Land Transfer Tax

What is land transfer tax? 

Land transfer tax (LTT) is often overlooked when considering the total cost of purchasing a home, but it can be a considerably large closing cost. All provinces have a land transfer tax, except Alberta and Saskatchewan, who instead levy a much smaller transfer fee. In most provinces the tax is calculated as a percentage of property value, using asking price as a close estimate. Home buyers in Toronto, however, also incur an additional municipal tax.

To help offset the cost, Ontario, British Columbia, Prince Edward Island and the City of Toronto offer land transfer tax rebates for first-time home buyers.

How to calculate land transfer tax

Land transfer taxes are calculated based on the purchase price of your property. Each province sets its own land transfer tax rates, as do some municipalities. Use the calculator above to find the land transfer tax based on your location, or keep reading to find out how land transfer tax is calculated where you live.

Ontario land transfer tax¹

Ontario land transfer tax rates were last updated in 2017. This change introduced a $2 million tax bracket, but left the marginal rates and cutoffs for the lowest four price brackets unchanged. A non-resident speculation tax of 15% was also added for the Greater Golden Horseshoe Region.

To see how land transfer tax is calculated on a home purchased in Ontario, watch the video below. Note that while this video was created before the $2 million bracket was introduced, the calculations are still correct.

Ontario first-time home buyer land transfer tax refund²

The Ontario land transfer tax refund is equal to the full value of the land transfer tax up to a maximum of $4,000.

Eligibility

• The buyer must be a Canadian citizen or permanent resident of Canada
• The buyer must be older than 18 years
• The buyer must occupy the home within nine months of purchase
• The buyer cannot have owned a home anywhere in the world
• The buyer's spouse cannot have owned a home while being your spouse

Based on Ontario land transfer tax rates, the refund will cover the fully taxed amount on houses up to $368,000. For houses over $368,000, home buyers will receive the maximum $4,000 refund and have to pay the remaining LTT balance. To obtain this refund, you need to apply within 18 months after the purchase of the home.

Toronto land transfer tax³

If purchasing a home in Toronto, there is an additional municipal land transfer tax (MLTT). Toronto’s land transfer tax applies within the following boundaries: Steeles Avenue as the north border, Etobicoke as the west border, Scarborough as the east border and Lake Ontario as the south border.

On January 1, 2024, the City of Toronto introduced an additional threshold for its MLTT, for homes valued at $3 million and above, that contain a maximum of two single-family residences. The new levy starts at 3.5% of the home’s value, and ranges up to 7.5% for homes valued at $20 million and above.

Read: Land transfer rates to rise for some Toronto buyers in January

Toronto first-time home buyer land transfer tax rebate⁴

First-time home buyers in Toronto of new and resale homes are eligible to receive a rebate up to a maximum of $4,475.

Eligibility

• The buyer must be a Canadian citizen or permanent resident of Canada
• The buyer must be older than 18 years
• The buyer must occupy the home within nine months of purchase
• The buyer cannot have owned a home anywhere in the world
• The buyer's spouse cannot have owned a home while being your spouse

British Columbia land transfer tax⁵

Land transfer taxes in British Columbia are calculated in a similar way to Toronto, though with fewer property value brackets. BC also levies a much higher marginal tax rate on high-value residential homes.

British Columbia first-time home buyer land transfer tax rebate⁶

First-time home buyers are eligible to receive a full land transfer tax refund on homes purchased for up to $500,000. On homes purchased for between $500,000 - $525,000, the first-time home buyer will be eligible for a partial refund.

Eligibility

You can qualify for the first-time home buyer land transfer tax rebate if:

• You are Canadian citizens or permanent residents as determined by Immigration Canada
• You have lived in British Columbia for 12 consecutive months prior to the date the property is registered or have filed two income taxes in British Columbia in the six years before the property is registered
• You have never owned an interest in a principal residence anywhere in the world at any time
• You have never received a first-time home buyers' exemption or refund

Your property qualifies for the first-time home buyer land transfer tax rebate if:

• The fair market value of the property is less than $500,000
• The land is (0.5) hectares or smaller
• The property will only be used as your primary residence

For more information, see the Government of British Columbia website.

Alberta land title transfer fees⁷

Alberta does not have a land transfer tax. However, it does charge a Transfer of Land registration fee AND a mortgage registration fee.

Transfer of Land registration fee: This administration fee covers the actual name change of the land. There's a base fee of $50 plus an additional $2 charge for every $5,000 of the fair market value of the property (or part thereof).

Mortgage registration fee: This administration fee covers the issuance of your mortgage. There's a base fee of $50 plus an additional $1.50 charge for every $5,000 of the principal mortgage amount (or part thereof).

Saskatchewan land title transfer fees⁸

Though Saskatchewan does not have a land transfer tax, they do have a land title fee. This fee is often paid by your lawyer when they are filling out the land title form on your behalf. For most properties, the Saskatchewan title transfer fee is 0.3% of the property's value.

Saskatchewan also levies a $160 fee for the registration of a new mortgage.

