Land Transfer Tax: What You’ll Pay, When You’ll Pay It, And How To Estimate It
Your Province-By-Province Guide To Canada's Biggest Hidden Closing Cost
By
Published: March 24, 2026
Fact-checked · , including CMHC, Government of British Columbia & Government of Alberta
Credit: Shutterstock
Key Takeaways
•Land transfer tax is a one-time cost paid by the buyer at closing — not a recurring annual tax — and it varies dramatically by province, from a few hundred dollars in Alberta to tens of thousands in Ontario and British Columbia.
•The tax is calculated on tiered brackets in most provinces, meaning only the portion of your purchase price within each bracket is taxed at that rate — not the entire amount.
•First-time buyer rebates in Ontario, British Columbia, Toronto, and Prince Edward Island can reduce or eliminate the tax entirely, but eligibility rules are strict and worth confirming with your lawyer before closing day.
Most Canadian homebuyers know they'll need a down payment. Fewer realize that on closing day, their lawyer will also require a separate cheque — sometimes for $10,000, $15,000, or more — to cover land transfer tax. It is one of the largest one-time costs of buying a home, and it catches people off guard because it isn't part of the mortgage. It comes straight from your savings.
Land transfer tax (sometimes called property transfer tax, deed transfer tax, or mutation duties, depending on the province) is a government charge triggered when ownership of real property changes hands. The buyer pays it. The seller does not. And in most provinces, it is due the moment your lawyer or notary registers the transfer of title at the land registry office — which typically happens on your closing date.
Here is what makes it tricky: the rules are not the same everywhere. Some provinces use tiered brackets similar to income tax. Others charge a flat percentage. A few don't have a formal land transfer tax at all but still charge value-based registration fees that function the same way. And in Toronto, buyers pay two separate transfer taxes — provincial and municipal — which can effectively double the cost. This guide walks through all of it: what you'll pay, when you'll pay it, how the calculation works, where rebates exist, and how to estimate the number before you make an offer.
What Land Transfer Tax Is (And What It Isn't)
A One-Time Closing Cost, Not an Annual Tax
The most common point of confusion is the name. Land transfer tax sounds like property tax — the annual bill your municipality sends every year to fund roads, schools, and services. It is not. Land transfer tax is a one-time charge that applies only when a property changes hands, paid at the point of registration. You pay it once, on closing day, and never again until you sell and buy another property.
This matters for budgeting. Property tax is an ongoing operating cost that gets factored into your monthly carrying costs (and your lender considers it when qualifying you for a mortgage). Land transfer tax is a capital cost — it comes out of the cash you bring to closing, alongside your down payment, legal fees, and other closing costs that typically total 1.5% to 4% of the purchase price.
Who Pays It
The buyer pays land transfer tax. In every Canadian province and territory that levies it, the obligation falls on the person acquiring the property. Your lawyer or notary handles the mechanics: they collect the funds from you before closing, then pay the tax on your behalf when they file the transfer documents with the land titles or land registry office.
When It's Due
The tax is due at the time of registration. In practical terms, that means closing day. Your lawyer will include it in the closing statement alongside the purchase price balance, legal fees, title insurance, and adjustments. The funds need to be available — this is not something you can defer or roll into a mortgage.
A One-Time Closing Cost, Not an Annual Tax
The most common point of confusion is the name. Land transfer tax sounds like property tax — the annual bill your municipality sends every year to fund roads, schools, and services. It is not. Land transfer tax is a one-time charge that applies only when a property changes hands, paid at the point of registration. You pay it once, on closing day, and never again until you sell and buy another property.
This matters for budgeting. Property tax is an ongoing operating cost that gets factored into your monthly carrying costs (and your lender considers it when qualifying you for a mortgage). Land transfer tax is a capital cost — it comes out of the cash you bring to closing, alongside your down payment, legal fees, and other closing costs that typically total 1.5% to 4% of the purchase price.
Who Pays It
The buyer pays land transfer tax. In every Canadian province and territory that levies it, the obligation falls on the person acquiring the property. Your lawyer or notary handles the mechanics: they collect the funds from you before closing, then pay the tax on your behalf when they file the transfer documents with the land titles or land registry office.
