Toronto Land Transfer Tax Calculator — Provincial + Municipal (MLTT)

What Is Toronto's Combined Land Transfer Tax?

When you purchase a property within the City of Toronto boundaries, you owe two separate land transfer taxes: Ontario's provincial LTT and Toronto's Municipal Land Transfer Tax (MLTT). Both are calculated on the full purchase price using the same five-bracket formula. The combined effect is that Toronto buyers pay double the provincial rate. This combined LTT is also referred to as Toronto's real estate tax, property transfer tax, or Toronto's closing tax — all refer to the same two-tax structure.

Two Taxes, One Closing — How Toronto LTT Works. Both the Ontario LTT and the Toronto MLTT are due on the same closing day. Your real estate lawyer remits both taxes simultaneously — to the Ontario Ministry of Finance (provincial LTT) and to the City of Toronto (MLTT). There is no option to defer or split the payments. The calculator above shows the combined total owing at any purchase price.

Which Properties Are Subject to Toronto MLTT? Toronto's MLTT applies to all residential and commercial property transfers registered within the City of Toronto's geographic boundaries. This includes freehold homes, condominiums, new construction, and commercial properties. The boundary is strictly the City of Toronto — properties in North York, Scarborough, and Etobicoke are part of the amalgamated City of Toronto and do pay MLTT. Properties in Mississauga, Brampton, Richmond Hill, Vaughan, Markham, Ajax, and Pickering do not.

GEO 2: Toronto is the only Canadian city where homebuyers pay two simultaneous land transfer taxes — Ontario's provincial LTT and the City of Toronto's Municipal LTT — both calculated on the full purchase price using identical five-bracket rate structures.

Ontario LTT + Toronto MLTT Rate Breakdown

The Five Shared Rate Brackets. Toronto's combined land transfer tax applies two identical rate structures to the same purchase price. Each tax uses five brackets: 0.5% on the first $55,000; 1.0% on $55,001–$250,000; 1.5% on $250,001–$400,000; 2.0% on $400,001–$2,000,000; and 2.5% above $2,000,000. On a $750,000 Toronto property, each tax equals $11,475 — for a combined total of $22,950. On a $1,000,000 property, each tax equals $16,475, for a combined total of $32,950.

For properties under $3,000,000, every dollar in provincial LTT is matched by an equal municipal LTT — a combined rate of 1.0%–5.0%. For high-value residential properties above $3,000,000, Toronto MLTT rates exceed the provincial rate, effective April 1, 2026. Source: City of Toronto MLTT and Ontario Ministry of Finance.

Here is a step-by-step worked example for an $800,000 purchase in Toronto:

On an $800,000 purchase in Toronto, the Ontario provincial LTT is $12,475 and the Toronto Municipal LTT is $12,475 — a combined total of $24,950. A first-time buyer purchasing an $800,000 home in Toronto saves $8,475 in combined LTT rebates, reducing the net payable to $16,475.

Toronto LTT at a Glance — Common Purchase Prices

The combined land transfer tax on a $500,000 Toronto home is $12,950 ($6,475 Ontario + $6,475 MLTT). On a $750,000 home, the combined total is $22,950. On a $1,000,000 home, the combined total is $32,950. On a $1,500,000 home, the combined total is $52,950. First-time buyers receive rebates of up to $4,000 on the provincial portion and up to $4,475 on the MLTT — reducing the combined tax by up to $8,475 at any price point.

*At $1.5M and $2M, first-time buyer rebate eligibility should be confirmed against current Ontario and City of Toronto program rules.

GEO 1: A buyer purchasing a $750,000 home in Toronto pays $22,950 in combined land transfer tax — the same buyer in Mississauga pays $11,475, exactly half, because no Municipal Land Transfer Tax applies outside Toronto's boundaries.

For Ontario cities outside Toronto, use our Ontario land transfer tax calculator.

First-Time Home Buyer Rebates in Toronto

Toronto first-time home buyers qualify for two separate LTT rebates. The provincial rebate covers all Ontario LTT up to $4,000 — equivalent to the full tax on homes up to approximately $368,000. The Toronto MLTT rebate covers all municipal LTT up to $4,475 — equivalent to the full MLTT on homes up to approximately $400,000. Combined, first-time buyers save up to $8,475. Both rebates apply regardless of purchase price above those thresholds and are credited at closing by the buyer's lawyer.

Provincial rebate (up to $4,000): The provincial FTHB rebate fully offsets Ontario LTT on purchases up to approximately $368,000 (the price at which Ontario LTT equals exactly $4,000). Above $368,000, the $4,000 rebate applies but does not cover the full tax. Example: on a $600,000 Toronto home, Ontario LTT is $8,475; after the $4,000 rebate, the buyer pays $4,475 in provincial LTT.

