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What land transfer tax will you owe on closing day?
The provincial duty, the municipal one Toronto and Montréal add on top, and the first-time-buyer rebates that come off — on the price you are actually paying.
Payable on closing day
- Land transfer tax
- $8,475.00
- Land transfer tax payable
- $8,475.00
Payable in cash on closing day, on top of the down payment. Rates are the published provincial and municipal schedules as at 2026-08-13; the rebate assumes you have never owned a home anywhere.
Two things catch buyers out, and both cost thousands
Land transfer tax is charged on the purchase price, in marginal bands — each slice of the price is taxed at its own rate, so a home just over a threshold is not taxed at the higher rate on the whole amount. It is payable in cash on closing day, on top of your down payment. It cannot be added to the mortgage.
- Two cities charge it twice
- Toronto and Montréal each levy their own duty on top of the provincial one. On a $600,000 Toronto purchase that is $8,475 to the province and $8,475 again to the city — the municipal half alone is larger than most buyers' entire closing-cost budget. A province does not imply a city, and this calculator has nothing to infer one from — which is why it asks rather than guesses.
- The rebate is stricter than the one you have heard of
- Every first-time-buyer rebate here requires that you have never owned a home anywhere in the world. That is not the same test as the one unlocking a 30-year insured amortization, which a newly built home satisfies on its own. Buying your third house, newly built, qualifies for that and not for this.
- Where we have no schedule, we say so
- Nova Scotia sets deed transfer tax per municipality — fifty-odd rates, not one provincial number. Five jurisdictions charge a title registration fee rather than a transfer tax. Two more have schedules we have not encoded. Each of those returns a reason rather than a zero, because on the largest single cost of closing day a confident zero is indistinguishable from nothing being due.
The same $600,000.00 purchase, across Canada
Nothing changes but the jurisdiction. This is why a national rule of thumb for closing costs is useless, and why the two municipal rows matter more than the provinces they sit under.
| Where you are buying | Payable | First-time buyer |
|---|---|---|
| Ontario | $8,475.00 | $4,475.00 |
| ↳ Toronto | $16,950.00 | $8,475.00 |
| British Columbia | $10,000.00 | $2,000.00 |
| Quebec | $7,110.50 | $7,110.50 |
| ↳ Montréal | $7,349.00 | $7,349.00 |
| Manitoba | $9,650.00 | $9,650.00 |
| New Brunswick | $6,000.00 | $6,000.00 |
| Alberta | Not estimated here | |
| Saskatchewan | Not estimated here | |
| Nova Scotia | Not estimated here | |
First-time-buyer figures apply every rebate that jurisdiction offers. Where the two columns match, the province offers no rebate — not an oversight.
The other jurisdictions
Every province and city whose schedule is encoded here. The eight that are missing are missing on purpose — their rates are set per municipality, or changed recently and have not been re-read from the primary source, and a page showing $0 for them would be worse than no page.
Where these rates come from
- Ontario Ministry of Finance — land transfer tax rates and the first-time-buyer refund.
- City of Toronto — municipal land transfer tax, whose brackets changed on 1 April 2026 with four new tiers above $3M.
- Government of British Columbia — property transfer tax and the first-time-buyers' programme.
- Revenu Québec and the Ville de Montréal — the transfer duty, indexed every January, on tables that do not share thresholds above $315,000.
Schedules last read from source on 13 August 2026.
Written by Hermann Gael Nang-SongFounder of LoonieLodge Inc., and author of the Canadian mortgage engine this site runs on.
Educational and informational only — not licensed mortgage, financial, legal or tax advice. Every lender's contract governs its own mortgage, and the figures here are estimates from stated assumptions rather than quotes. Confirm anything you intend to act on with your lender and a licensed professional.
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This is one line of the closing-day bill
Land transfer tax is usually the largest, but legal fees, title insurance and an inspection sit beside it, and the down payment sits above it. The affordability calculator puts the whole cash-to-close figure together — and an account tracks the mortgage once you have signed.