Land transfer tax is one of Canada’s largest closing costs and varies more dramatically between provinces than almost any other home-buying expense. This comprehensive guide breaks down every province’s rates, rebates, exemptions, and strategies to minimize what you pay.
National overview: land transfer tax comparison
| Province/Territory | Tax Type | Rate Structure | Tax on $600,000 | Tax on $1,000,000 | First-Time Buyer Rebate |
|---|---|---|---|---|---|
| Ontario | Marginal scale | 0.5%–2.5% | $8,475 | $16,475 | Up to $4,000 |
| Toronto (ON) | Provincial + Municipal | Double LTT | $16,950 | $32,950 | Up to $8,475 |
| British Columbia | Marginal scale | 1%–5% | $10,000 | $18,000 | Full exemption to $500K |
| Quebec | Welcome tax (marginal) | 0.5%–2.5% | $8,750 | $17,500 | None |
| Manitoba | Marginal scale | 0%–2% | $9,400 | $17,000 | None |
| New Brunswick | Flat rate | 1% | $6,000 | $10,000 | None |
| Nova Scotia | Flat rate (deed transfer) | 1.5% | $9,000 | $15,000 | None |
| PEI | Marginal scale | 0%–1.5% | $6,000 | $12,000 | Up to $2,000 |
| Newfoundland | Registration fee | $100 + $0.40/$100 | $2,500 | $4,100 | None |
| Alberta | Flat fee | $50 + $2/$5K | ~$290 | ~$450 | N/A |
| Saskatchewan | Flat fee | 0.3% | $1,800 | $3,000 | N/A |
| NWT | Flat fee | $1.50/$1K | $900 | $1,500 | None |
| Yukon | No transfer tax | $0 | $0 | $0 | N/A |
| Nunavut | Flat fee | $1.50/$1K | $900 | $1,500 | None |
Ontario land transfer tax — detailed breakdown
Rate structure
| Property Value Bracket | Marginal Rate |
|---|---|
| First $55,000 | 0.5% |
| $55,001 to $250,000 | 1.0% |
| $250,001 to $400,000 | 1.5% |
| $400,001 to $2,000,000 | 2.0% |
| Above $2,000,000 | 2.5% |
Ontario LTT calculation examples
| Purchase Price | Calculation | Total LTT |
|---|---|---|
| $300,000 | $275 + $1,950 + $750 | $2,975 |
| $500,000 | $275 + $1,950 + $2,250 + $2,000 | $6,475 |
| $700,000 | $275 + $1,950 + $2,250 + $6,000 | $10,475 |
| $1,000,000 | $275 + $1,950 + $2,250 + $12,000 | $16,475 |
| $1,500,000 | $275 + $1,950 + $2,250 + $22,000 | $26,475 |
| $2,500,000 | $275 + $1,950 + $2,250 + $32,000 + $12,500 | $48,975 |
Ontario first-time buyer rebate
| Detail | Amount |
|---|---|
| Maximum rebate | $4,000 |
| Covers LTT on first | $368,000 of purchase price |
| Net LTT on $500,000 home (first-time buyer) | $6,475 − $4,000 = $2,475 |
| Net LTT on $368,000 home (first-time buyer) | $0 |
Eligibility: Must be 18+, Canadian citizen or permanent resident, never owned a home anywhere in the world, occupy the home within 9 months.
Toronto municipal land transfer tax
Toronto is the only city in Canada that charges its own land transfer tax on top of the provincial one.
Toronto municipal LTT rates
| Property Value Bracket | Marginal Rate |
|---|---|
| First $55,000 | 0.5% |
| $55,001 to $250,000 | 1.0% |
| $250,001 to $400,000 | 1.5% |
| $400,001 to $2,000,000 | 2.0% |
| Above $2,000,000 | 2.5% |
Combined Toronto LTT (provincial + municipal)
| Purchase Price | Provincial LTT | Toronto Municipal LTT | Total | First-Time Buyer Total |
|---|---|---|---|---|
| $400,000 | $4,475 | $4,475 | $8,950 | $975 |
| $500,000 | $6,475 | $6,475 | $12,950 | $4,475 |
| $700,000 | $10,475 | $10,475 | $20,950 | $12,475 |
| $1,000,000 | $16,475 | $16,475 | $32,950 | $24,475 |
| $1,500,000 | $26,475 | $26,475 | $52,950 | $44,475 |
Toronto first-time buyer municipal rebate
| Detail | Amount |
|---|---|
| Maximum municipal rebate | $4,475 |
| Combined with provincial rebate | Up to $4,000 + $4,475 = $8,475 total savings |
| Net LTT on $500,000 home in Toronto (first-time buyer) | $12,950 − $8,475 = $4,475 |
British Columbia property transfer tax
BC rate structure
| Property Value Bracket | Marginal Rate |
|---|---|
| First $200,000 | 1% |
| $200,001 to $2,000,000 | 2% |
| $2,000,001 to $3,000,000 | 3% |
| Above $3,000,000 | 5% |
BC PTT calculation examples
| Purchase Price | Calculation | Total PTT |
|---|---|---|
| $500,000 | $2,000 + $6,000 | $8,000 |
| $750,000 | $2,000 + $11,000 | $13,000 |
| $1,000,000 | $2,000 + $16,000 | $18,000 |
| $1,500,000 | $2,000 + $26,000 | $28,000 |
| $2,500,000 | $2,000 + $36,000 + $15,000 | $53,000 |
BC first-time buyer exemptions
| Program | Threshold | Details |
|---|---|---|
| First Time Home Buyers’ PTT Exemption | Full exemption up to $500,000; partial $500,001–$525,000 | Must be Canadian citizen/PR, lived in BC 1 year, never owned worldwide |
| Newly Built Home Exemption | Full exemption up to $750,000; partial $750,001–$800,000 | Available to all buyers (not just first-time), must be primary residence |
Quebec welcome tax (droits de mutation)
Rate structure
| Property Value Bracket | Marginal Rate |
|---|---|
| First $58,900 | 0.5% |
| $58,901 to $294,600 | 1.0% |
| $294,601 to $500,000 | 1.5% |
| Above $500,000 | 2.0%–2.5% (varies by municipality — Montreal charges 2.5%) |
Quebec welcome tax examples
| Purchase Price | Tax (Montreal rates) |
|---|---|
| $400,000 | ~$5,150 |
| $600,000 | ~$9,150 |
| $800,000 | ~$14,150 |
Note: Quebec has no first-time buyer exemption for the welcome tax. Montreal charges higher rates on properties above $500,000 (2.0%) and above $1,000,000 (2.5%).
