Land transfer tax is one of the largest closing costs when buying a home in Canada — and it varies enormously by province. In Toronto, you could pay over $30,000 on a $1,000,000 home. In Alberta, the same purchase costs under $500 in transfer fees. Knowing your province’s rates helps you budget accurately and avoid surprises at closing.
Land transfer tax by province
Quick comparison: LTT on common purchase prices
| Purchase Price | Ontario | Toronto (ON + Municipal) | British Columbia | Alberta | Quebec | Nova Scotia | Manitoba |
|---|---|---|---|---|---|---|---|
| $300,000 | $2,975 | $5,950 | $3,000 | $170 | $2,250 | $4,500 | $3,600 |
| $400,000 | $4,475 | $8,950 | $6,000 | $210 | $3,000 | $6,000 | $4,800 |
| $500,000 | $6,475 | $12,950 | $8,000 | $250 | $3,750 | $7,500 | $6,000 |
| $600,000 | $8,475 | $16,950 | $10,000 | $290 | $4,500 | $9,000 | $7,200 |
| $700,000 | $10,475 | $20,950 | $12,000 | $330 | $5,250 | $10,500 | $8,400 |
| $800,000 | $12,475 | $24,950 | $14,000 | $370 | $6,000 | $12,000 | $9,600 |
| $1,000,000 | $16,475 | $32,950 | $18,000 | $450 | $7,500 | $15,000 | $12,000 |
| $1,500,000 | $26,475 | $52,450 | $28,000 | $650 | $11,250 | $22,500 | $18,000 |
Figures are approximate. Some provinces have additional surcharges for foreign buyers or luxury properties.
Provincial rate schedules
Ontario
| Purchase Price Bracket | Marginal Rate |
|---|---|
| $0–$55,000 | 0.5% |
| $55,001–$250,000 | 1.0% |
| $250,001–$400,000 | 1.5% |
| $400,001–$2,000,000 | 2.0% |
| $2,000,001+ | 2.5% |
Ontario first-time buyer rebate: Up to $4,000 (full rebate on homes up to $368,333; partial rebate up to $500,000)
Toronto Municipal Land Transfer Tax (additional)
| Purchase Price Bracket | Marginal Rate |
|---|---|
| $0–$55,000 | 0.5% |
| $55,001–$250,000 | 1.0% |
| $250,001–$400,000 | 1.5% |
| $400,001–$2,000,000 | 2.0% |
| $2,000,001+ | 2.5% |
Toronto first-time buyer rebate: Up to $4,475 (full rebate on homes up to $400,000)
Combined Toronto rebate for first-time buyers: Up to $8,475
Ontario calculation example: $700,000 home
| Bracket | Taxable Amount | Rate | Tax |
|---|---|---|---|
| $0–$55,000 | $55,000 | 0.5% | $275 |
| $55,001–$250,000 | $195,000 | 1.0% | $1,950 |
| $250,001–$400,000 | $150,000 | 1.5% | $2,250 |
| $400,001–$700,000 | $300,000 | 2.0% | $6,000 |
| Total Ontario LTT | $10,475 | ||
| Toronto municipal (same brackets) | $10,475 | ||
| Total in Toronto | $20,950 |
British Columbia
| Purchase Price | Rate (Residential) |
|---|---|
| $0–$200,000 | 1.0% |
| $200,001–$2,000,000 | 2.0% |
| $2,000,001–$3,000,000 | 3.0% |
| $3,000,001+ | 5.0% |
Additional BC taxes:
- Foreign buyer tax: 20% in designated areas (Metro Vancouver, Fraser Valley, etc.)
- Speculation and Vacancy Tax: 0.5%–2.0% annually on vacant/underused properties
BC first-time buyer exemption: Full exemption on homes up to $500,000; partial exemption $500,001–$835,000 (thresholds increased in 2024)
BC calculation example: $800,000 home
| Bracket | Taxable Amount | Rate | Tax |
|---|---|---|---|
| $0–$200,000 | $200,000 | 1.0% | $2,000 |
| $200,001–$800,000 | $600,000 | 2.0% | $12,000 |
| Total BC Property Transfer Tax | $14,000 |
Alberta
Alberta does not have a land transfer tax. Instead:
| Fee | Calculation | On $500K Home with $400K Mortgage |
|---|---|---|
| Land title transfer fee | $50 + $2 per $5,000 of property value | $50 + $200 = $250 |
| Mortgage registration fee | $50 + $1.50 per $5,000 of mortgage amount | $50 + $120 = $170 |
| Total | $420 |
Quebec
Quebec calls it “welcome tax” (droits de mutation immobilière):
| Purchase Price Bracket | Rate |
|---|---|
| $0–$58,900 | 0.5% |
| $58,901–$294,600 | 1.0% |
| $294,601–$500,000 | 1.5% |
| $500,001+ | 2.0% (some municipalities charge up to 3% above certain thresholds) |
Note: Montreal charges a higher rate of 3.0% on the portion above $1,033,100 and 3.5% above $2,066,200.
No first-time buyer exemption at the provincial level (some municipalities may offer relief).
Saskatchewan
Saskatchewan charges flat land title fees, similar to Alberta:
| Fee | Calculation | On $400K home |
|---|---|---|
| Title transfer fee | 0.3% of property value | $1,200 |
| Mortgage registration fee | 0.3% of mortgage amount (if applicable) | $960 (on $320K mortgage) |
| Total | $2,160 |
Manitoba
| Purchase Price Bracket | Rate |
|---|---|
| $0–$30,000 | 0% |
| $30,001–$90,000 | 0.5% |
| $90,001–$150,000 | 1.0% |
| $150,001–$200,000 | 1.5% |
| $200,001+ | 2.0% |
No first-time buyer exemption (applies to all buyers).
