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Land Transfer Tax Calculator — BC, Alberta & Ontario
Land transfer tax is a one-time provincial tax paid when a property changes hands, due in cash on closing. British Columbia calls it Property Transfer Tax and charges 1% on the first $200,000, 2% up to $2 million, and 3% above that. Ontario has its own graduated scale plus a second municipal tax inside Toronto. Alberta charges no land transfer tax at all — only small land title registration fees.
Short answer
How much land transfer tax will I pay in Canada?
Land transfer tax is a one-time provincial tax paid by the buyer on closing, calculated on the purchase price in graduated brackets. British Columbia calls it property transfer tax, Ontario charges provincial land transfer tax with an additional municipal tax inside Toronto, and Alberta charges no transfer tax at all — only small land and mortgage registration fees. First-time buyer rebates or exemptions exist in BC and Ontario and are applied at closing by your lawyer or notary.
Property details
Licensed in British Columbia, Alberta and Ontario.
Adds municipal LTT (MLTT).
Applies rebates where available.
Total payable at closing
$11,475.00
Ontario
Estimates based on current published rates. Verify with your lawyer for exact closing figures.
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
- Land transfer tax is a provincial tax paid in cash at closing and cannot be added to the mortgage.
- Toronto charges a municipal land transfer tax on top of Ontario's, roughly doubling the bill.
- Alberta and Saskatchewan have no land transfer tax — only modest registration fees.
- BC Property Transfer Tax: 1% on the first $200,000, 2% from $200,000 to $2,000,000, 3% from $2,000,000 to $3,000,000, plus a further 2% on residential value above $3,000,000.
- BC first-time buyers pay no PTT on homes up to $500,000, with a partial exemption phasing out by $835,000.
- Ontario land transfer tax runs on a graduated scale from 0.5% to 2.5%, and Toronto buyers pay a near-identical municipal tax on top, roughly doubling the bill.
- Alberta has no land transfer tax — expect only a few hundred dollars in land title and mortgage registration fees.
- Land transfer tax cannot be added to your mortgage. It must be paid in cash on the closing date.
How each province charges it
Every province except Alberta and Saskatchewan charges a transfer tax on the purchase price, calculated in brackets so the rate rises with the value. The names differ — property transfer tax in BC, land transfer tax in Ontario, welcome tax in Quebec — but the mechanics are the same.
The tax is due on the completion date and must be paid in cash through your lawyer or notary. It is the single largest closing cost in most transactions, which is why it belongs in your budget from the first day of the search.
- British Columbia — 1% to $200,000, 2% to $2 million, 3% above, plus 2% more above $3 million
- Ontario — graduated to 2.5% on the portion above $2 million
- Toronto — a municipal tax mirroring the provincial rates, effectively doubling the bill
- Alberta and Saskatchewan — no transfer tax, only land and mortgage registration fees
- Manitoba, Quebec, Nova Scotia and the Maritimes — provincial or municipal rates that vary by region
First-time buyer relief
Most provinces reduce or eliminate the tax for first-time buyers, but the thresholds differ sharply. BC exempts a first-time buyer entirely below $500,000 with partial relief to $835,000. Ontario refunds up to $4,000, with Toronto adding a further municipal rebate of up to $4,475.
Newly built homes have their own exemptions in BC, and Quebec municipalities operate their own first-buyer programs. Eligibility usually requires that you have never owned a home anywhere in the world and that you occupy the property as your principal residence.
Additional taxes for non-residents
BC applies a 20% additional property transfer tax to foreign buyers in specified regions including Metro Vancouver and the Capital Regional District. Ontario's non-resident speculation tax is 25% province-wide. Both are in addition to the standard transfer tax and to any federal restrictions on foreign purchases.
Permanent residents and Canadian citizens are exempt, and there are narrow refund routes for buyers who become permanent residents within a set period. Anyone in this position should get legal advice before writing an offer.
British Columbia — Property Transfer Tax
BC's Property Transfer Tax applies to the fair market value of the property on the day of registration. The rates are 1% on the first $200,000, 2% on the portion between $200,000 and $2 million, 3% on the portion between $2 million and $3 million, and an additional 2% on residential value above $3 million.
