies only to residential properties at that price level.
Worked Example — $750,000 Purchase
| Portion of Purchase Price | LTT Rate | Tax on This Portion ($750K) | Running Total |
|---|---|---|---|
| First $55,000 | 0.5% | $275 | $275 |
| $55,001 – $250,000 | 1.0% | $1,950 | $2,225 |
| $250,001 – $400,000 | 1.5% | $2,250 | $4,475 |
| $400,001 – $2,000,000 | 2.0% | $7,000 | $11,475 |
| Above $2,000,000 | 2.5% | $0 (not applicable at $750K) | $11,475 |
| TOTAL | — | — | $11,475 |
Worked Example — $700,000 Purchase
Here is a step-by-step breakdown for a $700,000 Ontario purchase outside Toronto, showing gross LTT and net payable for a first-time buyer.
| Tier | Price Portion | Rate | LTT on This Tier | Running Total |
|---|---|---|---|---|
| Tier 1 | First $55,000 | 0.5% | $275 | $275 |
| Tier 2 | $55,001–$250,000 ($195,000) | 1.0% | $1,950 | $2,225 |
| Tier 3 | $250,001–$400,000 ($150,000) | 1.5% | $2,250 | $4,475 |
| Tier 4 | $400,001–$700,000 ($300,000) | 2.0% | $6,000 | $10,475 |
| Total Provincial LTT | $10,475 | |||
| FTHB Rebate (if eligible) | −$4,000 | |||
| Net LTT Payable (FTHB) | $6,475 | ~0.93% of purchase price | ||
| Net LTT Payable (non-FTHB) | $10,475 | ~1.50% of purchase price |
Ontario's 2% LTT bracket begins at $400,001 — versus Manitoba's 2% bracket beginning at $200,001 — meaning Ontario buyers of mid-priced homes pay lower LTT than Manitoba buyers at the same price.
Additional price-point calculations: on a $500,000 purchase, Ontario LTT is $6,475; on a $600,000 purchase, $8,475. See the full price table below.
First-Time Home Buyer Rebate
First-time buyers can save up to $8,475 in LTT.
Ontario first-time home buyers receive a full rebate of provincial land transfer tax on homes up to approximately $368,000 — saving up to $4,000. For homes above $368,000, the rebate is capped at $4,000 and the buyer pays the difference. Toronto first-time buyers receive a separate Municipal LTT rebate of up to $4,475 in addition to the provincial rebate. Combined, a Toronto first-time buyer can save up to $8,475 in land transfer tax. Both rebates require the buyer to never have owned a home anywhere in the world.
Up to $4,000 Rebate on Provincial LTT
The provincial FTHB rebate fully offsets LTT on purchases up to approximately $368,000 (the price at which Ontario LTT equals exactly $4,000). For purchases above $368,000, the $4,000 rebate is applied against the total LTT — reducing but not eliminating the tax. Example: on a $600,000 purchase, Ontario LTT is $8,475; after the $4,000 rebate, the buyer pays $4,475.
Toronto MLTT First-Time Buyer Rebate (up to $4,475)
Toronto first-time buyers receive a separate MLTT rebate of up to $4,475 — equivalent to the full municipal LTT on a Toronto home priced up to $400,000. For purchases above $400,000, the $4,475 rebate is applied against the MLTT total. Combined provincial + municipal rebate = $8,475 maximum.
A Toronto first-time buyer purchasing a $600,000 home saves up to $8,475 in combined provincial and municipal LTT rebates — reducing the combined tax bill from $16,950 to $8,475.
Eligibility Requirements
| Requirement | Ontario Provincial Rebate | Toronto MLTT Rebate |
|---|---|---|
| Never owned a home (anywhere in world) | Required | Required |
| Occupy as principal residence | Within 9 months of closing | Within 9 months of closing |
| Canadian citizen or permanent resident | Required | Required |
| Rebate maximum | $4,000 | $4,475 |
| Effective full rebate threshold (purchase price) | ~$368,000 | ~$400,000 |
| Purchase Price | Gross Ontario LTT | FTHB Rebate | Net LTT (FTHB) | LTT as % of Price |
|---|---|---|---|---|
| $300,000 | $2,975 | −$2,975 (full) | $0 | 0% |
| $400,000 | $4,475 | −$4,000 | $475 | 0.12% |
| $500,000 | $6,475 | −$4,000 | $2,475 | 0.50% |
| $600,000 | $8,475 | −$4,000 | $4,475 | 0.75% |
| $700,000 | $10,475 | −$4,000 | $6,475 | 0.93% |
| $800,000 | $12,475 | −$4,000 | $8,475 | 1.06% |
| $900,000 | $14,475 | −$4,000 | $10,475 | 1.16% |
| $1,000,000 | $16,475 | −$4,000 | $12,475 | 1.25% |
The provincial first-time buyer rebate is capped at $4,000 and cannot exceed the provincial LTT owing. A first-time buyer purchasing a $300,000 home in Ontario pays $0 provincial LTT — the $4,000 rebate exceeds the $2,975 tax amount.
Toronto's Municipal Land Transfer Tax (MLTT)
Toronto charges its own Municipal Land Transfer Tax (MLTT) on all properties within Toronto city limits — separate from and in addition to Ontario's provincial LTT. Toronto's MLTT uses the same five-bracket rate structure as Ontario's provincial LTT, meaning Toronto buyers pay double the provincial rate on the same purchase price. On a $750,000 Toronto property, the combined Ontario and Toronto LTT is $22,950. Properties in Mississauga, Brampton, or other GTA municipalities outside Toronto's boundaries pay only the provincial LTT.
