Land transfer tax calculator

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Buying a home is an exciting process with many unexpected costs. Beyond your down payment, you’ll also be responsible for paying legal fees, appraisal costs, title transfer costs and taxes to the province or municipality (or both). 

That last item is called a land transfer tax (LTT), and it applies everywhere except in Alberta, Saskatchewan and all three territories, which instead charge land transfer fees. Despite the differences in terminology, the idea is the same: The buyer pays a one-time fee to the local government whenever a property changes hands. Below, you will find detailed information on land transfer taxes, fees and rebates:

• What is a land transfer tax?
• How is land transfer tax calculated?
• Land transfer taxes at a glance
• Land transfer taxes and fees by province and territory
• Cities that charge additional land transfer tax
• What is a first-time home buyer rebate?
• First-time home buyer land transfer tax rebates
• Other land transfer tax rebates
• Land transfer tax exemptions

What is a land transfer tax?

Most of the time, LTT is calculated as a percentage of the home’s sale price and is due when you complete your home purchase. It’s part of your closing costs, which means you’ll need the cash on hand to pay for it at closing. 

You can use a land transfer tax calculator to estimate how much you’ll need to pay. Depending on your home’s value, LTT can easily cost thousands of dollars. The fees charged in Alberta, Saskatchewan and the territories are typically much lower, but what you pay can still be in the thousands depending on the cost of the property. Finally, in Montreal and Toronto, the tax is calculated differently than in other cities in their respective provinces. See the chart below for more insight.

How is land transfer tax calculated?

Every province and territory in Canada charges on property transfers, as either a fee or a tax. And some municipalities charge a tax called municipal land transfer tax (MLTT). Most of the time, LTT is calculated as a percentage of the value of your home, and most tax rates are marginal, which means the size of the tax increases as the home’s value increases. Land transfer fees are typically based on the purchase price of the home, and they are often accompanied by a mortgage registration fee, based on the size of the mortgage used to purchase the property.

Find out how much you can expect to pay in taxes by inputting the asking prices and more into the land transfer tax calculator above.

Land transfer taxes at a glance

The following table provides an overview of the land transfer tax or fees paid in each province and territory, as well as in Toronto and Montreal, which charge a different rate than their respective provinces. The amounts listed are based on properties purchased for $711,316—the average cost of a home in Canada in May 2022.

°LTT is set by each municipality. Amount listed is based on a home purchased in Halifax.

Land transfer taxes and fees by province and territory

Alberta

Alberta is one of the few provinces in Canada that does not charge a LTT. Instead, it charges a transfer of land registration fee and a mortgage registration fee. 

• The transfer of land registration fee covers the administrative cost of changing the legal title of the land. The buyer is charged $50 plus $2 for every $5,000 of the value of the property.
• The mortgage registration fee covers the issuance of the mortgage. The buyer is charged $50 plus $1.50 for every $5,000 of the principal mortgage amount.

British Columbia

When buying property in British Columbia, the amount of the LTT is based on the value of the property. In B.C., buyers pay a marginal tax rate calculated as a percentage of the home’s value. The tax rates are: 

• 1% on the first $200,000
• 2% on the portion from $200,001 to $2,000,000
• 3% on the portion from $2,000,001 to $3,000,000
• 5% on any amount over $3,000,000

Manitoba

When buying a home in Manitoba, the LTT is based on the home’s value. Buyers also pay a flat registration fee of $70 on all transactions. The marginal tax rates in Manitoba are: 

• No tax on the first $30,000
• 0.5% on the portion from $30,001 to $90,000
• 1.0% on the portion from $90,001 to $150,000
• 1.5% on the portion from $150,001 to $200,000
• 2.0% on any amount over $200,000

New Brunswick

Property buyers in New Brunswick do not have to worry about a marginal tax rate. Instead, they are taxed at a flat rate of 1% of the value of the property. 

Newfoundland & Labrador 

In Newfoundland and Labrador, LTT is governed by the Registration of Deeds Act. Under this act, buyers pay a transfer tax based on the following formulas:

• $100 if the property value or mortgage is less than $500
• $0.40 for every $100 of property value or mortgage over $500

Nova Scotia

In Nova Scotia, home buyers are charged a municipal deed transfer tax (DTT). It varies from municipality to municipality, with most charging 1% to 1.5%.

Ontario

Home buyers in Ontario pay a percentage of their home’s value as LTT. The tax rates are:

• 0.5% on the first $55,000
• 1.0% on the portion from $55,001 to $250,000
• 1.5% on the portion from $250,001 to $400,000
• 2.0% on the portion from $400,001 to $2,000,000
• 2.5% on any amount over $2,000,000

There’s also a 15% non-resident speculation tax for anyone who is not a citizen or permanent resident of Canada but is buying property within the Greater Golden Horseshoe Region.

Prince Edward Island

In Prince Edward Island, the LTT is called the real property transfer tax (RPTT). It’s calculated as 1% of the property’s purchase price.

Quebec

Quebec’s LTT works differently than in most provinces, because it is calculated and collected by the municipalities. All properties in Quebec are taxed based on their “base amount,” which is calculated as the greater of:

• The home’s purchase price
• The amount listed on the deed of sale
• The value of the municipal assessment

Once the base amount is determined, the buyer pays LTT based on the following scale:

• 0.5% on the first $50,000
• 1.0% on the portion from $50,001 to $250,000
• 1.5% on any amount over $250,000

Saskatchewan

Saskatchewan doesn’t charge LTT. Instead, the buyer pays a land title or abstract transfer fee. This fee may be bundled into the buyer’s legal fees and is charged based on the home’s value:

• No fee if the value is less than $500
• $25 fee if the value is between $501 and $8,400
• 0.3% of the total value if it is $8,401 or more

Buyers also have to pay $166 to register the mortgage.

