Land Transfer Tax Calculator
The closing-day tax bill most buyers forget to budget for, marginal brackets by region, Toronto's double tax with its new April 2026 luxury tiers, Alberta's fee-only system, and first-time buyer rebates.
Rates & rules verified · July 2026Primary sources: Ontario – Land Transfer Tax · City of Toronto – Municipal Land Transfer Tax · BC – Property Transfer Tax · Ville de Montréal – Property transfer duties
The same purchase, six regions
Net land transfer tax (or Alberta's registration fees) at your entered price.
Bracket breakdown
How your bill builds, tier by tier.
| Bracket | Rate | Amount in bracket | Tax |
|---|
How this is calculated
Marginal brackets, like income tax
Land transfer tax is charged in slices: each bracket's rate applies only to the portion of the price inside that bracket, so tax = Σ (slice of price × bracket rate). In Ontario that's 0.5% on the first $55,000, 1% to $250,000, 1.5% to $400,000, 2% to $2,000,000 and 2.5% above, $275 + $1,950 + $2,250 + 2% of the rest on any home over $400,000. A $700,000 home owes $10,475, an effective rate of just 1.50% even though the top slice is taxed at 2%.
Toronto: two taxes on one purchase
Buying inside the City of Toronto triggers both the Ontario LTT and the Toronto municipal land transfer tax (MLTT). The MLTT mirrors the provincial brackets up to $2 million, roughly doubling the bill. Effective April 1, 2026, Toronto's luxury tiers apply above $3 million: 2.5% to $3M, then 4.4% ($3–4M), 5.45% ($4–5M), 6.5% ($5–10M), 7.55% ($10–20M) and 8.6% on the portion above $20 million.
Alberta: fees, not a tax
Alberta has no land transfer tax. You pay land titles registration fees instead: a transfer fee of $50 + $5 per $5,000 of price and a mortgage registration fee of $50 + $5 per $5,000 of mortgage. This tool estimates the mortgage at 75% of the price; a cash buyer skips the mortgage fee entirely. Even on a $1 million home the fees are about $1,850.
First-time buyer rebates, and how they stack
Ontario refunds up to $4,000, which fully offsets the provincial tax on homes below about $368,333. Toronto adds its own MLTT rebate of up to $4,475 (offsetting the city tax up to a $400,000 price), eligible Toronto first-timers can claim both, a combined $8,475. BC instead exempts the tax on the first $500,000 of value (worth up to $8,000) on homes up to $835,000, phasing out to nothing at $860,000. Quebec, Montreal and Alberta have no statutory first-time buyer rebate on the amounts modelled here.
Quebec's "welcome tax"
Quebec's transfer duties (droits de mutation, nicknamed the taxe de bienvenue) use provincially indexed brackets, 0.5% to $62,900, 1% to $315,000, 1.5% above, but municipalities may set higher rates on the upper slices. Montreal's 2026 schedule climbs through 2%, 2.5% and 3.5% tiers to 4% on the portion above $3,113,000, so the same condo costs meaningfully more to close in Montreal than off-island.
What this doesn't model
Ontario's 25% non-resident speculation tax, BC's 20% foreign-buyer tax (BC's extra 2% on residential value above $3M is included in the 5% top tier), municipal deed taxes outside these six regions (Manitoba, Nova Scotia, etc.), GST/HST on new builds, or legal fees and title insurance. For the full purchase picture, pair this with the mortgage calculator and the affordability calculator.
Common questions
How much is land transfer tax in Ontario in 2026?
Ontario's land transfer tax is marginal: 0.5% on the first $55,000, 1% to $250,000, 1.5% to $400,000, 2% to $2,000,000 and 2.5% above that. On a $700,000 home that works out to $10,475. Eligible first-time buyers get a rebate of up to $4,000.
Do Toronto home buyers pay land transfer tax twice?
Yes. Buyers in the City of Toronto pay the Ontario land transfer tax plus the Toronto municipal land transfer tax (MLTT), which mirrors the provincial brackets up to $2 million, roughly doubling the bill. Effective April 1, 2026, Toronto's MLTT adds graduated luxury tiers above $3 million, topping out at 8.6% on the portion above $20 million.
Does Alberta have a land transfer tax?
No. Alberta charges land titles registration fees instead: a transfer fee of $50 plus $5 per $5,000 of property value, and a mortgage registration fee of $50 plus $5 per $5,000 of mortgage amount. On a $700,000 home with a 75% mortgage that is about $1,325, a fraction of what Ontario or BC buyers pay.
What is the BC first-time home buyer exemption in 2026?
Qualifying BC first-time buyers pay no property transfer tax on the first $500,000 of value, worth up to $8,000, on homes priced up to $835,000. The exemption phases out between $835,000 and $860,000 and disappears entirely at $860,000 or more.
How do first-time buyer rebates stack in Toronto?
Eligible first-time buyers in Toronto can claim both the Ontario rebate (up to $4,000, fully offsetting the provincial tax below about $368,333) and the Toronto MLTT rebate (up to $4,475, offsetting the city tax up to $400,000), a combined maximum of $8,475.