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Land Transfer Tax Calculator Canada 2026

Estimate Ontario land transfer tax, Toronto MLTT, BC property transfer tax, and Quebec / Montreal welcome tax (droits de mutation) — including first-time buyer rebates where modeled.

By Sammy S. · Founder · AuthorUpdated for 2026

$6,475
ON LTT on $500k
$12,950
Toronto on $500k
$16,000
BC PTT on $900k
$9,349
Montreal on $700k

Calculate land transfer tax

Pick a jurisdiction and purchase price. Results update live.

Purchase details

Canada land / property transfer tax · 2026

2026
$

Ontario LTT + Toronto MLTT

$12,950

Effective 2.59% of $500,000

Breakdown
  • Ontario land transfer tax$6,475
  • Toronto municipal land transfer tax (MLTT)$6,475
  • Net tax$12,950

Toronto MLTT uses single-family rates effective April 1, 2026 (City of Toronto By-law 132-2026).

Estimate only — not a closing statement. Exemptions, partial interests, leases, and foreign-buyer rules can change the amount payable.

Results apply published marginal brackets for the jurisdiction you select. Ontario/Toronto first-time refunds, BC First Time Home Buyers’ Program, Québec accès à la propriété credit, and foreign-buyer surcharges (ON NRST, Toronto MNRST, BC additional PTT) apply when toggled. Newly built / family exemptions are not auto-detected.

Ontario $500,000 → $6,475. Montreal official-style $700,000 → $9,349 (2026).

2026 constants

  • Ontario NRST 25% · Toronto MNRST 10% · BC foreign additional PTT 20%
  • FTB caps: ON $4,000 · Toronto $4,475 · QC credit $5,875 · BC FTHBP first $500,000

Formulas

  • Marginal band tax
    Σ (portion of price in band × band rate)
  • Ontario SFR surcharge
    0.5% × max(0, price − $2,000,000)
  • Ontario NRST
    25% × consideration (foreign buyers)
  • Toronto total
    Ontario LTT + MLTT (+ optional 25% NRST + 10% MNRST)
  • BC residential over $3M
    General PTT + 2% × max(0, residential − $3,000,000)
  • BC FTHBP exemption
    PTT on first $500k when FMV ≤ $835k (partial to $860k)
  • Québec first-property credit
    min($5,875, 100%×first $5,000 duties + 25%×next $3,500)
  1. Apply jurisdiction brackets — Split the purchase price into published marginal bands and sum tax in each band.
  2. Add surcharges — Ontario SFR over $2M, Toronto MLTT, BC residential over $3M, optional foreign-buyer taxes (ON 25% NRST, Toronto 10% MNRST, BC 20%).
  3. Subtract first-time / first-property relief — Ontario/Toronto FTB caps, BC FTHBP exemption on first $500k, or Québec accès à la propriété credit (max $5,875).

Not included

  • BC Newly Built Home Exemption (separate from FTHBP)
  • Ontario/Toronto partial FTB when co-purchasers do not all qualify
  • NRST/MNRST exemptions and rebates (nominees, protected persons, students, etc.)
  • Quebec family/corporate mutation exemptions and droit supplétif
  • Leasehold, partial interests, and multi-parcel special rules
  • Manitoba / New Brunswick / other provincial LTT schedules

Key takeaways — land transfer tax

  • Ontario LTT is marginal (0.5% / 1% / 1.5% / 2%) plus 0.5% over $2,000,000 for 1–2 single-family homes (Land Transfer Tax Act).
  • Toronto adds MLTT on top of Ontario LTT. SFR high-value tiers (to 8.6%) apply from April 1, 2026.
  • BC PTT is 1% / 2% / 3%, plus a further 2% on residential value over $3,000,000. FTHBP can exempt PTT on the first $500,000 when FMV ≤ $835,000.
  • Quebec 2026 provincial minimums: 0.5% to $62,900, 1% to $315,000, 1.5% above (quebec.ca). Ville de Québec adds 2.5% to $750,000 and 3% above; Montreal’s scale reaches 4%.
  • First-time relief differs by place: Ontario refund max $4,000; Toronto MLTT rebate max $4,475; Québec tax credit max $5,875; BC FTHBP exemption.
  • Foreign buyers: Ontario NRST 25% province-wide; Toronto also has municipal MNRST 10%; BC additional PTT 20% in specified areas.
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What is land transfer tax in Canada?

When you buy real property, most provinces charge a one-time tax at registration. Names differ: Ontario land transfer tax (LTT), Toronto municipal LTT (MLTT), British Columbia property transfer tax (PTT), and Quebec transfer duties (droits de mutation / “welcome tax”).

This is separate from annual property tax. Alberta has no provincial land transfer tax (only land titles fees). Manitoba, New Brunswick, and others have their own schedules. Always confirm with your lawyer or notary before closing.

Ontario LTT and Toronto MLTT

Ontario LTT uses progressive bands under the Land Transfer Tax Act. On $500,000 the provincial tax is $6,475. An extra 0.5% applies to consideration over $2,000,000 when the land contains one or two single-family residences.

