Free · no signup

Ontario Closing Costs Calculator

Buy inside the City of Toronto and you pay land transfer tax twice — once to the province and once to the city, on the same house, on the same day. It is the largest closing cost in Canada, and above three million dollars the municipal half is now the bigger of the two.

Jump to calculator

Educational calculators — always consult a licensed professional before making financial decisions.

Your purchase

01Purchase price

Ontario's Land Transfer Tax is marginal: each rate, from 0.5% up to 2.5%, applies only to the slice of price inside its band.

C$50KC$25M

Provincial LTT before any refund C$18,475

02City of Toronto

Toronto is the only Ontario municipality with its own land transfer tax, charged on top of the provincial one. The amalgamated city counts; Mississauga, Vaughan and Markham do not.

Municipal Land Transfer Tax applies on top of the provincial tax. Includes Scarborough, North York, Etobicoke, York and East York.

Toronto Municipal LTT before any rebate C$18,475

03Down payment

Enter dollars or a percentage. Under 20% down, Ontario charges 8% PST on the CMHC premium, and that tax is cash at closing — it cannot be added to the mortgage.

C$220,000 of home price

0%40%

04First-time buyer

Ontario refunds up to C$4,000 of the provincial tax; Toronto rebates up to C$4,475 of its own. The two stack, to C$8,475 inside the city.

Full land transfer tax payable, provincial and municipal.

05Condominium

A condominium purchase adds the status certificate — the corporation's finances, reserve fund and any special assessment — and your lawyer's review of it.

No status certificate required.

Closing costs, Ontario

C$39,466 – C$41,266

About 3.67% of the purchase price · all figures CAD

Ontario Land Transfer TaxC$18,475

Toronto Municipal LTTC$18,475

Combined land transfer taxC$36,950 (3.36%)

Cash needed at closingC$260,366

You are paying the tax twice

The province takes C$18,475 and the City of Toronto takes a further C$18,475 on the same purchase — C$36,950 in total, or 3.36% of the price. The identical house anywhere else in Ontario would carry C$18,475, so the city line alone is worth C$18,475.

Every line, itemised

Ontario Land Transfer TaxC$18,475

Toronto Municipal Land Transfer TaxC$18,475

Charged on top of the provincial tax, not instead of it

Toronto MLTT administration feeC$116

C$102.56 plus 13% HST

Legal fees and disbursementsC$1,800 – C$3,000

ESTIMATED — conveyancing is a competitive professional fee with no published schedule

Title insuranceC$200 – C$500

ESTIMATED. Usually required by the lender

Home inspection · optionalC$400 – C$700

ESTIMATED. Optional, and routinely waived in competitive Toronto offers

All figures in Canadian dollars. Provincial rates and the C$4,000 first-time buyer refund are from the Government of Ontario. The Toronto Municipal Land Transfer Tax table is the one effective 1 April 2026, read from toronto.ca on 21 August 2026, including the five bands above C$3,000,000 that run to 8.60%; the municipal rebate maximum is C$4,475 and the administration fee is C$102.56 plus HST. Legal fees, title insurance, inspection and status certificate costs are ESTIMATED.

Your Saved Scenarios

No saved scenarios yet

Paying it twice, in numbers

Toronto is the only municipality in Ontario with its own land transfer tax. Below two million dollars its table is a carbon copy of the provincial one, so the arithmetic is simple — whatever the province charges, the city charges again. Above three million the two diverge, and the city becomes the larger creditor.

Price	Province	Toronto	Combined	Of price
C$700,000	C$10,475	C$10,475	C$20,950	2.99%
C$1,100,000	C$18,475	C$18,475	C$36,950	3.36%
C$2,000,000	C$36,475	C$36,475	C$72,950	3.65%
C$4,000,000	C$86,475	C$105,475	C$191,950	4.80%

Before any first-time buyer rebate. Assumes land holding one or two single family residences, which attracts the higher top provincial rate. Government of Ontario and City of Toronto rates, checked 21 August 2026.

Toronto's bands changed on 1 April 2026

This is the detail most Ontario closing-cost pages have not caught up with. The City re-banded its municipal tax at the top end, replacing the 3.5%-to-7.5% scale that ran from January 2024 with a steeper one. Anything at or below three million is unchanged; above it, the rates are materially higher.