When It's Due
The tax is due at the time of registration. In practical terms, that means closing day. Your lawyer will include it in the closing statement alongside the purchase price balance, legal fees, title insurance, and adjustments. The funds need to be available — this is not something you can defer or roll into a mortgage.
Tip
Ask your lawyer for a preliminary closing statement at least a week before your closing date. This document itemizes every dollar you'll need to bring, including land transfer tax, and removes the risk of a last-minute scramble for funds.
Why the Name Changes By Province
Different provinces call this tax different things. British Columbia calls it the "property transfer tax." Quebec calls it "droits sur les mutations immobilières" (commonly known as the "welcome tax"). Nova Scotia calls it the "deed transfer tax." New Brunswick and Prince Edward Island call it the "real property transfer tax." Ontario simply calls it "land transfer tax." The concept is identical in every case: a government charge on the transfer of real property. The variation in names reflects different legislation, not different mechanics.
How Land Transfer Tax Is Calculated
Taxable Consideration: What Actually Gets Taxed
Land transfer tax is not always based on exactly what you pay. The tax base — what gets taxed — depends on the province. In most cases, the tax applies to the "value of the consideration," which is generally the purchase price. But in some provinces, the tax is calculated on the higher of the purchase price or the assessed/market value of the property.
In British Columbia, the tax applies to fair market value at the time of registration. In New Brunswick and Prince Edward Island, it applies to whichever is greater: the purchase price or the assessed value. This distinction matters. If you buy a property below its assessed value, you could still owe tax on the higher assessed amount.
Tiered Brackets: How The Math Works
Most provinces calculate land transfer tax using tiered (or "marginal") brackets. This works exactly like income tax: each bracket applies only to the portion of the purchase price that falls within it, not to the total.
Here's how Ontario's brackets work on a $500,000 home:
4 rows · 4 columns
Bracket
Portion Taxed
Rate
Tax
First $55,000
$55,000
0.5%
$275
$55,001 – $250,000
$195,000
1.0%
$1,950
$250,001 – $400,000
$150,000
1.5%
$2,250
$400,001 – $500,000
$100,000
2.0%
$2,000
Total
$500,000
$6,475
The key insight: you don't pay 2% on the full $500,000. You pay 0.5% on the first slice, 1% on the next, and so on. Each dollar is taxed only at the rate for its bracket. This is a common misunderstanding — and clearing it up usually makes the number less alarming than people expect.
Flat-Rate Systems
Not all provinces use brackets. New Brunswick and Prince Edward Island both charge a flat 1% — but on the greater of the purchase price or the assessed value of the property. This is simpler to calculate but means the assessed value can override the sale price.
For a $400,000 purchase in New Brunswick with a $400,000 assessment, the tax is straightforward: $4,000. But if the property's assessed value were $450,000, the tax would be $4,500 — even though you only paid $400,000.
Taxable Consideration: What Actually Gets Taxed
Land transfer tax is not always based on exactly what you pay. The tax base — what gets taxed — depends on the province. In most cases, the tax applies to the "value of the consideration," which is generally the purchase price. But in some provinces, the tax is calculated on the higher of the purchase price or the assessed/market value of the property.
In British Columbia, the tax applies to fair market value at the time of registration. In New Brunswick and Prince Edward Island, it applies to whichever is greater: the purchase price or the assessed value. This distinction matters. If you buy a property below its assessed value, you could still owe tax on the higher assessed amount.
Tiered Brackets: How The Math Works
Most provinces calculate land transfer tax using tiered (or "marginal") brackets. This works exactly like income tax: each bracket applies only to the portion of the purchase price that falls within it, not to the total.
Here's how Ontario's brackets work on a $500,000 home:
4 rows · 4 columns
Bracket
Portion Taxed
Rate
Tax
First $55,000
$55,000
0.5%
$275
$55,001 – $250,000
$195,000
1.0%
$1,950
$250,001 – $400,000
$150,000
1.5%
$2,250
$400,001 – $500,000
$100,000
2.0%
$2,000
Total
$500,000
$6,475
The key insight: you don't pay 2% on the full $500,000. You pay 0.5% on the first slice, 1% on the next, and so on. Each dollar is taxed only at the rate for its bracket. This is a common misunderstanding — and clearing it up usually makes the number less alarming than people expect.