Nova Scotia
Nova Scotia has a deed transfer tax of 1.5% of purchase price. This is set at the municipal level — Halifax charges 1.5%, and most municipalities follow suit.
No first-time buyer exemption for deed transfer tax.
New Brunswick
New Brunswick charges a land transfer tax of 1.0% of the greater of purchase price or assessed value.
No first-time buyer exemption.
Prince Edward Island
PEI charges a real property transfer tax of 1.0% of the greater of purchase price or assessed value.
First-time buyer exemption: Full exemption available for qualifying first-time buyers.
Newfoundland and Labrador
Newfoundland charges a registration fee of $100 + $0.40 per $100 of property value (approximately 0.4%).
No first-time buyer exemption.
First-time buyer rebates and exemptions summary
| Province | Rebate/Exemption | Maximum Savings | Threshold |
|---|---|---|---|
| Ontario (provincial) | Rebate up to $4,000 | $4,000 | Full rebate ≤$368,333; partial to $500K |
| Toronto (municipal) | Rebate up to $4,475 | $4,475 | Full rebate ≤$400K |
| British Columbia | Full exemption to $500K; partial to $835K | $8,000 (on $500K) | Phase-out $500K–$835K |
| PEI | Full exemption | ~$3,000–$4,000 | First-time buyers |
| Alberta | N/A (no LTT) | Fees are minimal anyway | — |
| Saskatchewan | N/A (flat fees) | — | — |
| Quebec | None (provincial) | $0 | — |
| Manitoba | None | $0 | — |
| Nova Scotia | None | $0 | — |
| New Brunswick | None | $0 | — |
| Newfoundland | None | $0 | — |
LTT as part of total closing costs
Land transfer tax is just one of several closing costs:
Complete closing cost estimate
| Cost | Typical Range | Notes |
|---|---|---|
| Land transfer tax | $0–$33,000+ | Depends on province and purchase price |
| Legal fees | $1,500–$2,500 | Lawyer or notary |
| Title insurance | $250–$500 | Required by most lenders |
| Home inspection | $400–$600 | Recommended but not required |
| Appraisal | $300–$500 | Sometimes paid by lender |
| Property tax adjustment | $500–$3,000 | Depends on closing date |
| Mortgage insurance premium | $0–$20,000+ | Only if <20% down (added to mortgage) |
| Moving costs | $500–$5,000 | Depends on distance and volume |
| Utility hookup/deposits | $100–$500 | New account setup |
| Home insurance | $100–$300 (first month) | Required before closing |
Total closing costs by province (on $600,000 home)
| Province | LTT | Other Closing Costs | Total |
|---|---|---|---|
| Toronto | $16,950 | $3,500–$5,000 | $20,450–$21,950 |
| Ontario (non-Toronto) | $8,475 | $3,500–$5,000 | $11,975–$13,475 |
| British Columbia | $10,000 | $3,500–$5,000 | $13,500–$15,000 |
| Quebec | $4,500 | $3,500–$5,000 | $8,000–$9,500 |
| Manitoba | $7,200 | $3,500–$5,000 | $10,700–$12,200 |
| Nova Scotia | $9,000 | $3,500–$5,000 | $12,500–$14,000 |
| Alberta | $290 | $3,500–$5,000 | $3,790–$5,290 |
| Saskatchewan | $1,800 | $3,500–$5,000 | $5,300–$6,800 |
Alberta buyers save $7,000–$17,000+ on closing costs compared to Ontario or BC — a significant advantage that makes Alberta even more affordable.
Strategies to reduce your land transfer tax
| Strategy | Savings | Details |
|---|---|---|
| Claim first-time buyer rebate | Up to $4,000 (ON) or $8,000 (BC) | Ensure you qualify — must never have owned property anywhere worldwide |
| Buy just below threshold | Varies | In BC, buying at $500,000 vs $501,000 saves thousands in LTT |
| Buy outside Toronto | Up to $16,475+ | The municipal LTT is Toronto-specific |
| Negotiate for seller to cover LTT | Full LTT amount | Rare, but possible in buyer’s markets |
| Buy in Alberta or Saskatchewan | $5,000–$15,000+ | Provincial move for huge savings |
| New construction assignment | Varies | Some provinces have lower tax on assignment sales |
How to pay your land transfer tax
| Method | Province | Details |
|---|---|---|
| Through your lawyer at closing | Most provinces | Lawyer collects and remits as part of closing |
| Added to closing funds | Ontario, BC, etc. | Must have cash available — cannot be financed |
| Property tax bill | Quebec | “Welcome tax” is billed after closing by the municipality |
| Cannot be mortgaged | All provinces | LTT must be paid in cash — it’s not added to your mortgage |
The bottom line
- Land transfer tax varies from $170 to $33,000+ on the same home depending on your province
- Toronto is the most expensive — double the tax of the rest of Ontario due to the municipal LTT
- Alberta and Saskatchewan have minimal transfer costs — flat fees instead of percentage-based taxes
- First-time buyer rebates can save $4,000–$8,475 — don’t forget to apply
- Budget for LTT as part of your closing costs — you need this in cash at closing (not added to mortgage)
- LTT is non-negotiable — unlike other closing costs, you can’t shop around for a lower rate