Portion of value	Municipal rate
Up to C$55,000	0.5%
C$55,000 – C$250,000	1.0%
C$250,000 – C$400,000	1.5%
C$400,000 – C$2,000,000	2.0%
C$2,000,000 – C$3,000,000	2.5%
C$3,000,000 – C$4,000,000	4.40%
C$4,000,000 – C$5,000,000	5.45%
C$5,000,000 – C$10,000,000	6.50%
C$10,000,000 – C$20,000,000	7.55%
Over C$20,000,000	8.60%

A disagreement we disclosed, now closed

When this page launched in August 2026 our national Canadian closing costs calculator still carried the superseded Toronto table, which stopped at 2.5% above two million, and we said so here — it returned roughly C$19,000 less on a four-million-dollar purchase. That is fixed. We compared both bracket tables line by line on 30 August 2026 and they are identical, so the two calculators now return the same Toronto municipal figure at every price. We are leaving the note up rather than deleting it, because a reader who saw the warning deserves to know it was closed.

Two rebates, and they stack

Ontario refunds up to C$4,000 of the provincial tax to a first-time buyer. If the property is in Toronto the city refunds a further C$4,475 of its own. They are separate programmes with separate applications, and a Toronto first-time buyer can claim both — up to C$8,475 in total.

Both are capped rather than proportional, which means their usefulness falls away sharply as prices rise. On a C$700,000 Toronto purchase they wipe out about two fifths of the C$20,950 tax bill. On a C$2,000,000 one they cover about a fifteenth of it. That is worth knowing before treating the rebates as a meaningful part of your budget at the upper end of the market.

The line nobody budgets for

Ontario is one of only three provinces — with Quebec and Saskatchewan — where provincial sales tax is charged on the CMHC mortgage insurance premium. CMHC states flatly that this tax cannot be added to the loan amount. So the premium is financed and the 8% tax on it is not: it is cash, due on closing day.

On a C$700,000 purchase with 7% down, the premium is C$26,040 and the sales tax on it is C$2,083.20 that has to come out of your bank account. It is the single most commonly omitted line in an Ontario cash-to-close estimate, and a buyer who planned for their down payment plus “about 1.5%” will be short by it. Our CMHC insurance calculator works the premium out by loan-to-value band, and the Canadian mortgage affordability calculator tells you what you can borrow in the first place. Neither asks for an email.

If the land transfer tax is the only figure you are after, use our Canadian land transfer tax calculator instead — it prices that one tax in any province and compares Ontario against the rest. Stay on this page when you need the whole Ontario cash-to-close figure, because it adds the pieces the land transfer tax alone leaves out: legal fees, title insurance, the adjustments, and above all the 8% provincial sales tax on the CMHC premium that cannot be rolled into the mortgage.

Compare provinces

The same purchase, elsewhere in Canada

BC taxes once but its exemptions end at a cliff. Alberta charges no transfer tax at all.

BC Closing Costs →Alberta Closing Costs →

By RealCost Editorial TeamReviewed by RealCost Editorial TeamLast updated September 21, 2026 with September 2026 data

Two Ontario closing-cost deadlines catch buyers who assume they have forever: the Ontario land transfer tax refund for first-time buyers must be filed within 18 months of registration, and a purchaser of a new Toronto condo unit has a statutory right to rescind the agreement within 10 days under the Condominium Act — a right that expires long before closing, not at closing.

The first-time buyer refund has an 18-month filing deadline

Ontario's land transfer tax refund for first-time homebuyers isn't automatic at closing in every transaction, and it isn't open-ended: the province's own page states the application deadline is 18 months after the date the transfer is registered (or the disposition occurs). A buyer who registers in Toronto and later realizes their lawyer didn't apply the refund at closing still has a real, but time-limited, window to claim it — 18 months, not indefinitely.

The deadline applies to the provincial refund only. Toronto runs a separate first-time buyer rebate against its own Municipal Land Transfer Tax, which mirrors Ontario's brackets up to C$2,000,000 and follows its own rebate program with its own cap, so a missed refund at closing can mean two separate applications, each governed by the level of government that levied that portion of the tax — a point the bracket math itself, laid out on Ontario's own calculation page, does not address.

Buying a new Toronto condo unit: a 10-day right to walk away, separate from closing

For a new condominium unit bought from a declarant (developer), Ontario's Condominium Act gives the purchaser a statutory right to rescind the agreement of purchase and sale before accepting a deed. Written notice of rescission must reach the declarant or its solicitor within 10 days of the latest of: receiving the disclosure statement, receiving the condominium guide, or receiving the agreement executed by both parties. This window closes early in the process — often years before the closing-cost figures on this page ever come into play — and it is separate from any land transfer tax or MLTT deadline.

If rescission is exercised in time, the Act requires the declarant to promptly refund all money received, without penalty or charge, plus interest at the prescribed rate. That protection applies to new units from a declarant only — it does not apply to a resale condo purchase, which has no equivalent statutory cooling-off period under this Act.