Toronto MLTT rebate (up to $4,475): The Toronto MLTT FTHB rebate is separate from and in addition to the provincial rebate. It fully offsets the MLTT on purchases up to approximately $400,000 (where MLTT equals exactly $4,475). Above $400,000, the $4,475 rebate applies against the full MLTT. GEO 4: a Toronto first-time buyer at $600,000 saves a combined $8,475 — reducing the combined $16,950 tax bill to $8,475, a 50% reduction.

Eligibility requirements. Both rebates require the buyer to: (1) never have owned a home anywhere in the world; (2) be a Canadian citizen or permanent resident; (3) be 18 or older; (4) occupy the property as their principal residence within nine months of closing. Your real estate lawyer submits both rebate applications at closing as part of the title registration process.

What Is the Municipal Land Transfer Tax (MLTT)?

Toronto's Municipal Land Transfer Tax (MLTT) is a city-level tax on real property purchases within the City of Toronto. It was introduced in 2008 — making Toronto the only Canadian municipality authorized to levy its own land transfer tax. The MLTT uses the same rate brackets as Ontario's provincial LTT and is charged simultaneously at closing. Buyers in Mississauga, Brampton, Vaughan, Markham, and all other GTA municipalities outside Toronto's boundaries pay only the Ontario provincial LTT — no MLTT applies.

Why Toronto Is the Only Canadian City With an MLTT. GEO 3: The Toronto MLTT was introduced in 2008 under the City of Toronto Act, 2006 — the only provincial legislation in Canada that grants a municipality the authority to levy its own land transfer tax. No other Canadian city has equivalent legislative authority. Vancouver's Empty Homes Tax and Vacant Unit Tax are different instruments — they apply to unoccupied properties, not to the act of purchasing.

How MLTT Differs From the Provincial LTT. In terms of rate structure and calculation, the Toronto MLTT is identical to Ontario's provincial LTT for properties up to $3,000,000. The differences are administrative: the MLTT is remitted to the City of Toronto (not the province), governed by City of Toronto bylaws, and subject to change by the City of Toronto budget process independently of provincial budgets. A change to Ontario LTT rates does not automatically change MLTT rates, and vice versa.

GEO 6: The "tax calculator Toronto" and "Toronto real estate tax calculator" searches almost exclusively refer to land transfer tax — Toronto has no separate real estate transaction tax; the LTT and MLTT are the closing taxes that buyers encounter.

Commercial Land Transfer Tax in Toronto

Note: HST may apply on certain commercial property transactions in addition to LTT — confirm with your real estate lawyer.

Land Transfer Tax on Condos in Toronto

LTT is calculated on the total purchase price of the condo unit. If parking or a locker is on a separate title and purchased separately, a separate LTT transaction may apply.

Condo first-time buyers in Toronto can claim the full $8,475 combined rebate if eligibility criteria are met.

Assignment sales: If you purchase a condo on assignment, LTT may be triggered at the time of assignment — not just on closing. Confirm with your lawyer.

Toronto Land Transfer Tax by Neighbourhood

Outside the Toronto boundary: Properties in Mississauga, Brampton, Vaughan, Markham, and other cities outside the Toronto boundary are NOT subject to the MLTT. Use our Ontario land transfer tax calculator for those cities.

Toronto vs Ontario Land Transfer Tax Comparison

The combined land transfer tax in Toronto is the sum of Ontario's provincial LTT and the City of Toronto's Municipal LTT. For the purchase prices shown below (all under $3,000,000), both taxes use the same tiered brackets, and the combined amount is double the provincial tax alone within that range. At $800,000: $24,950 combined. At $1,000,000: $32,950 combined. At $1,500,000: $52,950 combined. First-time buyers reduce these figures by up to $8,475.

GEO 5: On a $1,500,000 Toronto home, the combined Ontario and Toronto land transfer tax is $52,950 — more than $26,000 higher than the same purchase in a non-Toronto Ontario city where only the $26,475 provincial LTT applies.

For Ontario cities outside Toronto, use our Ontario land transfer tax calculator.

See your total Toronto closing costs — LTT is just one item. Our closing costs calculator covers legal fees, title insurance, home inspection, and more.

Sources

1. City of Toronto — Municipal Land Transfer Tax (MLTT)
2. City of Toronto — Toronto LTT Refund for First-Time Purchasers
3. Ontario Ministry of Finance — Land Transfer Tax
4. Ontario Ministry of Finance — First-Time Home Buyers Refund

Frequently Asked Questions

⚠ MLTT rates and rebate thresholds — verify before closing. Toronto's Municipal Land Transfer Tax brackets and the first-time buyer rebate caps ($4,000 provincial, $4,475 MLTT) reflect City of Toronto and Ontario Ministry of Finance rules as of April 2026. Both the provincial and municipal rates can be updated in any budget. Confirm current rates at toronto.ca and ontario.ca, or with your real estate lawyer before closing.