Flat-Rate Systems
Not all provinces use brackets. New Brunswick and Prince Edward Island both charge a flat 1% — but on the greater of the purchase price or the assessed value of the property. This is simpler to calculate but means the assessed value can override the sale price.
For a $400,000 purchase in New Brunswick with a $400,000 assessment, the tax is straightforward: $4,000. But if the property's assessed value were $450,000, the tax would be $4,500 — even though you only paid $400,000.
Not every province calls it the same thing. Not every province calculates it the same way. And a few jurisdictions don't technically have a land transfer tax at all — though they still charge fees tied to property value that function similarly. The table below captures where things stand across Canada.
14 rows · 5 columnsTap a header to sort
Ontario
Land Transfer Tax
Tiered: 0.5% – 2.5%
Value of the consideration (purchase price excl. chattels)
Highest of: price paid, deed price, or calculated market value
No (Montreal has partial relief for some buyers)
New Brunswick
Real Property Transfer Tax
Flat 1%
Greater of purchase price or assessed value
No
Prince Edward Island
Real Property Transfer Tax
Flat 1%
Greater of purchase price or assessed value
Yes — full exemption for qualifying first-time buyers
Nova Scotia
Deed Transfer Tax
Varies by municipality (typically 1% – 1.5%)
Sale price; rate set by each municipal unit
Halifax: partial rebate for new construction
Newfoundland & Labrador
Registration fees (no formal LTT)
$100 + 0.4% of property value
Property value
No
Saskatchewan
Registration fees (no formal LTT)
0.3% of property value (properties over $8,400)
Property value
No
Alberta
Land Titles Registration Levy (no formal LTT)
Base fee + $5 per $5,000 of property value
Property value
No
Northwest Territories
Registration fees (no formal LTT)
$1.50 per $1,000 of value (min $100); above $1M: $1,500 + $1 per $1,000
Property value
No
Nunavut
Registration fees (no formal LTT)
$1.50 per $1,000 of value (min $60); above $1M: $1,500 + $1 per $1,000
Property value
No
Yukon
Registration fees (no formal LTT)
Nominal flat fees
N/A
No
Note
Even provinces without a formal "land transfer tax" still charge value-based registration fees at closing. The amounts are much smaller — often a few hundred dollars — but they are not zero. Budget for them.
Ontario In Detail
Ontario's land transfer tax is the one most Canadian buyers encounter, given the province's share of national home sales. The brackets are:
0.5% on the first $55,000
1.0% on $55,001 to $250,000
1.5% on $250,001 to $400,000
2.0% on $400,001 to $2,000,000
2.5% on amounts over $2,000,000
For a $700,000 home in Ottawa or Hamilton, the total provincial LTT is $10,475. For a $1,000,000 home, it's $16,475. These are significant numbers that belong in every buyer's closing-cost estimate.
Toronto: The Double-Tax City
Toronto is the only municipality in Ontario that charges its own municipal land transfer tax (MLTT) on top of the provincial LTT. The municipal rates largely mirror the provincial brackets — which means Toronto buyers effectively pay double on most purchases.
For a $700,000 home in Toronto, the combined provincial + municipal LTT is approximately $20,950 before any first-time buyer rebates. That's more than $10,000 above what a buyer in Mississauga, Brampton, or Markham would pay on the same purchase price.
Effective April 1, 2026, Toronto is also introducing higher MLTT brackets for properties above $3 million. The new municipal rates apply progressively to higher purchase price tiers and will significantly increase the tax on luxury residential transactions.
British Columbia
BC's property transfer tax uses tiered rates on the fair market value at registration: 1% on the first $200,000, 2% on the portion between $200,000 and $2,000,000, 3% on amounts over $2,000,000, and an additional 2% on the residential portion over $3,000,000. For a $800,000 home in metro Vancouver, the total PTT is $14,000.
Quebec
Quebec's transfer duties are unique because they are a municipal tax, not a provincial one. The tax base is the highest of the price paid, the sale price stated in the deed, or the calculated market value determined by the municipality. Standard 2026 rates are 0.5% on the first $62,900, 1% on $62,901 to $315,000, and 1.5% above that — but municipalities can set higher rates above $500,000, and Montréal does.
Rebates, Relief, And Exemptions
First-Time Buyer Programs
The provinces that offer meaningful first-time buyer relief for land transfer tax are Ontario, British Columbia, Prince Edward Island, and the City of Toronto (which administers its own program separate from the provincial one). Each has strict eligibility rules worth verifying before counting on the savings.
