Calculator
Toronto land transfer tax calculator (provincial and municipal)
Toronto buyers pay 2 land transfer taxes on the same purchase: Ontario's and the City's. Both first-time buyer rebates apply, and both are capped.
Your numbers
Only used for the Alberta registration fee. It doesn't affect the tax in this province.
Advanced options(3)
Who you are
Applies the provincial rebate, and the municipal one where there is one.
BC's newly built home exemption. In Alberta it points to the federal GST rebate instead.
Rate taken from the RateLens published table, current as of 20 October 2024 (Alberta fee schedule). Rules, premium tiers and fee schedules current as of September 16, 2026.
Land transfer tax payable
$34,950
Paid in cash at closing. It can't be added to your mortgage.
- Ontario tax
- $17,475
- Municipal tax
- $17,475Toronto land transfer tax
- Rebates applied
- $0No rebate claimed
- Foreign buyer surcharge
- $0Not applicable
Your tax by bracket
Land transfer tax is marginal. Each rate applies only to the part of the price inside its own bracket.
| $0–$55,0000.50% | $275 |
|---|---|
| $55,000–$250,0001.00% | $1,950 |
| $250,000–$400,0001.50% | $2,250 |
| $400,000–$2,000,0002.00% | $13,000 |
| Ontario land transfer tax | $17,475 |
| Municipal: $0–$55,0000.50% | $275 |
| Municipal: $55,000–$250,0001.00% | $1,950 |
| Municipal: $250,000–$400,0001.50% | $2,250 |
| Municipal: $400,000–$2,000,0002.00% | $13,000 |
| Total payable | $34,950 |
- Basis
- Marginal brackets
- Payable
- Cash at closing
- Financeable
- No
- Rules as of
- September 16, 2026
Alberta's transfer fee compared with the transfer tax elsewhere. The Alberta mortgage registration fee is listed separately, because it's a fee on the loan and the others are taxes on the purchase.
- Alberta$1,100A registration fee. Add $0 for mortgage registration to get the all-in figure of $0.
- Ontario$17,475
- Toronto$34,950
- British Columbia$19,000
| Jurisdiction | Payable at closing |
|---|---|
| Alberta | $1,100 |
| Ontario | $17,475 |
| Toronto | $34,950 |
| British Columbia | $19,000 |
Land transfer tax is one of several closing costs
Land transfer tax is the biggest single closing cost in Ontario and BC. Itemize the rest before you remove a financing condition.
Itemize my closing costsLand transfer tax
$34,950
How this is calculated
Every figure on this page comes from one tested calculation engine. Here’s what it does.
How land transfer tax is calculated
Land transfer tax is marginal, like income tax. Each rate applies only to the part of the price that falls inside its bracket. When a price crosses into a higher bracket, the dollars below it are still taxed at the lower rates.
You pay it in cash at closing, and it can’t be added to your mortgage. That makes it a cash-flow cost instead of an interest cost. In Ontario, the City of Toronto charges a second, municipal land transfer tax on the same purchase, with its own brackets and its own rebate.
First-time buyer rebates
Each rebate has its own eligibility rules. Residency, prior ownership anywhere in the world and spousal ownership all matter. Each rebate is also capped at the tax payable, so it can never exceed the bill. Ontario’s cap is $4,000 and Toronto’s is $4,475. British Columbia’s first-time buyer exemption phases out linearly between $835,000 and $860,000. You can’t combine it with the newly built home exemption, so this tool applies whichever is worth more and tells you which one it used.
Confirm any rebate with your lawyer before you budget on it.
Comparing Alberta with other provinces
Alberta’s row is a transfer fee, and every other row is a transfer tax. Because they’re different charges, the strip compares Alberta’s transfer fee with the other provinces’ transfer tax. The Alberta mortgage registration fee is shown separately.
If you treated Alberta’s transfer fee as the all-in figure, you’d understate what you’ll be billed. If you compared the all-in figure with another province’s tax, you’d overstate the gap. The result panel shows both numbers and labels each one.
Where these numbers come from
Every bracket, fee formula and rebate cap in this tool is an effective-dated rule with a source and a date attached. A purchase priced under last year’s schedule still calculates under that schedule. We’ve checked the Alberta fee schedule against 4 independent law-firm sources and the statute. Add the rest of your closing costs.
Common questions
How much is Ontario land transfer tax on an $850,000 home?
$13,475 before any rebate. That’s 0.5% on the first $55,000, 1.0% to $250,000, 1.5% to $400,000 and 2.0% on the remainder. A first-time buyer can claim up to $4,000 back.
In Toronto, the municipal land transfer tax adds another $13,475 on the same purchase, with its own rebate of up to $4,475. A Toronto first-time buyer at this price pays $18,475 in total.
The same purchase in Alberta has a transfer fee of $900.
