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Closing Cost Calculator — Ontario & Toronto
Closing costs in Ontario typically run 1.5% to 4% of the purchase price, and land transfer tax is the largest piece. Ontario charges a graduated tax from 0.5% to 2.5%, and a property inside Toronto pays a municipal land transfer tax on top at nearly the same rates — effectively doubling the bill. First-time buyers can claim up to $4,000 back provincially and up to $4,475 more in Toronto. This calculator estimates the full Ontario closing cost total, with or without the Toronto tax.
Short answer
How much are closing costs in Ontario?
Ontario buyers pay provincial land transfer tax on a graduated scale, plus a second municipal land transfer tax of similar size if the property is inside the City of Toronto. Add legal fees and disbursements, title insurance, an appraisal, a home inspection, and property tax adjustments. First-time buyers can claim rebates against both the provincial and the Toronto municipal tax, which your lawyer applies at closing.
Your purchase
20% or more down — no default insurance
Licensed in British Columbia, Alberta and Ontario.
Cash needed at closing
$16,625
2.2% of the purchase price, on top of the down payment
- Land transfer tax
- $11,475
- Legal fees & disbursements
- $1,500
- Title insurance
- $350
- Home inspection
- $600
- Appraisal
- $400
- Property tax & utility adjustments
- $800
- Moving costs
- $1,500
Estimates only. Legal fees, adjustments and rebate eligibility vary by transaction — confirm the final figures with your lawyer or notary before completion.
Results are estimates for general guidance only and do not constitute an offer of credit. Actual figures depend on lender policy, credit history, and verified documentation. Call (604) 780-5173 for exact numbers.
Key takeaways
- Ontario land transfer tax on an $800,000 home is $12,475; inside Toronto the total is roughly $24,950.
- First-time buyers get up to $4,000 refunded provincially and up to $4,475 more in Toronto.
- Ontario charges 8% PST on the default insurance premium, payable in cash at closing.
- Legal fees in Ontario typically run $1,200 to $2,500 including disbursements.
- The Toronto municipal land transfer tax applies inside the City of Toronto only — Mississauga, Vaughan and Markham do not charge it.
- Non-residents buying in Ontario pay a 25% Non-Resident Speculation Tax on top of the standard land transfer tax.
Ontario land transfer tax rates
Ontario taxes the purchase price in brackets, so the marginal rate rises with the price. The tax is calculated on the full consideration and paid on registration by your lawyer at closing.
- 0.5% on the first $55,000
- 1.0% from $55,000 to $250,000
- 1.5% from $250,000 to $400,000
- 2.0% from $400,000 to $2,000,000
- 2.5% above $2,000,000 on one- and two-family residences
The Toronto municipal land transfer tax
A property inside the City of Toronto pays a second land transfer tax that mirrors the provincial brackets up to $2 million, then escalates further on luxury properties — 2.5% to $3 million, rising in steps to 7.5% above $20 million.
In practical terms, a Toronto buyer pays roughly double the transfer tax of a buyer in the surrounding 905 region. On a $1,200,000 home the provincial tax is $20,475 and Toronto adds another $20,475, for nearly $41,000 due in cash on closing day.
First-time buyer rebates in Ontario
The provincial refund is up to $4,000, which fully covers the land transfer tax on a home priced at $368,000 or less. Toronto's municipal rebate is up to $4,475. Both apply automatically through your lawyer at closing if you qualify.
To be eligible you must be at least 18, a Canadian citizen or permanent resident, never have owned a home anywhere in the world, and occupy the property as your principal residence within nine months. If your spouse has owned a home during your relationship, you are not eligible.
The rest of an Ontario closing
Beyond the transfer tax, budget $1,200 to $2,500 for legal fees and disbursements, $250 to $500 for title insurance, $400 to $800 for an inspection, and $300 to $600 for an appraisal if the lender requires one.
Property tax and utility adjustments reimburse the seller for anything prepaid past the closing date. If you are putting less than 20% down, add 8% PST on the default insurance premium — roughly $1,600 on a $500,000 mortgage with 5% down.
Worked example
Example: $900,000 Toronto condo, 20% down, not a first-time buyer
| Purchase price | $900,000 |
|---|---|
| Down payment (20%) | $180,000 |
| Ontario land transfer tax | $14,475 |
| Toronto municipal land transfer tax | $14,475 |
| Legal fees and disbursements | $1,800 |
| Title insurance | $400 |
| Status certificate and review | $400 |
| Tax and utility adjustments | $900 |
| Cash needed at closing | about $32,450 |
Closing costs are about 3.6% of the price, almost 90% of it land transfer tax. The same condo in Mississauga would cost roughly $14,475 less, because there is no municipal land transfer tax outside the City of Toronto.
Frequently asked questions
How much are closing costs in Ontario?
Usually 1.5% to 4% of the purchase price outside Toronto, and 3% to 5% inside it. Land transfer tax is the dominant cost: $12,475 provincially on an $800,000 home, doubled to roughly $24,950 in Toronto.
How is Ontario land transfer tax calculated?
In brackets: 0.5% on the first $55,000, 1% to $250,000, 1.5% to $400,000, 2% to $2 million, and 2.5% above that on one- and two-family homes. The tax is paid by the buyer at registration.
Do I pay Toronto land transfer tax in Mississauga or Brampton?
No. The municipal land transfer tax applies only inside the City of Toronto. Mississauga, Brampton, Vaughan, Markham, Oakville and the rest of the GTA pay the provincial tax only.
How much is the first-time buyer land transfer tax rebate in Ontario?
Up to $4,000 provincially, which covers the full tax on a home at $368,000 or less. Inside Toronto you can also claim up to $4,475 of the municipal tax, for a combined maximum of $8,475.
What is the closing cost on a $1,000,000 house in Toronto?
Land transfer tax alone is $16,475 provincially plus $16,475 municipally, about $32,950. With legal fees, title insurance, adjustments and an inspection the total is usually $35,000 to $38,000 in cash.
When do I pay Ontario closing costs?
On the completion date. Your lawyer requests the certified funds a day or two beforehand and pays the land transfer tax at registration. The inspection and any deposit are paid earlier, at the offer stage.
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