Land Transfer Tax Calculator

Land Transfer Tax Across Canadian Provinces

Land transfer tax (LTT) is a one-time tax paid when you purchase or acquire land or a beneficial interest in land. The tax is due on closing day and is calculated on the purchase price (or fair market value if no consideration is paid). Ontario, British Columbia, Quebec, and most Maritime provinces charge LTT on a graduated scale. Alberta, Saskatchewan, and the territories charge land-title registration fees rather than a percentage-based tax — far below the thousands LTT provinces levy, though Alberta raised its fee in October 2024 to $50 plus $5 per $5,000 of value (about $750 on a $700,000 home). Toronto is the only Canadian city that levies its own Municipal Land Transfer Tax (MLTT) on top of the provincial LTT.

First-time home buyers can receive significant relief. Ontario offers a rebate of up to $4,000 on the provincial LTT, effectively eliminating the tax on the first $368,000 of the purchase price. Toronto provides an additional MLTT rebate of up to $4,475 for first-time buyers. In BC, first-time buyers are fully exempt from the Property Transfer Tax on homes up to $500,000. Above that the relief becomes a flat $8,000 reduction — the exact PTT owed on a $500,000 home — which applies all the way to $835,000, then phases linearly to zero between $835,000 and $860,000 (about $320 less per additional $1,000 of value). Quebec does not offer a first-time buyer rebate, but its welcome tax (droits de mutation) rates are among the lowest in Canada.

LTT on a $700,000 Home by Province (2026)

LTT is not the only closing cost to budget for, but it is often the largest. For Toronto buyers, the double-tax (provincial + municipal) on a million-dollar home comes to $32,950. To reduce your LTT burden, consider purchasing just below a bracket threshold, or structuring the transaction to qualify for first-time buyer rebates. LTT is not deductible on your personal tax return for a primary residence, but it can be added to the adjusted cost base of a rental or investment property, reducing future capital gains on sale.

What Changed for 2026

• Quebec indexed its transfer-duty brackets.For 2026, the 0.5% rate applies to the first $62,900 of the price and the 1.0% rate up to $315,000 (1.5% above that under the standard provincial schedule) — up 2.3438% from 2025’s $61,500 and $307,800 thresholds, as published in the Gazette officielle du Québec.
• Montreal’s 2026 schedule adds higher top brackets.Beyond the two indexed provincial brackets, Montreal charges 1.5% up to $552,300, 2% up to $1,104,700, 2.5% up to $2,136,500, 3.5% up to $3,113,000 and 4% above that — the schedule this calculator applies to Quebec purchases.
• Ontario’s brackets and rebate are unchanged. The provincial LTT still runs 0.5% / 1% / 1.5% / 2% with 2.5% above $2,000,000, and the first-time buyer refund is still capped at $4,000 (plus up to $4,475 on the Toronto MLTT). Toronto remains the only Canadian city with its own municipal land transfer tax.
• BC’s Property Transfer Tax structure is stable. The 1% / 2% / 3% / 5% brackets are unchanged, and the additional property transfer tax for foreign buyers in designated regions is a flat 20% on top of the regular PTT.
• Alberta’s value-based registration fees continue.Since October 2024, land-title fees are $50 plus $5 per $5,000 of value — charged once on the property transfer and again on the mortgage registration. On a $700,000 home with a $560,000 mortgage, that is $750 + $610 = $1,360 all-in, still no land transfer tax in Alberta, Saskatchewan or the territories.

Worked Example: The Same $700,000 Home in Toronto and Montreal

Land transfer tax is marginal, like income tax: each rate applies only to the slice of the price inside its bracket. Here is the bracket-by-bracket math this calculator runs for a $700,000 purchase — first in Toronto, where the Ontario LTT and the municipal MLTT are stacked, then in Montreal under the 2026 schedule.

The same house therefore carries $20,950.00 of transfer tax in Toronto but $9,349.00 in Montreal — an $11,601 gap driven almost entirely by Toronto’s second, municipal layer. Outside Montreal, Quebec’s standard schedule caps out at 1.5% above $315,000, so the bill drops to $8,610.50: Montreal’s extra 2% bracket above $552,300 adds $738.50 on this price. And in Calgary or Edmonton the transfer tax line is $0 — only registration fees of roughly $750 (plus about $610 to register a $560,000 mortgage) apply.

First-time buyers change the picture substantially. In Toronto, the $4,000 provincial refund and $4,475 municipal rebate cut the $20,950.00 bill to $12,475.00; elsewhere in Ontario the same refund leaves $6,475.00. In BC, a first-time buyer at $700,000 gets the flat $8,000 reduction against the $12,000.00 PTT, for a net bill of $4,000.00. Quebec offers no first-time buyer relief on its transfer duties, so the Montreal figure stands regardless of buyer status.