Toronto land transfer tax and closing cost calculator

Ontario and Toronto land transfer tax on the 2026 schedules, both first-time rebates, insurance and every closing line.

Try a scenario:
Minimum at this price: $60,000
30 years with less than 20% down: first-time buyers and new builds only.
Mississauga, Vaughan, Markham, Brampton, Richmond Hill and Oakville don't charge it.
Toronto's rates above $3 million depend on when the transfer registers.
First-time buyers' share of ownership
Refunds are pro-rated to the qualifying buyers' share.
Estimates you can change
Prepaid property tax you reimburse the seller; depends on the closing date.
Cash you need on closing day$110,061$85,000 down payment + $25,061 in taxes, fees and estimates
Your closing receipt
Ontario land transfer tax$13,475
Ontario first-time buyer refund−$4,000
Toronto municipal land transfer tax$13,475
Toronto first-time buyer rebate−$4,475
8% Ontario sales tax on the insurance premium · cash at closing$1,897
Land registration fees (deed + mortgage)$173
Toronto MLTT administration fee (incl. HST)$116
Lawyer: fees and disbursements (estimate)$2,000
Title insurance (estimate)$350
Home inspection / appraisal (estimate)$550
Tax and utility adjustments (estimate)$1,500
Taxes, fees and estimates$25,061
Land transfer tax after rebates
$18,475
Extra for being inside Toronto
$9,000
Mortgage incl. insurance premium
$788,715
3.10% premium: $23,715 added to the loan
Effective tax rate on the price
2.17%

Estimate, not advice. Taxes from ontario.ca and toronto.ca schedules; legal, title, inspection and adjustment lines are our estimates. Your lawyer's statement of adjustments is final.

Cash to close $110,061; land transfer tax $18,475

  • Down payment: $85K
  • Land transfer tax: $18K
  • Insurance sales tax: $2K
  • Legal, title, registration: $3K
  • Other estimates: $2K
Bracket by bracket at $850,000
Part of the priceRateOntarioToronto
$0 – $55,0000.5%$275$275
$55,000 – $250,0001.0%$1,950$1,950
$250,000 – $400,0001.5%$2,250$2,250
$400,000 – $2,000,0002.0%$9,000$9,000
Total before rebates$13,475$13,475

What is driving this result

  • Toronto's municipal tax mirrors Ontario's up to $3 million, so inside the city you pay about double: $9,000 more than the same home in Mississauga or Vaughan at this price.
  • First-time rebates cover Ontario tax on roughly the first $368,000 and Toronto tax on the first $400,000; above that you pay the difference.
  • The $1,897 sales tax on the insurance premium is the closing cost buyers most often miss: it can't be added to the mortgage.
  • Toronto's higher bands start above $3 million; this price is below them.
Cash to close by price and down payment (inside Toronto, your rebate share)
Price ↓ / Down payment →5%10%20%35%
$500,000$35,684$60,280$109,164$184,164
$750,000$71,404$95,838$169,164$281,664
$1,000,000$107,124$131,396$229,164$379,164
$1,500,000$349,164$349,164$349,164$574,164
$2,500,000$594,164$594,164$594,164$969,164
$4,000,000$988,164$988,164$988,164$1,588,164

Your saved scenarios

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Assumptions & sources

Assumptions

  • Land transfer tax schedules for one or two single-family residences. Ontario's rates have applied since January 1, 2017; Toronto's bands above $3 million since April 1, 2026.
  • First-time refunds: Ontario up to $4,000, Toronto up to $4,475, both claimed at registration. Ontario pro-rates the refund to the qualifying buyers' share; Toronto's page doesn't say, so we pro-rate it the same way. Confirm with the City if it matters.
  • Non-resident speculation taxes: Ontario 25% anywhere in Ontario; Toronto adds 10%. Exemptions (e.g. spouses of citizens, permanent-resident rebate) aren't modelled.
  • Registration: two electronic instruments (transfer and mortgage) at $86 each from November 2, 2026 ($85 before).
  • Default-insurance premium: CMHC table (Sagen and Canada Guaranty match), +0.20 points above 25 years; the 8% Ontario sales tax on it is cash at closing.
  • Land transfer tax is charged on the price excluding HST on new homes.

Sources

  1. Government of Ontario — Calculating land transfer tax (effective January 1, 2017). Checked .
  2. Government of Ontario — Land transfer tax refunds for first-time homebuyers (effective January 1, 2017). Checked .
  3. City of Toronto — Municipal land transfer tax (MLTT) rates and fees (effective April 1, 2026). Checked .
  4. Toronto City Council — Decision 2025.EX28.1: new MLTT bands above $3 million (effective April 1, 2026). Checked .
  5. City of Toronto — MLTT rebate opportunities for first-time purchasers. Checked .
  6. Government of Ontario — Non-resident speculation tax (effective October 25, 2022). Checked .
  7. ServiceOntario — Bulletin 2026-04: land registration fees from November 2, 2026 (effective November 2, 2026). Checked .
  8. CMHC — Mortgage loan insurance cost (premium table). Checked .
  9. CMHC — Homeowner mortgage loan insurance: Purchase. Checked .
  10. CMHC — Home Start: 30-year amortization for first-time buyers and new builds. Checked .
  11. Government of Ontario — Retail sales tax on insurance premiums (8%). Checked .

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