Qualifying first-time buyers may refund up to $4,000 of Ontario LTT — effectively wiping LTT on homes up to about $368,000. You must be 18+, occupy as principal residence within nine months, never have owned a home worldwide (spouse rules apply), and be a Canadian citizen or permanent resident. Apply within 18 months of registration.

Toronto charges MLTT on every purchase in the city, in addition to Ontario LTT. For 1–2 single-family residences, rates follow Ontario through $2,000,000, then climb (2.5% to $3,000,000, then higher tiers from April 1, 2026 up to 8.6% over $20,000,000). First-time buyers may claim a separate MLTT rebate up to $4,475.

Foreign and non-resident buyer taxes

Ontario’s Non-Resident Speculation Tax is 25% of the value of the consideration on residential property purchased by foreign nationals, foreign corporations, or taxable trustees anywhere in the province (rate in force since October 25, 2022). It is separate from LTT and from first-time buyer refunds.

Toronto also levies a Municipal Non-Resident Speculation Tax of 10% (from January 1, 2025) on certain foreign residential purchases — stacking with Ontario NRST for a combined 35% surcharge on top of LTT/MLTT when both apply.

British Columbia charges an additional 20% property transfer tax on residential property in specified areas for foreign nationals, foreign corporations, and taxable trustees. Confirm whether your municipality is in a specified area on gov.bc.ca.

British Columbia PTT and Quebec welcome tax

BC general PTT is 1% on the first $200,000, 2% to $2,000,000, and 3% above, plus a further 2% on residential value over $3,000,000. Example: $900,000 → $16,000.

The First Time Home Buyers’ Program (from April 1, 2024) fully exempts PTT on the first $500,000 when fair market value is ≤ $835,000 (max saving $8,000). Partial relief phases out to $860,000. Property must be ≤ 0.5 ha with only residential improvements. Newly built home exemption is separate.

Quebec municipalities collect transfer duties. For municipal fiscal year 2026, provincial brackets are 0.5% on the first $62,900, 1% to $315,000, and 1.5% above (quebec.ca). Municipalities may set higher rates above $500,000; Montreal’s 2026 scale reaches 4%. Official Montreal example: $700,000 → $9,349.

From 2026, eligible first-property buyers in Quebec may claim a Revenu Québec refundable credit reimbursing up to $5,875 of duties paid (100% of the first $5,000 + 25% of the next $3,500). Claim on your tax return — it is not deducted at the notary automatically.

How this fits into closing costs

Land transfer / property transfer tax is usually paid at registration (Ontario/BC) or billed by the municipality after closing (Quebec). Budget it with legal fees, title insurance, adjustments, and (if applicable) FHSA or RRSP Home Buyers’ Plan withdrawals.

Compare first-home savings tools on our FHSA calculator. This page estimates transfer tax only — your lawyer’s statement of adjustments is authoritative.

Rate tables by jurisdiction

Ontario LTT brackets
$0 – $55,0000.5%
$55,000 – $250,0001%
$250,000 – $400,0001.5%
$400,000 – and above2%
Toronto MLTT (1–2 SFR, from Apr 1, 2026)
$0 – $55,0000.5%
$55,000 – $250,0001%
$250,000 – $400,0001.5%
$400,000 – $2,000,0002%
$2,000,000 – $3,000,0002.5%
$3,000,000 – $4,000,0004.4%
$4,000,000 – $5,000,0005.45%
$5,000,000 – $10,000,0006.5%
$10,000,000 – $20,000,0007.55%
$20,000,000 – and above8.6%
BC general PTT brackets
$0 – $200,0001%
$200,000 – $2,000,0002%
$2,000,000 – and above3%
Quebec provincial brackets 2026
$0 – $62,9000.5%
$62,900 – $315,0001%
$315,000 – and above1.5%
Quebec City welcome tax 2026
$0 – $62,9000.5%
$62,900 – $315,0001%
$315,000 – $500,0001.5%
$500,000 – $750,0002.5%
$750,000 – and above3%
Montreal welcome tax 2026
$0 – $62,9000.5%
$62,900 – $315,0001%
$315,000 – $552,3001.5%
$552,300 – $1,104,7002%
$1,104,700 – $2,136,5002.5%
$2,136,500 – $3,113,0003.5%
$3,113,000 – and above4%

Worked examples (engine-matched)

Ontario · $500,000

$6,475

Provincial LTT: $6,475 (1.3% effective).

Toronto · $500,000

$12,950

ON LTT + MLTT: $12,950 before first-time buyer rebates.

BC · $900,000

$16,000

General PTT: $16,000.

BC FTB · $600,000

$2,000

After FTHBP exemption on first $500,000: $2,000.

Quebec · $350,000

$3,360.50

Base brackets: $3,360.50 (quebec.ca rounds the first band to $315 in its example).

Montreal · $700,000

$9,349

Official Ville de Montréal 2026 example: $9,349.

Myths vs facts

“Toronto buyers only pay Ontario land transfer tax.”

