Ontario Land Transfer Tax Calculator

Ontario's land transfer tax brackets and the first-time buyer rebate cap are set by the provincial government and have been changed before — figures on this page and in the calculator above are current as of August 2026. Always confirm the exact amount with your real estate lawyer before closing rather than relying solely on this estimate.

How Ontario's land transfer tax is calculated

The tax is marginal, the same way income tax brackets work — each portion of the purchase price is taxed at its own rate, not the whole price at the top rate:

• 0.5% on the first $55,000
• 1.0% on the portion from $55,000 to $250,000
• 1.5% on the portion from $250,000 to $400,000
• 2.0% on the portion from $400,000 to $2,000,000
• 2.5% on any portion above $2,000,000

For example, a $750,000 purchase is taxed as: 0.5% on the first $55,000, 1.0% on the next $195,000, 1.5% on the next $150,000, and 2.0% on the remaining $350,000 — adding up to roughly $11,225 before any rebate.

The first-time buyer rebate

First-time buyers can claim a rebate of up to $4,000 against the provincial tax, applied automatically by your real estate lawyer when the transfer is registered — you don't file for it separately after closing. Because the tax on a $368,000 purchase works out to almost exactly $4,000, the rebate effectively eliminates the tax entirely up to that price point, and simply reduces it above that. See our guide to first-time buyer programs for how this rebate fits alongside the FHSA, Home Buyers' Plan, and the new GST rebate on new construction.

Why GTA West buyers pay less than Toronto buyers

Toronto is the only municipality in Ontario that layers its own municipal land transfer tax on top of the provincial one, roughly doubling the total tax and requiring a second, separate rebate application to offset it. A purchase in Oakville, Mississauga, Burlington, or Milton is only ever subject to the provincial tax calculated above — there's no municipal layer and no second rebate to chase.

When the tax is actually paid

Land transfer tax is paid on closing day, as part of the funds your lawyer collects along with your down payment and other closing costs — it isn't rolled into your mortgage. Budgeting for it (net of your rebate, if you qualify) alongside legal fees, title insurance, and adjustments is part of knowing your true cash-to-close, not just your down payment — see our full closing costs checklist for everything else that adds up.

Frequently Asked Questions

Is this calculator accurate for Oakville, Mississauga, Burlington, and Milton?

Yes — all four charge only the Ontario provincial land transfer tax with no municipal add-on, so the calculator above gives you the complete amount owed, not a partial figure that needs a second calculation added on top.

Do I get the rebate automatically, or do I have to apply?

Your real estate lawyer applies it for you when registering the transfer, provided you meet the first-time buyer criteria. If it's missed at registration, you can apply directly to the Ministry of Finance for a refund within 18 months of the purchase.

Is land transfer tax the same as property tax?

No. Land transfer tax is a one-time tax paid on closing when you buy a property. Property tax is an ongoing annual tax charged by your municipality for as long as you own the home — the two are unrelated.

Does the first-time buyer rebate apply to a second property, like a rental condo?

No — the rebate is only available if the property will be your (or your spouse's) principal residence and neither of you has owned a home anywhere in the world before. An investment property purchase doesn't qualify, even if it's your first purchase.