Ontario + Toronto Land Transfer Tax Calculator (2026)
Last updated
Calculates provincial Ontario Land Transfer Tax + Toronto Municipal Land Transfer Tax (including the post-2026-04-01 luxury tier rates) on property purchases. Applies stacked First-Time Home Buyer rebates ($4,000 + $4,475), provincial NRST 25%, and Toronto MNRST 10% on foreign-buyer share.
This calculator computes the total Land Transfer Tax owing on an Ontario property purchase. For Toronto buyers it sums two separate taxes: the provincial Ontario LTT and the Toronto Municipal LTT. Outside Toronto, only the provincial tax applies.
The result includes the full marginal-tier breakdown, any applicable First-Time Home Buyer rebates (which STACK in Toronto for up to $8,475 combined), and any provincial NRST + Toronto MNRST that apply to the foreign-buyer share. The calculator deliberately does not model the eliminated International Student or Foreign Worker rebates, which were retired by Ontario Regulation 102/22 in 2022.
How this calculator works
Step 1 — Provincial Ontario LTT (marginal):
0.5% on first $55,000 · 1% on $55,000-$250,000 · 1.5% on $250,000-$400,000 · 2% on $400,000-$2,000,000 · 2.5% on portion above $2M (residential 1-2 SFR only)
Step 2 — Toronto Municipal LTT (only if property is in Toronto):
Standard tiers (≤ $2M): 0.5% / 1% / 1.5% / 2% (mirrors provincial structure)
Luxury tiers (residential 1-2 SFR only, > $2M, post-2026-04-01): 2.5% to $3M · 4.40% to $4M · 5.45% to $5M · 6.50% to $10M · 7.55% to $20M · 8.60% above $20M
Step 3 — Apply FTHB rebates. Provincial: up to $4,000. Toronto municipal: up to $4,475. STACK independently — a Toronto FTHB takes both.
Step 4 — Add non-resident surcharges.
NRST = price × foreign share × 25% (province-wide)
MNRST = price × foreign share × 10% (Toronto only, effective Jan 1, 2025)
Step 5 — Total. total = (provincial − provincial FTHB + NRST) + (municipal − municipal FTHB + MNRST)
Sources: Ontario Land Transfer Tax;
Toronto MLTT Rates and Fees;
Ontario NRST.
Tier values + rebate caps + NRST/MNRST rates live in data/land-transfer-tax-on.json.
Worked example
A $1,000,000 Toronto residential 1-2 SFR purchase, no FTHB, no foreign ownership:
- Provincial LTT: $275 + $1,950 + $2,250 + 2% × $600,000 =
$16,475 - Toronto MLTT: same shape (mirrors provincial up to $2M) =
$16,475 - Total:
$32,950(effective rate 3.30%)
Same property, first-time buyer:
- Provincial LTT: $16,475 − $4,000 FTHB refund =
$12,475 - Toronto MLTT: $16,475 − $4,475 FTHB rebate =
$12,000 - Total:
$24,475(saved $8,475 from stacked FTHB)
A $5,000,000 Toronto residential luxury home, no FTHB, no foreign:
- Provincial LTT: $275 + $1,950 + $2,250 + 2% × $1.6M + 2.5% × $3M =
$111,475 - Toronto MLTT standard: $32,000 (mirrors provincial to $2M)
- Toronto MLTT luxury: 2.5% × $1M + 4.40% × $1M + 5.45% × $1M =
$123,500 - Toronto total:
$159,975 - Combined:
$271,450(effective rate 5.43%)
Same $1M Toronto property, 100% foreign buyer:
- Provincial LTT + NRST: $16,475 + 25% × $1,000,000 =
$266,475 - Toronto MLTT + MNRST: $16,475 + 10% × $1,000,000 =
$116,475 - Total:
$382,950(effective rate 38.3%)
Frequently asked questions
Why do Toronto buyers pay tax twice?