Toronto charges municipal MLTT in addition to Ontario LTT. On $500k that roughly doubles the provincial-only bill before rebates.

“First-time buyer rebate applies automatically at closing.”

Ontario/Toronto refunds have eligibility rules and deadlines (often within 18 months). Quebec’s accès credit is claimed on your tax return after you pay municipal duties.

“Land transfer tax is the same as annual property tax.”

Transfer / property transfer tax is a one-time closing cost. Annual property tax is billed yearly by the municipality.

“Alberta has the same LTT as Ontario.”

Alberta has no provincial land transfer tax — typically only Land Titles registration fees. Confirm current fees with Alberta Land Titles.

Glossary

LTT / MLTT
Ontario land transfer tax and Toronto municipal land transfer tax — stacked when buying in Toronto.
PTT
British Columbia property transfer tax, paid on registration; FTHBP can exempt tax on the first $500k for eligible buyers.
Welcome tax / droits de mutation
Quebec municipal transfer duties; Montreal publishes higher brackets than the provincial minimum scale.
NRST / MNRST
Ontario Non-Resident Speculation Tax (25%) and Toronto Municipal NRST (10%) on certain foreign residential purchases.
Value of consideration
Ontario/Toronto tax base — usually purchase price plus certain adjustments; not always identical to assessed value.
FTHBP
BC First Time Home Buyers’ Program — exemption on PTT for the first $500k when FMV is within published caps.

Who this helps

Ontario & GTA buyers
See provincial LTT alone vs Toronto’s double tax, and test first-time buyer refunds before firming an offer.
BC purchasers
Estimate general PTT, the $3M residential surcharge, FTHBP savings, and optional foreign-buyer tax.
Quebec & Montreal buyers
Compare provincial minimum brackets to Montreal’s extended scale and the 2026 accès à la propriété credit.

Common mistakes

Forgetting Toronto MLTT
Buying in Toronto means Ontario LTT and MLTT. On $500k that is about double the provincial-only bill before rebates.
Assuming FTB rebate without eligibility
Ontario and Toronto rebates require never owning a home worldwide (with spouse rules), principal residence timing, and citizenship/PR conditions.
Ignoring Ontario NRST on foreign buyers
NRST is 25% province-wide and stacks with Toronto’s 10% MNRST. It is not covered by FTB refunds.
Using assessed value blindly in Quebec
Duties use the highest of price, deed consideration, or market value (assessment × factor). Montréal’s 2026 comparative factor is 1.00.
Expecting BC FTHBP above $860k
Full exemption ends at $835,000; partial ends at $860,000. Higher homes pay full general PTT (plus $3M surcharge if applicable).
Confusing Quebec credit with a closing rebate
The accès à la propriété credit is claimed on your Québec tax return after you pay municipal duties — not automatically deducted by the notary.

Before you close — checklist

  • Confirm jurisdiction (city vs province — Toronto and Montreal have extra brackets)
  • Use the correct tax base (consideration, FMV, or highest of price / deed / assessment × factor)
  • Check first-time / first-property eligibility before relying on rebates or credits
  • If any buyer is a foreign national or foreign entity, model NRST / MNRST / BC additional PTT
  • Ontario/Toronto: apply for FTB refund within 18 months if not claimed at registration
  • Quebec: expect a municipal invoice after closing; credit (if any) is via Revenu Québec
  • BC: confirm FTHBP property size and improvement rules before assuming the $8,000 max save

Land transfer tax FAQ

Ontario LTT is 0.5% on the first $55,000, 1% to $250,000, 1.5% to $400,000, and 2% above, plus 0.5% over $2,000,000 for 1–2 single-family homes. Example: $500,000 → $6,475.

Yes. Toronto MLTT applies in addition to Ontario LTT. On $500,000 (1–2 SFR), combined tax is $12,950 before first-time buyer rebates.

Ontario refunds up to $4,000 (full relief roughly to $368,000). Toronto offers a separate MLTT rebate up to $4,475. Eligibility: age 18+, principal residence within 9 months, no prior home ownership worldwide, citizen/PR. Apply within 18 months.

NRST is 25% of the value of the consideration on residential property bought by foreign nationals, foreign corporations, or taxable trustees anywhere in Ontario (rate since Oct 25, 2022). Toronto may add 10% MNRST.

1% to $200,000, 2% to $2,000,000, 3% above, plus 2% on residential value over $3,000,000. Example: $900,000 → $16,000. FTHBP can cut $8,000 when FMV ≤ $835,000.

Municipal transfer duties (droits de mutation). 2026 provincial brackets: 0.5% / 1% / 1.5%. Montreal’s scale goes to 4%. Official Montreal example: $700,000 → $9,349. Eligible buyers may claim up to $5,875 via Revenu Québec.

No. Land transfer / property transfer tax is a one-time closing cost. Annual property tax is billed yearly by the municipality for local services.

No provincial land transfer tax. Buyers typically pay Land Titles registration fees only (usually a few hundred dollars). Confirm current fees with Alberta Land Titles.

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