Toronto land transfer tax (Ontario LTT + Municipal LTT) Calculator

How much is Toronto land transfer tax?

Toronto land transfer tax on a $1,000,000 home is $32,950: $16,475 to Ontario and $16,475 to the City. Up to $3,000,000 the two taxes are the same, so a Toronto buyer pays double what a buyer in Mississauga, Vaughan or Markham pays on the same price. The City’s higher luxury rates apply only above $3,000,000.

City of Toronto land transfer tax on luxury homes from April 2026

City Council approved graduated MLTT rates for high-value homes on 17 December 2025 (item 2025.EX28.1). They apply to transfers from 1 April 2026. The rate on each slice above $3,000,000 now climbs from 4.40% to 8.60%. Like all the brackets, these rates apply only to the part of the price inside each band.

For a $3,500,000 house the City tax works out like this. The first $3,000,000 costs the same as under the Ontario schedule. The next $500,000 is taxed at 4.40%. The total MLTT is $83,475, against $73,975 for the province, which keeps its top rate of 2.5%.

Claiming both Toronto first-time buyer rebates

A first-time buyer in Toronto can claim two separate rebates: up to $4,000 from Ontario and up to $4,475 from the City. The City rebate equals the MLTT on a $400,000 home. On a $800,000 condo, the rebates cut the bill from $24,950 to $16,475.

Both rebates are usually claimed by your lawyer when the deed is registered. If they were missed, each one has its own after-the-fact process with an 18-month deadline. The City asks for its rebate application forms, the registered deed, the agreement of purchase and sale, the statement of adjustments, proof of citizenship or permanent residence, and proof of occupancy for each first-time buyer. Utility and property tax bills are not accepted as proof of occupancy, but a phone bill or driver’s licence showing the address is. Applications made after registration carry a processing fee, so it pays to claim at closing.

The City’s tests mirror Ontario’s. You must be 18 or older, move in within nine months, and never have owned a home anywhere. If you have a spouse, they must not have owned a home while married to you. The City also accepts a buyer who becomes a citizen or permanent resident within 18 months.

Toronto foreign buyer taxes: NRST plus MNRST

A foreign buyer in Toronto pays four taxes: Ontario LTT, Toronto MLTT, the Ontario NRST (25%) and, since 1 January 2025, the Toronto Municipal Non-Resident Speculation Tax (10%). On a $1,000,000 home, the speculation taxes add $350,000 to the $32,950 of ordinary tax, for $382,950 in total.

The MNRST applies to the full price of land with one to six single-family residences. The City exempts Ontario Immigrant Nominees with pending permanent residence applications, protected persons, and foreign nationals buying with a spouse who is a citizen or permanent resident. A foreign buyer who becomes a permanent resident within four years can apply for an MNRST rebate within 90 days of becoming one, provided they own the home alone or with their spouse and live in it as their principal residence.

Before any of this applies, check that the purchase is allowed at all. The federal Prohibition on the Purchase of Residential Property by Non-Canadians Act, extended by Finance Canada to 1 January 2027, bars most non-citizens and non-permanent residents from buying homes in census metropolitan areas such as Toronto. Buyers who fall within CMHC’s exceptions, such as a work-permit holder with at least 183 days of validity left, can buy, but they still owe the NRST and MNRST unless one of the Ontario or City exemptions above applies.

When Toronto land transfer tax is paid

The MLTT is due when the transfer is registered, at the same time as the Ontario tax, and your lawyer pays both through the same electronic registration. The MLTT has applied to closings on or after 1 February 2008, and its rules cover dispositions of a beneficial interest as well as registered conveyances, so holding title through a trust or nominee does not avoid it. The City can audit, and it requires records to be kept for seven years.