Does Alberta have a land transfer tax?
No. Alberta has no land transfer tax at the provincial or municipal level, and no Alberta city has the power to levy one.
You pay a Land Titles Office registration fee instead. It’s $50 plus $5 for every $5,000 (or part) of value, charged once on the transfer of title and again on the mortgage amount. On a $470,000 purchase with a $376,000 mortgage, that’s $520 + $430 = $950.
Can land transfer tax be added to my mortgage?
No. Land transfer tax and Alberta’s Land Titles registration fees are both paid in cash at closing, through your lawyer’s trust account. Neither can be financed.
That’s why an insured lender wants proof that you have 1.5% of the purchase price for closing costs, on top of your down payment.
Why do other calculators show a lower Alberta fee?
They haven’t been updated since the fees changed on 20 October 2024.
Before that date, the transfer fee was $50 + $2 per $5,000 and the mortgage registration fee was $50 + $1.50 per $5,000. The transfer fee is now 2.5× higher and the registration fee is more than 3× higher.
On a $470,000 purchase, the old schedule works out to roughly $402. Today it’s $950. If you’ve been quoted about $400, that quote uses a schedule that hasn’t applied since October 2024.
Is there an Alberta first-time home buyer rebate?
No. Alberta has no land transfer tax, so there’s nothing to rebate.
In Ontario, a first-time buyer can claim up to $4,000 back, and in Toronto another $4,475. Those rebates reduce a tax Alberta buyers never pay, and they come with eligibility tests, forms and a wait.
If you’re buying a new build, look at the federal First-Time Home Buyers’ GST Rebate. It’s worth up to $50,000 on a home priced up to $1 million, phasing to zero at $1.5 million. That’s much larger than any provincial land transfer tax rebate in the country.
What if I'm buying with cash and no mortgage?
In Alberta, you only pay the transfer fee. There’s no mortgage registration fee at all, not even the $50 base fee. Set the mortgage amount to zero and the calculator drops that line.
In other provinces, the mortgage amount makes no difference, because the tax is charged on the purchase price instead of the loan.
What to work out next
- Closing costsEvery other line on your statement of adjustments, itemized for Alberta.
- Down paymentThe rest of the cash you need, and the legal minimum at your price.
- CMHC insurance premiumThe premium, plus the sales tax on it that 4 provinces charge in cash.
- AffordabilityThe income you'd need for the price you have in mind.
- First-time buyer plannerThe federal GST rebate on a new build, worth more than any LTT rebate.
- Move comparisonIf you're moving from Ontario or BC, compare every cost of the move.
This calculator provides estimates only. Results are based on the information you enter and on assumptions that may not reflect your actual qualification, rate or costs. These include semi-annual, not-in-advance compounding for fixed rates, as required under section 6 of the federal Interest Act, and the mortgage default insurance premium tiers published by CMHC, Sagen and Canada Guaranty. It is not mortgage advice, a quote, a rate hold, a pre-approval or an offer of credit, and RateLens does not guarantee its accuracy or completeness. Your actual rate, payment, default insurance premium and closing costs will depend on your credit profile, income, the property, the lender’s current rates and policies, and other factors confirmed during a full application.
Alberta charges no land transfer tax. Alberta purchasers pay Land Titles Office registration fees instead: $50 plus $5 per $5,000 of value (or part thereof), charged separately on the property transfer and on the mortgage registration, effective 20 October 2024. Elsewhere, land transfer tax varies by province and, in some municipalities, by city: Ontario charges provincial land transfer tax and the City of Toronto charges an additional municipal land transfer tax; British Columbia charges Property Transfer Tax. First-time buyer rebates and exemptions differ by jurisdiction and are subject to eligibility conditions. Alberta has none, because it levies no land transfer tax to rebate. Confirm current rates, fees and rebate ceilings with the relevant provincial, territorial or municipal authority.
Rules snapshot: September 16, 2026. Rates shown are calculation assumptions, not confirmed offers. Speak with Daniel De Sousa, Mortgage Associate, for a personalized quote. Indi The Independent Mortgage Company Ltd. o/a Indi Mortgage, a licensed mortgage brokerage licensed by RECA.
Daniel De Sousa, Mortgage Associate, is licensed by the Real Estate Council of Alberta and registered with Indi The Independent Mortgage Company Ltd. o/a Indi Mortgage.
Indi The Independent Mortgage Company Ltd. o/a Indi Mortgage is a mortgage brokerage licensed by the Real Estate Council of Alberta (RECA). Verify our licence on RECA ProCheck(opens in a new tab)
RateLens is a trade name used by Daniel De Sousa, Mortgage Associate, licensed in Alberta by the Real Estate Council of Alberta and registered with Indi The Independent Mortgage Company Ltd. o/a Indi Mortgage.
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