Guide to 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. Buyers are required to pay a tax based on the property's purchase price when ownership is transferred. Alberta and Saskatchewan are the only provinces that don't charge land transfer tax, though buyers must still pay smaller land title transfer and registration fees. 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 tax is calculated using a tiered tax system, where different portions of a property's purchase price are taxed at different rates. The rates and tax brackets vary by province, and some municipalities, such as Toronto, charge an additional municipal land transfer tax.

To calculate your land transfer tax, you'll need the property's purchase price and the applicable tax rates in your province. Eligible first-time home buyers may also qualify for rebates or exemptions that can reduce the amount owed. The easiest way to estimate your costs is to use our land transfer tax calculator, which automatically applies the correct rates and rebates based on your location and purchase price.

Land transfer tax by province

Ontario land transfer tax

Ontario charges land transfer tax on most property purchases. The amount you pay depends on the property's purchase price and is calculated using a tiered tax system, where different portions of the home's value are taxed at different rates.

Ontario offers a land transfer tax rebate for eligible first-time home buyers. The rebate covers the full value of the tax up to a maximum of $4,000. To qualify, you must:

• Be a Canadian citizen or permanent resident
• Be at least 18 years old
• Occupy the home as your principal residence within nine months of purchase
• Not have previously owned a home anywhere in the world
• Have a spouse who has not 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.

Does Toronto have a separate LTT?

Yes, if you're purchasing a property within the City of Toronto, you'll pay an additional Municipal Land Transfer Tax (MLTT) on top of Ontario's provincial land transfer tax. As a result, Toronto home buyers effectively pay two land transfer taxes, making closing costs significantly higher than elsewhere in Ontario.

As of April 1, 2026, Toronto also applies higher MLTT rates to eligible residential properties valued above $3 million. These luxury tax brackets range from 4.4% to 8.6% and apply to the portion of the purchase price within each applicable bracket. Buyers of high-value homes should factor these additional costs into their closing budget, as they can substantially increase the total land transfer tax payable.

*Luxury MLTT rates apply to eligible residential properties containing one or two single-family residences with a purchase price exceeding $3 million.

Eligible first-time home buyers purchasing a property in Toronto may receive a municipal land transfer tax rebate of up to $4,475. This rebate is available in addition to Ontario's provincial rebate, meaning qualifying buyers could receive up to $8,475 in combined land transfer tax relief.

British Columbia land transfer tax

British Columbia's Property Transfer Tax (PTT) is paid when a property changes ownership. Like Ontario's land transfer tax, BC's property transfer tax uses a marginal tax system, meaning different portions of the property's value are taxed at different rates. British Columbia also applies higher tax rates on high-value residential properties.

Eligible first-time home buyers may qualify for a full property transfer tax exemption on homes valued at $500,000 or less. For homes valued between $500,000 and $525,000, a partial exemption may be available.

To qualify, you must:

• Be a Canadian citizen or permanent resident
• Have lived in BC for at least 12 consecutive months before the property is registered, or filed at least two BC income tax returns in the previous six years
• Have never owned a home anywhere in the world
• Have never previously received a first-time home buyer exemption or refund
• Use the property as your principal residence
• Purchase a property with a fair market value of $500,000 or less and land size of 0.5 hectares or less for the full exemption

Alberta land title transfer fees

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 fees

Saskatchewan does not charge land transfer tax. Instead, home buyers pay a land title transfer fee when ownership of a property is transferred. While this fee increases with the property's value, it is generally much lower than the land transfer taxes charged in many other provinces.

Saskatchewan also charges a $160 mortgage registration fee when a new mortgage is registered against the property.

Manitoba land transfer tax

Manitoba charges land transfer tax on property purchases, with the amount based on the property's value.

In addition to land transfer tax, buyers must also pay a title registration fee when the property transfer is registered.

Quebec land transfer tax

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

Outside Montreal, municipalities generally apply the following rates:

Montreal land transfer tax

Montreal has its own land transfer tax rates, which are higher than those used in many other parts of Quebec, particularly for higher-value homes. 

Quebec does not offer a traditional land transfer tax rebate. However, first-time home buyers may qualify for a refundable tax credit of up to $5,875 to offset municipal transfer duties paid on a qualifying home purchase. Quebec also offers a Home Buyers' Tax Credit worth up to $1,400 for eligible purchasers.

New Brunswick Real Property Transfer Tax Act

New Brunswick charges a Real Property Transfer Tax of 1% of the property's assessed value when ownership is transferred. The tax is typically paid by the buyer as part of their closing costs. For a property assessed at $500,000, the Real Property Transfer Tax would be $5,000. New Brunswick does not currently offer a province-wide land transfer tax rebate for first-time home buyers.

Prince Edward Island land transfer tax

Prince Edward Island (PEI) charges a Real Property Transfer Tax equal to 1% of the greater of the property's purchase price or assessed value. No transfer tax is charged on properties valued below $30,000.

Eligible first-time home buyers may qualify for an exemption from PEI's Real Property Transfer Tax. To qualify, buyers must:

• Be at least 18 years old
• Be a Canadian citizen or permanent resident
• Have not previously owned a principal residence anywhere in the world
• Have not previously received a PEI first-time home buyer exemption
• Intend to occupy the property as their principal residence

If a buyer does not qualify at the time of purchase because they have not yet met the residency requirement, they may be eligible to apply for a refund after occupying the home as their principal residence for at least 183 consecutive days. If there is more than one purchaser, all purchasers must qualify as first-time home buyers in order to receive the exemption.

Nova Scotia land transfer tax

In Nova Scotia, land transfer tax is administered by individual municipalities rather than the provincial government. Often referred to as a Deed Transfer Tax, the rate varies depending on where the property is located and generally ranges from 0.5% to 1.5% of the purchase price.

The Halifax Regional Municipality charges one of the highest rates in the province, with a Deed Transfer Tax of 1.5% of the property's purchase price. 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 tax

The Northwest Territories does not charge a traditional land transfer tax based on a percentage of the purchase price. Instead, buyers pay registration fees based on both the property's value and the mortgage amount.

Newfoundland and Labrador registration fees

Newfoundland and Labrador does not charge a traditional land transfer tax. Instead, buyers pay registration fees under the Registration of Deeds Act when a property transfer or mortgage is registered.

Yukon Territory Land Titles Act

Yukon does not charge a traditional land transfer tax. Instead, buyers may pay up to three separate fees when purchasing a property: an assurance fee, a title transfer fee, and a mortgage registration fee.

• 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 $20 for the first $10,000 of additional declared value and $10 for each additional $10,000 of declared value thereafter.
• Title 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.

• Mortgage fees: The flat fee you will pay on your mortgage depends on the value of the mortgage you take out. 

For a home purchased for $500,000 with a $400,000 mortgage, the title transfer fee would be $350 and the mortgage registration fee would be $100, for total registration costs of $450, plus any applicable assurance fee.