Land transfer tax is one of the largest closing costs when buying a home in Canada — and it varies dramatically by province. On a $600,000 home, you could pay $0 in Alberta or $16,950 in Toronto. This guide breaks down the rates for every province and territory.
Land transfer tax by province and territory (2026)
| Province/Territory | Tax Type | Rate Structure | Tax on $500,000 Home | Tax on $800,000 Home |
|---|---|---|---|---|
| Ontario | Marginal scale | 0.5%–2.5% | $6,475 | $11,475 |
| Toronto (ON) | Provincial + Municipal | Double tax | $12,950 | $22,950 |
| British Columbia | Marginal scale | 1%–5% | $8,000 | $14,000 |
| Quebec | Marginal scale (“Welcome Tax”) | 0.5%–2.5% | $7,500 | $13,250 |
| Manitoba | Marginal scale | 0%–2% | $7,500 | $14,000 |
| New Brunswick | Flat rate | 1% of property value | $5,000 | $8,000 |
| Nova Scotia | Flat rate | 1.5% of property value | $7,500 | $12,000 |
| Newfoundland & Labrador | Registration fee | $100 + $0.40/$100 value | $2,100 | $3,300 |
| PEI | Marginal scale | 0%–1.5% | $5,000 | $9,500 |
| Alberta | Flat fee | $50 + $2/$5,000 | ~$250 | ~$370 |
| Saskatchewan | Flat fee | 0.3% of property value | $1,500 | $2,400 |
| Northwest Territories | Flat fee | $1.50/$1,000 of value | $750 | $1,200 |
| Yukon | No transfer tax | — | $0 | $0 |
| Nunavut | Flat fee | $1.50/$1,000 of value | $750 | $1,200 |
Ontario land transfer tax rates
| Property Value Bracket | Marginal Rate |
|---|---|
| First $55,000 | 0.5% |
| $55,001–$250,000 | 1.0% |
| $250,001–$400,000 | 1.5% |
| $400,001–$2,000,000 | 2.0% |
| Over $2,000,000 | 2.5% |
Ontario land transfer tax examples
| Purchase Price | Land Transfer Tax |
|---|---|
| $400,000 | $4,475 |
| $500,000 | $6,475 |
| $600,000 | $8,475 |
| $700,000 | $10,475 |
| $800,000 | $12,475 |
| $1,000,000 | $16,475 |
Ontario first-time buyer rebate
First-time home buyers in Ontario receive a rebate of up to $4,000 on the provincial land transfer tax — equivalent to the tax on the first $368,333 of a home’s value.
| Eligibility Criteria |
|---|
| Must be 18+ years old |
| Must be a Canadian citizen or permanent resident |
| Must not have owned a home anywhere in the world |
| Spouse must also not have owned a home while they were your spouse |
| Must occupy the home within 9 months of purchase |
Toronto municipal land transfer tax
Toronto buyers pay an additional municipal land transfer tax on top of the provincial tax.
| Property Value Bracket | Municipal Rate |
|---|---|
| First $55,000 | 0.5% |
| $55,001–$250,000 | 1.0% |
| $250,001–$400,000 | 1.5% |
| $400,001–$2,000,000 | 2.0% |
| Over $2,000,000 | 2.5% |
Toronto combined land transfer tax
| Purchase Price | Provincial Tax | Municipal Tax | Total |
|---|---|---|---|
| $500,000 | $6,475 | $6,475 | $12,950 |
| $600,000 | $8,475 | $8,475 | $16,950 |
| $700,000 | $10,475 | $10,475 | $20,950 |
| $800,000 | $12,475 | $12,475 | $24,950 |
| $1,000,000 | $16,475 | $16,475 | $32,950 |
Toronto first-time buyer rebate
First-time buyers in Toronto receive up to $4,475 in municipal land transfer tax rebate (in addition to the $4,000 provincial rebate).
| Combined first-time buyer savings in Toronto |
|---|
| Provincial rebate: up to $4,000 |
| Municipal rebate: up to $4,475 |
| Total maximum rebate: $8,475 |
British Columbia property transfer tax
| Property Value Bracket | Rate |
|---|---|
| First $200,000 | 1% |
| $200,001–$2,000,000 | 2% |
| $2,000,001–$3,000,000 | 3% |
| Over $3,000,000 | 5% |
BC additional taxes
| Tax | Rate | Applies To |
|---|---|---|
| Foreign buyers tax | 20% | Non-citizens/non-PR in designated areas |
| Speculation and vacancy tax | 0.5%–2% | Owners who don’t declare income in BC |
BC first-time buyer exemption
| Criteria | Details |
|---|---|
| Full exemption | Properties up to $500,000 — no tax at all |
| Partial exemption | Properties $500,001–$525,000 — reduced tax |
| No exemption | Properties over $525,000 |
| Newly built homes | Full exemption up to $750,000; partial up to $800,000 |
Quebec land transfer tax (Welcome Tax)
| Property Value Bracket | Rate |
|---|---|
| First $58,900 | 0.5% |
| $58,901–$294,600 | 1.0% |
| $294,601–$500,000 | 1.5% |
| Over $500,000 | 2.0%–2.5% (varies by municipality) |
Montreal adds a supplementary tax on properties over $500,000.
Quebec does not offer a first-time buyer land transfer tax exemption at the provincial level, though some municipalities offer partial rebates.
Manitoba land transfer tax
| Property Value Bracket | Rate |
|---|---|
| First $30,000 | 0% |
| $30,001–$90,000 | 0.5% |
| $90,001–$150,000 | 1.0% |
| $150,001–$200,000 | 1.5% |
| Over $200,000 | 2.0% |
How to reduce your land transfer tax
| Strategy | Details |
|---|---|
| First-time buyer rebates | Available in ON, BC, PEI, and Toronto |
| Buy outside Toronto | Avoid the municipal land transfer tax entirely |
| Buy in Alberta or Saskatchewan | Minimal transfer fees instead of percentage-based taxes |
| Buy new construction | BC offers higher exemption thresholds for new builds |
| Negotiate with the seller | In rare cases, sellers may agree to a price adjustment to offset the tax |
| Transfer between family | Some provinces have exemptions for transfers between spouses |
Land transfer tax as part of total closing costs
| Closing Cost | Range | Notes |
|---|---|---|
| Land transfer tax | $0–$33,000+ | Largest variable cost |
| Legal fees | $1,000–$2,500 | Plus disbursements |
| Title insurance | $250–$400 | One-time |
| Home inspection | $350–$600 | Pre-closing |
| Appraisal | $300–$500 | Sometimes lender-covered |
| Property insurance (first year) | $1,000–$3,000 | Required by lender |
| CMHC insurance premium | 2.8%–4.0% of mortgage | If under 20% down (added to mortgage) |
| Moving costs | $500–$5,000 | Variable |
→ See: Closing Costs Guide by Province