Northwest Territories

In the Northwest Territories, buyers pay both a land transfer fee and a mortgage fee. The fees are calculated based on the property’s value:

• $1.50 for each $1,000 in value up to $1,000,000, with a minimum fee of $100
• $1,500 for properties valued up to $1,000,000 plus $1 for each $1,000 thereafter

The mortgage fee is calculated similarly:

• $1.00 for each $1,000 in value, with a minimum fee of $80.00.

Nunavut

Nunavut does not charge LLT. However, buyers must pay two different fees: land registration fee and a mortgage registration fee.

For properties valued at $1,000,000 or less, there is a land registration fee of $1.50 for every $1,000 of home value, subject to a minimum fee of $60. For properties value at more than $1,000,000, the fee is $1,500 plus $1 for every $1,000 over $1,000,000.

Buyers must also pay a fee to register the mortgage, calculated as $1 for each $1,000 of mortgage amount, subject to a minimum fee of $40.

Yukon

The territorial government charges three different levies, which make up the total land transfer fee.

If the purchase price of the home has increased since the time of the last transfer, an assurance fee is charged. For the first $10,000 of additional declared value, there is a fee of $20. An additional $10 is applied for every additional $10,000 in declared value beyond that.

There is also a flat land transfer fee, based on the price of the property:

• $50 for properties valued at less than $100,000
• $150 for properties valued from $100,001 to $500,000
• $350 for properties valued from $500,001 to $3,000,000
• $550 for properties valued from $3,000,001 to $10,000,000
• $750 for properties valued at more than $10,000,000

Also, there is a flat mortgage registration fee, based on the value of the mortgage used to purchase the home:

• $50 for mortgages of $100,000 or less
• $100 for mortgages between $100,000 and $499,999
• $200 for mortgages between $500,000 and $999,999
• $400 for mortgages between $1,000,000 and $4,999,999

Cities that charge additional land transfer tax

Toronto

While most Canadian cities do not charge homeowners municipal LTTs, Toronto is one of the exceptions to this rule. Toronto’s MLTT applies to properties purchased within Toronto only (meaning the region that stretches from Steeles Avenue to Lake Ontario and from Etobicoke to Scarborough). The tax rates are: 

• 0.5% on the first $55,000
• 1.0% on the portion from $55,001 to $250,000
• 1.5% on the portion from $250,001 to $400,000
• 2.0% on the portion from $400,001 to $2,000,000
• 2.5% on any amount over $2,000,000

MLTT is charged in addition to the taxes paid to the province of Ontario. 

Montreal

Like in the rest of Quebec, Montreal’s MLTT is based on the property’s “base amount,” which is calculated as the greater of:

• The property’s purchase price
• The amount on the deed of sale
• The market value as determined by an assessment and increased by the following comparative factors:

• 1.06 for properties sold in 2021
• 1.00 for properties sold in 2020
• 1.04 for properties sold 2019

Montreal differs from other municipalities in how it taxes properties. Since properties tend to have a higher value in Montreal than the rest of Quebec, there are additional tax rates for higher value properties.

Once the base amount has been determined, MLTT is charged according to this schedule. The rates are revised every year: 

• 0.5% on the first $52,800
• 1.0% from $52,801 to $264,000
• 1.5% from $264,001 to $527,900
• 2.0% from $527,901 to $1,055,800
• 2.5% from $1,055,800 to $2,041,900
• 3% on any amount above $2,041,900

What is a first-time home buyer rebate?

Anyone who buys property in Canada will either pay LTTs or a land transfer fee, depending on the location, so it’s essential to plan for this expense. That said, first-time home buyers may qualify for rebates in certain regions. The land transfer tax calculator will automatically display applicable rebates. Below you’ll find a complete list of refunds available in Canada.

First-time home buyer land transfer tax rebates

Here are the maximum rebates you can receive in Canada:

• Ontario: $4,000 refund
• British Columbia: Full tax amount for homes purchased for $500,000 or less; a partial refund for homes purchased for more than $500,000 and less than $525,000
• Prince Edward Island: Full tax amount for homes purchased for under $200,000
• City of Toronto: $4,475 refund

These rebates are only available for first-time homebuyers. To qualify for these rebates, you must generally meet the following criteria:

• You have never previously owned a home
• You are a Canadian citizen or permanent resident of Canada.
• You are purchasing a newly constructed or resale residential property
• You are at least 18 years of age
• You will occupy the home as your principal residence no later than nine months after purchase
• If you have a spouse or common-law partner, they cannot have previously owned a home

The requirements listed above apply to all provincial rebates, but some provinces may have their own extra requirements. For example, in British Columbia, you’ll need to have lived in B.C. for at least a year before the date you register the property and have filed at least two income tax returns as a B.C. resident.

Always double check the requirements in your province.

Other land transfer tax rebates

Home buyers in B.C. may qualify for a rebate under a newly built home exemption. If eligible, a refund if calculated based on the purchase price of the property:

• Homes purchased for $750,000 or less are eligible for a full tax refund.
• Homes purchased for more than $750,000 and less than $800,000 are eligible for a partial tax refund.

Land transfer tax exemptions

Some provinces, like Ontario, also have exemptions to what properties qualify for LTT. Here are some standard exemptions: 

• Transfers between spouses
• Transfers from an individual to their family business corporation
• Transfers of farmland between family members
• Transfers of a lease from a non-profit or charity
• The breakdown of a marriage

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