Ontario: Eligible first-time buyers can receive a refund of up to $4,000, which covers the full provincial LTT on homes up to $368,000. For homes above that price, the buyer receives the $4,000 maximum and pays the balance. Eligibility requires being at least 18 years old, a Canadian citizen or permanent resident, never having owned a home or any interest in a home anywhere in the world, and occupying the property as a principal residence within nine months. Your spouse also cannot have owned a home while being your spouse.
Toronto Municipal: A separate rebate of up to $4,475 is available for first-time buyers purchasing within Toronto. Combined with the provincial rebate, a qualifying first-time buyer in Toronto could receive up to $8,475 in total relief.
Prince Edward Island: Qualifying first-time buyers are exempt from the 1% transfer tax entirely, provided they are Canadian citizens or permanent residents, have not previously owned a principal residence, meet purchase price limits, and satisfy provincial residency or tax-filing conditions.
First-Time Buyer Programs
The provinces that offer meaningful first-time buyer relief for land transfer tax are Ontario, British Columbia, Prince Edward Island, and the City of Toronto (which administers its own program separate from the provincial one). Each has strict eligibility rules worth verifying before counting on the savings.
Ontario: Eligible first-time buyers can receive a refund of up to $4,000, which covers the full provincial LTT on homes up to $368,000. For homes above that price, the buyer receives the $4,000 maximum and pays the balance. Eligibility requires being at least 18 years old, a Canadian citizen or permanent resident, never having owned a home or any interest in a home anywhere in the world, and occupying the property as a principal residence within nine months. Your spouse also cannot have owned a home while being your spouse.
Toronto Municipal: A separate rebate of up to $4,475 is available for first-time buyers purchasing within Toronto. Combined with the provincial rebate, a qualifying first-time buyer in Toronto could receive up to $8,475 in total relief.
Prince Edward Island: Qualifying first-time buyers are exempt from the 1% transfer tax entirely, provided they are Canadian citizens or permanent residents, have not previously owned a principal residence, meet purchase price limits, and satisfy provincial residency or tax-filing conditions.
Important
Eligibility for "first-time buyer" status in these programs typically means you have never owned a home or any interest in a home, anywhere in the world, at any time. If you owned property in another country — even years ago — you may not qualify. This is one of the most important questions to confirm with your lawyer.
Other Common Exemptions
Beyond first-time buyer programs, most provinces also provide exemptions or reduced taxes for certain types of transfers. Common categories include transfers between spouses, transfers of a principal residence between family members, transfers of farm property, and certain corporate reorganisations. These exemptions have detailed conditions and are not automatic — they need to be claimed and documented.
Questions To Ask Your Lawyer
Before closing, confirm the following with your real estate lawyer or notary:
Do I qualify as a first-time buyer under the provincial definition (and the municipal one, if applicable)?
Has my spouse ever owned property during our relationship?
Is the purchase price or the assessed value used as the tax base in this jurisdiction?
Are any chattels properly allocated and excluded from the taxable consideration?
Have I met the residency, citizenship, and occupancy requirements for any rebate I'm claiming?
Is the rebate claimed automatically at registration, or do I need to file a separate application?
How To Estimate Your Land Transfer Tax
You don't need a calculator to get a reasonable estimate — though using one is faster. Here is the process that works in every province.
Step 1: Identify Your Jurisdiction
Determine the province or territory where you're buying. If you're buying in Toronto, note that you'll need to calculate both the provincial Ontario LTT and the municipal MLTT separately.
Step 2: Look Up the Official Rate Schedule
Go to the official government source for your province's rate brackets or flat rate. Don't rely on third-party calculators alone — check the source. Key links:
Ontario: ontario.ca/document/land-transfer-tax
British Columbia: gov.bc.ca (Property Transfer Tax page — which also hosts an online calculator)
New Brunswick / PEI: provincial government tax pages
Step 3: Apply the Brackets to Your Purchase Price
For tiered systems, calculate each bracket separately. Here's the method applied to a $600,000 purchase in Ontario:
4 rows · 4 columns
Bracket
Portion
Rate
Tax
$0 – $55,000
$55,000
0.5%
$275
$55,001 – $250,000
$195,000
1.0%
$1,950
$250,001 – $400,000
$150,000
1.5%
$2,250
$400,001 – $600,000
$200,000
2.0%
$4,000
Total
$8,475
For flat-rate provinces, multiply the purchase price (or assessed value, whichever is higher) by the rate. A $400,000 purchase in New Brunswick: $400,000 × 1% = $4,000.