Toronto is the only Ontario municipality with its own Municipal Land Transfer Tax (MLTT). It's levied in addition to — not instead of — the provincial Ontario Land Transfer Tax. So a Toronto buyer pays BOTH. The MLTT mirrors provincial rates up to $2M and then adds escalating 'luxury' tiers on the portion above $3M (for residential 1–2 single-family homes). Outside Toronto, only provincial LTT applies.
What are the new Toronto luxury MLTT rates?
Toronto City Council approved increased luxury MLTT rates on December 17, 2025, effective April 1, 2026. The current rates on the portion above $3M (residential 1–2 SFR only): 2.5% to $3M (unchanged) · 4.40% on $3M–$4M (was 3.5%) · 5.45% on $4M–$5M (was 4.5%) · 6.50% on $5M–$10M (was 5.5%) · 7.55% on $10M–$20M (was 6.5%) · 8.60% on portion above $20M (was 7.5%). Closing date determines which rates apply — sales registered before April 1, 2026 use the prior rate table.
Do FTHB rebates stack between provincial and municipal?
Yes. A first-time home buyer in Toronto can claim BOTH the provincial $4,000 refund AND the municipal $4,475 rebate, for up to $8,475 combined. Outside Toronto, only the provincial $4,000 applies. Eligibility for both is similar: 18+, Canadian citizen or permanent resident (or PR within 18 months of closing for the municipal), never owned a home anywhere in the world, occupy as principal residence within 9 months, apply within 18 months of registration.
How do NRST and MNRST stack?
Provincial NRST (Non-Resident Speculation Tax) is 25% across all of Ontario, applied to foreign nationals, foreign corporations, and taxable trustees acquiring residential 1–6 SFR property. It has been province-wide and 25% since October 25, 2022. Toronto MNRST (Municipal Non-Resident Speculation Tax) is 10%, effective January 1, 2025, applied to foreign buyers of residential 1–6 SFR within the City of Toronto. Both stack on top of regular LTT/MLTT — a foreign buyer in Toronto could face 35% combined non-resident surcharge in addition to the standard provincial + municipal LTT.
Are eliminated NRST rebates included?
No, and the calculator deliberately MUST NOT model them. The International Student Rebate and the Foreign National Working in Ontario Rebate were both eliminated effective March 30, 2022 by Ontario Regulation 102/22. Some older third-party calculators still incorrectly include these rebates — do not match their output. Active rebates that DO still exist (Permanent Resident Rebate within 4 years; Industrial Use Rebate effective Nov 6, 2025) are not auto-applied — buyer must apply separately if eligible.
Why do commercial / 3+ unit residential properties pay less?
Provincial LTT has a 2.5% top tier (above $2M) that applies ONLY to residential 1–2 SFR. Commercial property and 3+ unit residential cap at 2.0% above $400,000 — no 2.5% tier. Similarly Toronto's MLTT caps at 2.0% above $400,000 for non-residential / 3+ unit residential — none of the luxury tiers (>$3M) apply. Calculator branches on the 'Residential 1–2 single-family units' toggle.
Are tier rates the same as in BC?
No — Ontario's structure is different. Ontario provincial: 5 marginal tiers (0.5% / 1.0% / 1.5% / 2.0% / 2.5%). BC: 4 marginal tiers (1.0% / 2.0% / 3.0% / 5.0%). Ontario top rate tops out at 13.16% effective for residential >$2M when Toronto MLTT luxury tiers stack. Calculator handles each provincial structure on its own page.
Sources
Every figure on this page traces back to a primary Canadian authority. See the complete sources index for the master list.
- Ontario personal income tax rates and credits (Open Data Catalogue) Government of Ontario (Open Data Catalogue) · last verified
- Ontario Land Transfer Tax (ontario.ca) Government of Ontario · last verified
Verified against ontario.ca + toronto.ca primary pages, Ratehub Toronto LTT, and CBC News coverage of the Dec 2025 Toronto luxury rate vote on .
Important
This calculator is for informational purposes only. It is not financial, tax, mortgage, or legal advice. Tax rates, mortgage rules, and contribution limits change. Always verify current rules with the relevant Canadian authority and consult a licensed professional before making financial decisions.