On a $750,000 home in Toronto, the combined Ontario and municipal land transfer tax is $22,950 — one of the highest LTT burdens on a single transaction anywhere in Canada.
Properties in Mississauga, Brampton, Vaughan, and all other GTA municipalities outside Toronto city limits pay only Ontario's provincial LTT — no municipal surcharge applies outside the city boundary.
The City of Toronto administers the MLTT separately from the province; your lawyer remits both at closing. For a combined calculation, use our Toronto land transfer tax calculator.
| Purchase Price | Ontario LTT | Toronto MLTT | Combined Toronto LTT | FTHB Combined Saving |
|---|---|---|---|---|
| $500,000 | $6,475 | $6,475 | $12,950 | $8,475 |
| $750,000 | $11,475 | $11,475 | $22,950 | $8,475 |
| $1,000,000 | $16,475 | $16,475 | $32,950 | $8,475 |
| $1,500,000 | $26,475 | $26,475 | $52,950 | $8,475 |
How Ontario LTT Compares to Other Provinces
Ontario's provincial land transfer tax rate is lower than Manitoba's on most purchase prices because Ontario's 2% bracket starts at $400,001 versus Manitoba's $200,001. Ontario's rate is comparable to BC's property transfer tax at mid-range prices. Toronto buyers face the highest combined LTT of any Canadian city — more than double the provincial rate. On a $700,000 purchase: Ontario LTT is $10,475; Manitoba LTT is $11,650; BC PTT is $12,000; Toronto combined LTT is $20,950.
| Province / City | LTT on $500K | LTT on $750K | FTHB Rebate Max |
|---|---|---|---|
| Ontario (non-Toronto) | $6,475 | $11,475 | $4,000 |
| Toronto (combined) | $12,950 | $22,950 | $8,475 |
| BC (PTT) | $8,000 | $13,000 | $8,000 |
| Manitoba | $7,650 | $12,650 | None |
Ontario Land Transfer Tax by City
Same rate outside Toronto
Whether you are buying in Mississauga, Brampton, Vaughan, Markham, Kitchener, Waterloo, Windsor, London, Hamilton, Oakville, Burlington, Barrie, Oshawa, Whitby, Ajax, Pickering, Richmond Hill, Aurora, Newmarket, or any other Ontario city outside Toronto — the provincial LTT rate is identical.
Buying in Toronto?
Toronto buyers pay two land transfer taxes: Ontario's provincial LTT plus the City of Toronto's Municipal Land Transfer Tax. Use our Toronto land transfer tax calculator for the combined amount.
Ontario Land Transfer Tax on Special Property Types
Property types
Condos in Ontario
Condos are subject to the same Ontario LTT tiered rates as freehold residential properties. LTT applies to the purchase price of the condo unit. First-time buyers qualify for the $4,000 rebate on a condo purchase if it will be their principal residence.
New Builds in Ontario
Ontario land transfer tax applies to new construction homes and condos at the same tiered rates as resale properties. LTT is calculated on the full purchase price, including the value of the land. First-time buyers may claim the $4,000 rebate on new builds.
Vacant Land
Vacant land is subject to the same Ontario LTT tiered rates. The first-time buyer rebate does not apply to vacant land — the rebate is limited to properties that will be occupied as a principal residence.
Farmland
Farmland may be eligible for an LTT exemption under the Ontario Land Transfer Tax Act (family farm transfer exemption). The conditions are specific and technical. Do not assume the exemption applies automatically — consult a real estate lawyer before proceeding.
| Property Type | Ontario LTT Applies? | FTHB Rebate Eligible? | Notes |
|---|---|---|---|
| Resale Residential | Yes — standard tiered rates | Yes (principal residence) | Standard calculation |
| Condo (Resale) | Yes — same tiered rates | Yes (principal residence) | LTT on unit purchase price |
| New Build (House) | Yes — full purchase price | Yes (first-time buyers) | LTT on full price including land; HST applies separately |
| New Build (Condo) | Yes — full purchase price | Yes (first-time buyers) | Assignment sales may trigger separate LTT |
| Vacant Land | Yes — same tiered rates | No | Not a principal residence — rebate does not apply |
| Commercial Property | Yes — same tiered rates | No | No residential rebate |
| Farmland (Family Transfer) | Possible exemption | N/A | Family Farm Exemption may apply — consult a real estate lawyer |
| Inheritance / Estate Transfer | Generally exempt | N/A | Transfers via estate to beneficiary typically exempt — confirm with lawyer |
How and When Is Ontario Land Transfer Tax Paid?
Closing day
Process: (1) Your real estate lawyer calculates the LTT amount. (2) You pay the LTT in cash on or before the closing date. (3) Your lawyer remits payment to the Land Registry Office. (4) Payment is registered as a condition of title transfer.
See your full Ontario closing cost budget — including LTT, legal fees, title insurance, and more. Closing costs calculator Ontario →
Frequently Asked Questions
Sources
- Land Transfer Tax — Ontario Ministry of Finance — ontario.ca. Rate schedule and program overview. Accessed April 2026.
- Ontario First-Time Home Buyer LTT Refund — Ontario Ministry of Finance. Rebate eligibility and application process. Accessed April 2026.
- Municipal Land Transfer Tax — City of Toronto — toronto.ca. MLTT rate structure and administration. Accessed April 2026.
- Toronto MLTT First-Time Purchaser Refund — City of Toronto. MLTT FTHB rebate eligibility and refund details. Accessed April 2026.
Disclaimer: This calculator provides estimates only. Ontario LTT rates, Toronto MLTT rates, and first-time buyer rebate thresholds are set by the provincial and municipal governments and may change. Consult a real estate lawyer for exact figures before closing.
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