Step 4: Check for Municipal Layers
If you're buying in Toronto, calculate the MLTT separately using the municipal brackets and add it to the provincial total. If you're buying in Nova Scotia, check which municipal deed transfer tax rate applies to your specific municipality.
Step 5: Factor In Rebates
If you're a first-time buyer, check whether a rebate applies. Subtract the rebate from your total. Remember: rebates are capped. In Ontario, the cap is $4,000 regardless of purchase price. In Toronto, the municipal rebate cap is $4,475. In BC, the exemption is structured differently — it applies as a reduction to the tax itself based on the property value threshold.
Step 6: Add to Your Closing-Cost Budget
Land transfer tax is one piece of your total closing costs. Combine it with legal fees, title insurance, home inspection costs, property tax adjustments, and any registration fees to get your full closing number. A reasonable rule of thumb from CMHC: budget 1.5% to 4% of the purchase price for all closing costs combined, with land transfer tax typically being the single largest line item.
You don't need a calculator to get a reasonable estimate — though using one is faster. Here is the process that works in every province.
Step 1: Identify Your Jurisdiction
Determine the province or territory where you're buying. If you're buying in Toronto, note that you'll need to calculate both the provincial Ontario LTT and the municipal MLTT separately.
Step 2: Look Up the Official Rate Schedule
Go to the official government source for your province's rate brackets or flat rate. Don't rely on third-party calculators alone — check the source. Key links:
Ontario: ontario.ca/document/land-transfer-tax
British Columbia: gov.bc.ca (Property Transfer Tax page — which also hosts an online calculator)
New Brunswick / PEI: provincial government tax pages
Step 3: Apply the Brackets to Your Purchase Price
For tiered systems, calculate each bracket separately. Here's the method applied to a $600,000 purchase in Ontario:
4 rows · 4 columns
Bracket
Portion
Rate
Tax
$0 – $55,000
$55,000
0.5%
$275
$55,001 – $250,000
$195,000
1.0%
$1,950
$250,001 – $400,000
$150,000
1.5%
$2,250
$400,001 – $600,000
$200,000
2.0%
$4,000
Total
$8,475
For flat-rate provinces, multiply the purchase price (or assessed value, whichever is higher) by the rate. A $400,000 purchase in New Brunswick: $400,000 × 1% = $4,000.
Step 4: Check for Municipal Layers
If you're buying in Toronto, calculate the MLTT separately using the municipal brackets and add it to the provincial total. If you're buying in Nova Scotia, check which municipal deed transfer tax rate applies to your specific municipality.
Step 5: Factor In Rebates
If you're a first-time buyer, check whether a rebate applies. Subtract the rebate from your total. Remember: rebates are capped. In Ontario, the cap is $4,000 regardless of purchase price. In Toronto, the municipal rebate cap is $4,475. In BC, the exemption is structured differently — it applies as a reduction to the tax itself based on the property value threshold.
Step 6: Add to Your Closing-Cost Budget
Land transfer tax is one piece of your total closing costs. Combine it with legal fees, title insurance, home inspection costs, property tax adjustments, and any registration fees to get your full closing number. A reasonable rule of thumb from CMHC: budget 1.5% to 4% of the purchase price for all closing costs combined, with land transfer tax typically being the single largest line item.
Tip
Run your estimate before you make an offer, not after. Land transfer tax comes from your savings — not your mortgage — and knowing the number early helps you set a realistic budget for the purchase price itself.
Closing Costs: Where Land Transfer Tax Fits
Land transfer tax is the biggest closing cost for most buyers, but it is far from the only one. Understanding the full picture prevents the kind of surprise that derails closing-day logistics.