Manitoba land transfer tax
Rate structure
| Property Value Bracket | Marginal Rate |
|---|---|
| First $30,000 | 0% |
| $30,001 to $90,000 | 0.5% |
| $90,001 to $150,000 | 1.0% |
| $150,001 to $200,000 | 1.5% |
| Above $200,000 | 2.0% |
No first-time buyer exemption in Manitoba.
| Purchase Price | Manitoba LTT |
|---|---|
| $300,000 | $3,600 |
| $500,000 | $7,600 |
| $700,000 | $11,600 |
Low-tax provinces: Alberta and Saskatchewan
Alberta
| Fee | Amount |
|---|---|
| Land title transfer fee | $50 + $2 per $5,000 of property value |
| Mortgage registration fee | $50 + $1.50 per $5,000 of mortgage |
| Total on $500,000 home (with $400K mortgage) | ~$200 + ~$170 = ~$370 |
Saskatchewan
| Fee | Amount |
|---|---|
| Title transfer fee | 0.3% of property value |
| Total on $500,000 home | $1,500 |
These are dramatically lower than Ontario, BC, Manitoba, or any Atlantic province.
Atlantic provinces
| Province | Rate | Tax on $500,000 | Notes |
|---|---|---|---|
| New Brunswick | 1% flat | $5,000 | Simple flat rate |
| Nova Scotia | 1.5% flat (deed transfer) | $7,500 | Among the highest flat rates |
| PEI | Marginal (0%–1.5%) | $5,000 | First-time buyer rebate up to $2,000 |
| Newfoundland | Registration fee ($100 + $0.40/$100) | ~$2,100 | Lower than percentage-based systems |
Exemptions and special cases
Spouse-to-spouse transfers
| Province | Exemption Available? | Details |
|---|---|---|
| Ontario | Yes | Full exemption for transfers between spouses |
| BC | Yes | Exempt if transferring to spouse for primary residence |
| Quebec | Partial | Exempt for transfers between spouses who are separating |
| Manitoba | Yes | Exempt for spousal transfers |
| Alberta | N/A | Flat fee applies regardless |
Other common exemptions
| Exemption Type | Provinces That Offer It |
|---|---|
| Transfers due to death (estate) | Most provinces — executor to beneficiary |
| Family farm transfers | Ontario, several others |
| Court-ordered transfers (divorce) | Most provinces |
| Transfer to/from family trust | Varies — complex rules apply |
| Transfer to corporation you control | Some provinces — often with conditions |
| Name correction on title | Most provinces |
Strategies to reduce land transfer tax
| Strategy | Details | Savings Potential |
|---|---|---|
| Claim first-time buyer rebate | ON, BC, Toronto, PEI — must meet eligibility | Up to $8,475 (Toronto) |
| Buy new build in BC | Newly Built Home Exemption — up to $750,000 exempt | Up to $13,000 |
| Buy in Alberta/Saskatchewan | No percentage-based LTT | $5,000–$30,000+ vs. Ontario/BC |
| Transfer between spouses | Use spousal exemption where available | Full LTT savings |
| Buy just under threshold | In provinces/cities with brackets, price thresholds matter | Varies |
| Consider municipality | In Ontario, buying outside Toronto avoids the municipal LTT | Up to $16,475+ |
Total closing cost impact of LTT
| City | Home Price | LTT | Legal Fees | Title Insurance | Home Inspection | Appraisal | Total Closing Costs |
|---|---|---|---|---|---|---|---|
| Toronto | $700,000 | $20,950 | $2,000 | $400 | $500 | $350 | ~$24,200 |
| Vancouver | $700,000 | $13,000 | $1,500 | $350 | $500 | $350 | ~$15,700 |
| Montreal | $700,000 | ~$11,650 | $1,800 | $350 | $500 | $350 | ~$14,650 |
| Calgary | $700,000 | ~$330 | $1,200 | $350 | $500 | $300 | ~$2,680 |
| Halifax | $700,000 | $10,500 | $1,500 | $350 | $500 | $300 | ~$13,150 |