On an $850,000 home that works out to $2,000 on the first $200,000 plus $13,000 on the remaining $650,000, for $15,000 total. That is on top of your down payment, legal fees, and adjustments.
First-time buyers are fully exempt up to $500,000 and partially exempt to $835,000. There is also a Newly Built Home Exemption for new construction up to $1.1 million. A further 20% Additional Property Transfer Tax applies to foreign buyers in designated regions.
Ontario — provincial and Toronto municipal
Ontario's land transfer tax is graduated: 0.5% to $55,000, 1% to $250,000, 1.5% to $400,000, 2% to $2 million, and 2.5% above that on single-family residences. First-time buyers get a rebate of up to $4,000.
Properties inside the City of Toronto pay a municipal land transfer tax on essentially the same scale, which roughly doubles the total. Toronto first-time buyers can claim a separate municipal rebate of up to $4,475.
Alberta — no land transfer tax
Alberta does not levy land transfer tax. Buyers pay land title registration fees instead, calculated as a base charge plus a small amount per $5,000 of property value and per $5,000 of mortgage. On a typical purchase this comes to a few hundred dollars rather than tens of thousands — a genuine cost advantage for Alberta buyers.
Worked example
Worked example: $850,000 home, three provinces
| British Columbia (not first-time buyer) | $15,000 |
|---|---|
| British Columbia (first-time buyer) | $15,000 — above the $835,000 phase-out |
| Ontario, outside Toronto | about $13,475 |
| Ontario, inside Toronto | about $26,950 (provincial + municipal) |
| Alberta | roughly $400 in registration fees |
The same purchase price costs a Toronto buyer nearly $27,000 in transfer tax and an Alberta buyer almost nothing. Budget this as cash on closing — it cannot be financed into the mortgage.
Frequently asked questions
How much is land transfer tax in Ontario on a $800,000 house?
Ontario land transfer tax is roughly $12,475. In Toronto the municipal tax adds approximately the same amount again, for a total near $24,950 before any first-time buyer rebates.
Which provinces have no land transfer tax?
Alberta and Saskatchewan. Both charge only modest land title and mortgage registration fees, typically a few hundred dollars, rather than a percentage of the purchase price.
Can land transfer tax be added to the mortgage?
No. It must be paid in cash at closing through your lawyer or notary. This is why lenders want to see closing cost funds available on top of the down payment.
Do first-time buyers pay land transfer tax?
Often reduced, sometimes nothing. In BC there is a full exemption below $500,000 and partial relief to $835,000. Ontario refunds up to $4,000, and Toronto adds up to $4,475 more. Eligibility generally requires never having owned a home anywhere.
How much is property transfer tax in BC?
1% on the first $200,000 of value, 2% on the portion from $200,000 to $2 million, 3% from $2 million to $3 million, and an extra 2% on residential value over $3 million. On a $700,000 home the tax is $12,000.
Do first-time home buyers pay land transfer tax in BC?
Not on homes valued at $500,000 or less — the exemption is full. Between $500,000 and $835,000 the exemption phases out gradually, and above $835,000 the full tax applies. You must be a Canadian citizen or permanent resident, have lived in BC for a year, and never have owned a principal residence anywhere.
Does Alberta have land transfer tax?
No. Alberta is one of the few provinces with no land transfer tax. Buyers pay only Land Titles Office registration fees for the transfer and the mortgage, typically totalling a few hundred dollars.
Can I add land transfer tax to my mortgage?
No. Land transfer tax must be paid in cash on closing, through your lawyer or notary. Lenders also require you to prove you have enough cash for closing costs — usually 1.5% of the purchase price — separately from your down payment.
Why does Toronto charge twice?
The City of Toronto has authority to levy its own municipal land transfer tax in addition to the provincial one. Both are calculated on nearly identical scales, so Toronto buyers pay roughly double what a buyer in Mississauga or Hamilton pays on the same price.
When is land transfer tax paid?
On the closing date, as part of the statement of adjustments your lawyer or notary prepares. It is registered along with the transfer of title, so the funds must be in your lawyer's trust account before closing.
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