What's the Toronto municipal LTT?

A second land transfer tax levied by the City of Toronto on properties inside city limits, on top of the provincial LTT. Brackets mirror the provincial schedule but go higher — up to 7.5% on portions above $20M for the priciest deals.

How much is the first-time buyer rebate?

Up to $4,000 on the provincial LTT and an additional $4,475 on the Toronto MLTT if buying in Toronto. To qualify: you (and your spouse) have never owned a home anywhere, you're a Canadian citizen or permanent resident, you're 18+, and you intend to occupy the home as your principal residence within 9 months.

Is the rebate paid at closing or after?

Most lawyers apply the rebate at closing, so you only pay the net LTT. If for some reason it isn't applied, you have 18 months to file for the refund directly with the Ministry of Finance.

Are there any other LTT exemptions?

Transfers between spouses (often), transfers from a parent's estate to a child, and certain corporate reorganizations are exempt. The rules are narrow — confirm with your lawyer.

Is Ontario LTT tax-deductible?

No. Like every land transfer tax in Canada, it's added to the property's adjusted cost base, which reduces your taxable capital gain when you eventually sell.

Does the calculator include the foreign-buyer surcharge?

No. The Non-Resident Speculation Tax (NRST) of 25% on the price is a separate, much larger tax that applies to foreign nationals purchasing in Ontario. If you're subject to NRST, this calculator understates your tax bill considerably.

Land transfer tax · Ontario

Ontario land transfer tax, bracket by bracket.

The provincial land transfer tax due on every Ontario purchase, plus the Toronto MLTT if your property is inside the city. Both rebates for first-time buyers are computed automatically.

● Updated November 2025

Assumptions

Purchase price

Property is in the City of Toronto

First-time home buyer

Results

Total LTT due

$26,950

Provincial LTT$13,475

Toronto MLTT$13,475

Subtotal$26,950

Foncier the whole deal

This number is one of seventy.

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How this is calculated

Provincial brackets (2025): 0.5% to $55k, 1.0% to $250k, 1.5% to $400k, 2.0% to $2M, 2.5% above. Toronto MLTT mirrors the provincial schedule with extra brackets above $2M up to 7.5% over $20M. First-time buyers get a refund up to $4,000 (provincial) and $4,475 (Toronto).

Worked examples

Ontario LTT in and outside Toronto.

Toronto house · $850k · first-time

$15,475 LTT (after rebate)

On an $850,000 Toronto property as a first-time buyer: $13,475 provincial LTT + $11,475 Toronto MLTT = $24,950 gross. Less $4,000 provincial rebate and $4,475 Toronto rebate = $16,475 net. Save your bank account a copy.

Provincial$13,475

Toronto$11,475

Rebate−$8,475

Net$16,475

Hamilton house · $650k · not first-time

$9,475 LTT

On a $650,000 property outside Toronto with no rebate: $9,475 in provincial LTT only — Hamilton has no municipal LTT. Total cash due at closing.

Provincial$9,475

Toronto$0

Rebate$0

Net$9,475

Ontario LTT questions

About Ontario land transfer tax.

It's paid at closing through your real estate lawyer. Unlike Quebec's welcome tax (which arrives months later), the lawyer typically collects LTT and remits it as part of the closing transaction.

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