Manitoba land transfer tax⁹

In Manitoba, there is a progressive land transfer tax based on property price, along with a set title registration fee. Here are the current land transfer tax rates for Manitoba:

There is no land transfer tax rebate for first-time home buyers in Manitoba.

Quebec land transfer tax¹⁰

Land transfer tax in Quebec (known as "taxe de bienvenue" in French) is different outside of Montreal. The tax is collected and calculated at the municipal level. The base amount (i.e. the value of the property) used in the calculation is first determined to be the greater of:

• The purchase price of the property
• The amount listed on the Deed of Sale
• The market value of the property determined by a municipal assessment roll increased by a comparative factor

Once the base amount is determined, land transfer tax in Quebec is then governed by the following scale:

Montreal land transfer tax¹¹

The calculation for land transfer tax in Montreal is a little different than the rest of Quebec. The base amount (i.e. the value of the property) that is used in the calculation is determined to be the greater of:

• The purchase price of the property
• The amount listed on the Deed of Sale
• The market value of the property determined by the Montreal assessment roll increased by a comparative factor*

*This is the comparative factor used in the assessment roll

Calculating the land transfer tax in Montreal once the value of the property has been determined is then governed by the following scale:

New Brunswick Real Property Transfer Tax Act¹²

In New Brunswick, the land transfer tax is currently 1.0% of the assessed value of the property. For example, on a purchase of a house assessed to be worth $100,000, the tax payable is $1,000.

Prince Edward Island land transfer tax¹³

In Prince Edward Island (PEI), land transfer tax (otherwise referred to as Real Property Transfer Tax) is calculated as follows:

• 1% of the greater of purchase price or property value
• In cases where the property value is less than $30,000, no transfer tax is charged

Prince Edward Island first-time home buyer land transfer tax rebate¹⁴

First-time home buyers who are purchasing in PEI are exempt from paying land transfer tax under the following circumstances:

• Property value and purchase prices are below $200,000
• Individuals are occupying home as primary residence

Also, if there is more than one purchaser, both purchasers must qualify as a first-time home buyer.

Nova Scotia land transfer tax¹⁵

Each municipality in Nova Scotia sets their own land transfer tax (also known as Deed Transfer Tax), which can vary from 0.5% to 1.5% of the purchase price. For homes in the Halifax area, the land transfer tax is 1.5%.

For land transfer tax rates outside of the Halifax area, please see the Nova Scotia land transfer tax tables on our Nova Scotia land transfer tax calculator page. 

Northwest Territories land transfer tax¹⁶

In the Northwest Territories, land transfer tax is calculated as a percentage of the property value and mortgage amount as follows:

• $1.50 for every $1,000 or part thereof of property value (subject to a minimum charge of $100)
• $1 for every $1,000 or part thereof of property value (for part of property value greater than $1,000,000)
• $1 for every $5,000 or part thereof of mortgage amount (subject to a minimum charge of $80)

Newfoundland Registration of Deeds Act¹⁷

In Newfoundland and Labrador, the Registration of Deeds Act, also known as the land transfer tax, is levied on the property value or the mortgage amount as follows:

• For properties or mortgages under $500, only a flat fee of $100 is charged
• For properties exceeding $500, a flat fee of $100 is charged plus $0.40 for every hundred dollars over $500

Yukon Territory Land Titles Act¹⁸

Fee #1: Assurance Fees

This fee is only applicable if your purchase price is greater than the value of the property at the time of its last transfer, in which case you would incur the following fees:

• $20 for: First $10,000 of additional declared value

• $10 for: Each additional $10,000 onwards of additional declared value

For example, if you recently purchased a property for $100,000 but its value at the time of the last transfer was $80,000, there will be an additional $20,000 of declared value. Therefore, your assurance fee will be $30 ($20 on the first $10,000 and $10 on the remaining $10,000).

Fee #2: Transfer Fees

When purchasing a property, you will also need to pay a flat title transfer fee, which will depend on the purchase price of your property. See the rates below to find the fee that applies to the value of your property.

Fee #3: Mortgage Fees

The flat fee you will pay on your mortgage depends on the value of the mortgage you take out. See the chart below for the fee that applies with the value of your mortgage.

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References and Notes

1. Calculating Land Transfer Tax, Ontario Ministry of Finance
2. Land Transfer Tax Refunds for First-Time Homebuyers, Ontario Ministry of Finance
3. Municipal Land Transfer Tax, City of Toronto
4. Municipal Land Transfer Tax Rebate Opportunities, City of Toronto
5. Property Transfer Tax, Government of British Columbia
6. First Time Home Buyers Program, Government of British Columbia
7. Land Titles Act - Tariff of fees regulation, Service Alberta
8. Land Titles Fees, Information Services Corporation (ISC)
9. Land Transfer Tax, Government of Manitoba
10. Transfer Tax, The Government of Quebec
11. The City of Montreal – Finance Department
12. Government of New Brunswick
13. Real Property Transfer Tax, Government of PEI, 2010-08-01
14. First Time Home Buyer Requirements, Governement of PEI
15. Deed Transfer Tax, Government of Nova Scotia
16. Land Titles Fees, Government of North West Territories
17. Government of Newfoundland and Labrador
18. Yukon Territory, Land Titles Office