Ontario Land Transfer Tax Worksheet

Pencil in your numbers and get a working estimate of the land transfer tax you'll owe on closing.

Who this is for: Anyone buying property in Ontario who wants to budget for land transfer tax before closing. What you'll get: A step-by-step worksheet you fill in yourself — your purchase price, whether the property is in Toronto, and whether you're a first-time buyer — plus two worked examples and a blank table to estimate your own number.

⚖️ This is a general guide, not legal advice. It can't account for your specific situation. Use it to get oriented, then confirm the details with a licensed Ontario lawyer.

Read this first

When you buy property in Ontario, you pay land transfer tax (LTT) — a one-time tax based on the purchase price, due on closing. There are two things every buyer should understand:

1. Provincial LTT is a sliding scale. It isn't a flat percentage. The rate steps up across price bands, so higher-priced homes pay a higher effective rate. Everyone buying in Ontario pays this.
2. In the City of Toronto, there's a second tax. The Municipal Land Transfer Tax (MLTT) is charged on top of the provincial tax, on its own sliding scale, for properties within Toronto's city limits. If your property is in Mississauga, Ottawa, Hamilton, or anywhere outside Toronto, you pay only the provincial tax.

⚠️ This worksheet does not quote the tax brackets or rates. They change, and using a stale number could throw your budget off badly. Look up the current provincial rates at ontario.ca and the current Toronto MLTT rates at toronto.ca, or use their official calculators. Then bring the numbers into this worksheet. Your lawyer calculates the exact amount for closing.

Step 1 — Your purchase price

This is the price in your Agreement of Purchase and Sale. LTT is generally based on the value of the consideration — usually the purchase price.

Purchase price:                       $ ____________________

Step 2 — Is the property in the City of Toronto?

This determines whether the second (municipal) tax applies. "Toronto" means within the City of Toronto's boundaries — not the broader GTA. Mississauga, Brampton, Vaughan, Markham, and the rest are not the City of Toronto.

Is the property inside the City of Toronto?     ☐ Yes      ☐ No

→ If YES: you'll pay BOTH provincial LTT and Toronto MLTT.
→ If NO:  you'll pay ONLY provincial LTT.

Step 3 — Are you a first-time buyer?

First-time buyers may qualify for a rebate that reduces the LTT. Ontario offers a provincial first-time buyer rebate, and the City of Toronto offers a separate rebate on its municipal tax. Eligibility rules apply — for example, you generally must be buying your first home, intend to live in it, and meet other conditions.

Are you (and your co-buyers) first-time buyers?     ☐ Yes      ☐ No

If YES, you may be able to claim:
  ☐ Provincial first-time buyer rebate
  ☐ Toronto first-time buyer rebate (only if the property is in Toronto)

💡 As of writing, both rebates exist, but the maximum amounts and eligibility rules change. Verify the current rebate maximums and conditions at ontario.ca and toronto.ca, and let your lawyer confirm what you qualify for and apply it on closing.

Step 4 — Look up the current tax and fill in the blanks

Using the official rates or calculators, work out each line. (The brackets and rebate caps are deliberately left blank here — fill in today's figures.)

A) Provincial land transfer tax (sliding scale on purchase price)
   From ontario.ca calculator:                       $ ____________________

B) Toronto MLTT (only if property is in Toronto)
   From toronto.ca calculator:                        $ ____________________
   (Enter $0 if the property is NOT in Toronto)

C) Subtotal before rebates  (A + B)                   $ ____________________

D) Provincial first-time buyer rebate (if eligible)   – $ ____________________

E) Toronto first-time buyer rebate (if eligible)      – $ ____________________

F) ESTIMATED LAND TRANSFER TAX  (C − D − E)           $ ____________________

✅ Line F is your working estimate. It is not a quote — your lawyer produces the exact figure on your Statement of Adjustments.

Two worked scenarios (illustration only)

The dollar amounts below are made-up placeholder figures to show how the worksheet flows — they are not real tax amounts. Always use current official rates for your own numbers.

Scenario A — First-time buyer, property outside Toronto

Imagine a first-time buyer purchasing a home in Mississauga. Because the home is outside Toronto, there's no municipal tax. As a first-time buyer, they claim the provincial rebate.

Takeaway: outside Toronto, there's only one tax to worry about, and the first-time buyer rebate may reduce — sometimes eliminate — the provincial portion for lower-priced homes. Whether it fully covers it depends on the current rebate maximum and your price.

Scenario B — Non-first-time buyer, property in Toronto

Now imagine a repeat buyer (not a first-time buyer) purchasing a condo in the City of Toronto. They pay both taxes and qualify for no rebate.

Takeaway: buying in Toronto without first-time buyer status means two taxes and no rebate — often a substantially larger LTT bill than the same-priced home bought elsewhere or by a first-time buyer. Budget for it early.

Your turn — blank estimate table

Fill this in with current figures from the official sources:

A few things people get wrong

⚠️ "Toronto" is the city, not the GTA. Plenty of buyers assume anything near Toronto pays the municipal tax. Only properties inside the City of Toronto's boundaries do.

⚠️ Land transfer tax is separate from your other closing costs. It doesn't include your legal fees, title insurance, or adjustments — budget for those on top.

⚠️ Rebate rules are specific. Being "new to home-ownership" isn't the only test. Spousal history, residency intentions, and other conditions can affect eligibility. Confirm with your lawyer.

Mini-FAQ

Is land transfer tax the same everywhere in Ontario? The provincial tax is. The municipal tax exists only in the City of Toronto, charged on top. Other municipalities don't levy their own LTT.

When do I pay it? On closing. Your lawyer collects it as part of your balance due on closing and remits it when the transfer is registered.

Can I roll it into my mortgage? Land transfer tax is generally a closing cost you pay with your own funds, not borrowed mortgage money. Plan to have it in cash. Confirm with your lender and lawyer.

How do I know the exact amount? Your lawyer calculates it precisely on your Statement of Adjustments, including any rebate you qualify for. This worksheet is for budgeting and planning.

How Treadstone Law can help

We calculate your exact land transfer tax on closing, confirm and apply any first-time buyer rebate you qualify for, and fold it all into a clear Statement of Adjustments — with flat-fee legal pricing so you're never guessing about costs.

• Start your file online: treadstonelaw.ca/start-file
• See our flat fees: treadstonelaw.ca/pricing
• More on our real estate services: treadstonelaw.ca/real-estate
• Call us: 1-844-900-1070.

We serve all of Ontario virtually, from our Mississauga office.

This is not legal advice

This guide is general information, not legal advice. Reading it does not create a lawyer-client relationship. Ontario laws, tax rates, and government programs change, and how the law applies depends on your specific facts. For advice about your situation, speak with a licensed Ontario lawyer. Treadstone Law is licensed by the Law Society of Ontario — reach us at 1-844-900-1070 or start a file online.