Closing-Cost Checklist
Here is what to budget for beyond the purchase price and down payment:
Land transfer tax (provincial): Varies by province; calculated on purchase price or assessed value
Municipal land transfer tax (if applicable): Currently applies only in Toronto; check Nova Scotia municipalities for deed transfer tax
Legal fees and disbursements: Typically $1,500 – $2,500 for a standard residential purchase
Title insurance: Usually $250 – $500; protects against title defects and fraud
Home inspection: Typically $400 – $600 depending on property size
Property tax adjustments: If the seller prepaid property taxes beyond the closing date, you reimburse them for the remainder
Land registration fees: Separate from LTT; covers the administrative cost of registering title and mortgage documents
Mortgage default insurance (CMHC premium): Required if your down payment is less than 20%; can be added to the mortgage
Appraisal fee: Sometimes required by the lender; typically $300 – $500
Moving costs: Variable, but don't forget to budget for them
Warning
Do not confuse land transfer tax with property tax adjustments. Property tax adjustments on your closing statement reimburse the seller for taxes they have already prepaid. Land transfer tax is a new charge payable to the government. They are separate line items that both require cash at closing.
What Comes Next
If you haven't already, the next step is to get a precise estimate for your specific situation. Your real estate lawyer can provide exact figures based on the purchase price, jurisdiction, and any exemptions that apply. Provincial government websites also offer official calculators — BC's property transfer tax calculator is one of the best.
For first-time buyers navigating incentives, land transfer tax relief is just one of several programs available. Understanding how they interact — and confirming eligibility before you're under contract — is the difference between a smooth closing and an expensive surprise.
Ryan is the founder of Homeowner.ca and a proud Canadian homeowner based in Guelph, Ontario. Over his 25-year career in digital publishing, he has focused on transforming complex information into clear, practical guidance that helps people make confident, well-informed decisions.
No. Land transfer tax is a one-time payment made when you purchase a property, due at closing. Property tax is an annual charge from your municipality that funds local services. They are entirely separate obligations.
The buyer pays land transfer tax in every Canadian province and territory that levies it. The seller has no obligation to contribute.
It is due on closing day, at the time your lawyer or notary registers the transfer of title. The funds must be available before registration.
No. Land transfer tax must be paid from your own funds at closing. It cannot be financed through your mortgage. Some buyers use a line of credit or other personal financing, but the tax itself is not added to the mortgage principal.
In most provinces, transfers that occur through inheritance may be exempt from land transfer tax, but exemptions have specific conditions. Confirm with the estate lawyer handling the transfer.
Some provinces exempt certain family transfers — for example, Ontario generally does not charge LTT when a property is genuinely gifted (with no consideration paid). However, other provinces tax based on assessed or market value regardless of payment. Consult your lawyer.
No. Refinancing does not involve a transfer of ownership, so land transfer tax does not apply. You may pay land registration fees to register a new mortgage, but these are separate and much smaller.
In most provinces, land transfer tax applies the same way to new construction as it does to resale properties. The tax is based on the total purchase price of the land and building. In Ontario, newly built homes qualify for the first-time buyer refund under the same rules as resale.
Yes. Condominiums are real property and are subject to land transfer tax in the same way as freehold homes.
Taxable consideration is the legal term for the value on which land transfer tax is calculated. In most cases, it equals the purchase price. However, it typically excludes the value of chattels (moveable items like appliances or furniture) that are separately allocated in the purchase agreement.
Toronto is the only municipality in Ontario with its own municipal land transfer tax, charged in addition to the provincial tax. This effectively doubles the tax for Toronto buyers compared to buyers in neighbouring municipalities like Mississauga or Markham.
In Ontario, first-time buyers who did not claim the refund at registration can apply to the Ministry of Finance within 18 months of purchase. Check your province's rules for similar provisions.
The NRST is a separate 25% tax on residential property purchases by non-citizens and non-permanent residents anywhere in Ontario. It is charged in addition to the regular land transfer tax and is distinct from it.
Several provinces offer exemptions or reduced rates for transfers of qualifying farm property between family members. The conditions vary by province and typically require the property to be actively farmed.
Identify your province and any applicable municipality, look up the official rate schedule from the government website, apply the brackets to your expected purchase price, subtract any first-time buyer rebate you qualify for, and add the result to your closing-cost budget.
You'll need a completed Ontario Land Transfer Tax Refund Affidavit, a copy of the registered land transfer deed, the agreement of purchase and sale, proof of Canadian citizenship or permanent residence, and proof of occupancy at the property.