Methodology

Deadlines are stated exactly as published by the Government of Ontario and, for the rescission right, as set out in the Condominium Act, 1998 itself; the worked example applies the same Ontario/Toronto MLTT bracket math used elsewhere on this page to a single deadline scenario.

Sources

Government of Ontario — Calculating land transfer tax — accessed 2026-09-21
Government of Ontario — Land transfer tax refunds for first-time homebuyers — accessed 2026-09-21
City of Toronto — Municipal Land Transfer Tax (MLTT) Rates and Fees — accessed 2026-09-21
City of Toronto — MLTT Rebate Opportunities — accessed 2026-09-21
Government of Ontario (e-Laws) — Condominium Act, 1998, S.O. 1998, c. 19, s. 73 — accessed 2026-09-21

Methodology

Provincial rates and the C$4,000 refund come from the Government of Ontario. The municipal rate table, the C$4,475 rebate maximum and the C$102.56 administration fee come from the City of Toronto, using the table the city labels effective 1 April 2026. All were read on 21 August 2026. Both taxes are computed marginally, band by band, and the rebates are applied as caps against the tax rather than as percentages. Worked examples — including the C$4,000,000 case where the provincial and municipal tables diverge — are written out in src/lib/calculators/ca/ontario-closing-costs.ts.

Sourcing disclosed honestly on one figure: CMHC names Quebec, Ontario and Saskatchewan as the provinces whose premiums attract provincial sales tax, but does not publish the rate. The 8% used here is Ontario's PST portion of HST, and it is the same figure our national calculator uses, so the two agree. It is stated as Ontario's 8% rather than as a CMHC-published number. Legal fees (C$1,800–C$3,000), title insurance (C$200–C$500), inspection (C$400–C$700) and the status certificate (C$100–C$300) are ESTIMATED — none is a government charge.

Not modelled here: the 25% Non-Resident Speculation Tax, which applies province-wide to foreign buyers and would dominate any purchase it touches — it has its own tool, the Canadian foreign buyer tax calculator, which prices Ontario's NRST against British Columbia's 20% additional property transfer tax and models the rule that makes them differ most: Ontario charges its 25% on the whole transaction even where the foreign transferee takes a minority share, while BC charges its 20% on that share alone. Also not modelled: Toronto's separate 10% Municipal Non-Resident Speculation Tax; HST on new construction and its rebates; mortgage discharge fees; and property tax adjustments. All figures are in Canadian dollars. The calculator runs entirely in your browser and there is no form.

Sources

Government of Ontario — Calculating land transfer tax (bracket rates; 2.5% top rate on one or two single family residences) — checked 2026-08-21
Government of Ontario — Land transfer tax refunds for first-time homebuyers (maximum C$4,000) — checked 2026-08-21
City of Toronto — Municipal Land Transfer Tax rates and fees (table effective 2026-04-01; administration fee C$102.56 + HST) — checked 2026-08-21
City of Toronto — MLTT rebate opportunities (first-time buyer rebate, maximum C$4,475.00) — checked 2026-08-21
Government of Ontario — Non-Resident Speculation Tax (25%, province-wide) — checked 2026-08-21
CMHC — Mortgage loan insurance cost (premium rates by loan-to-value; PST on premiums in Quebec, Ontario and Saskatchewan only) — checked 2026-08-21
CMHC — General requirements to qualify for homeowner mortgage loan insurance (5% on the first C$500,000, 10% above; insurance unavailable at C$1,500,000 lending value and over) — checked 2026-08-21

Frequently asked questions

How much land transfer tax do you pay in Toronto?

Twice as much as anywhere else in Ontario, below C$2,000,000. Toronto is the only Ontario municipality that levies its own land transfer tax, and it is charged on top of the provincial tax rather than instead of it. Under C$2,000,000 the municipal table is identical to the provincial one, so the total is simply doubled: on a C$1,100,000 house the province takes C$18,475 and the city takes another C$18,475, for C$36,950 combined — 3.36% of the price. The same house in Ottawa or Hamilton carries C$18,475.

What are the current Toronto Municipal Land Transfer Tax rates?

Effective 1 April 2026, for land holding one or two single family residences: 0.5% up to C$55,000, 1.0% to C$250,000, 1.5% to C$400,000, 2.0% to C$2,000,000, 2.5% to C$3,000,000, then 4.40% to C$4,000,000, 5.45% to C$5,000,000, 6.50% to C$10,000,000, 7.55% to C$20,000,000 and 8.60% above that. Those five upper bands replaced the 3.5% to 7.5% scale that ran from January 2024 to March 2026. Above C$3,000,000 the municipal tax is the larger of the two, because the provincial rate stops climbing at 2.5%.

Can I claim both the Ontario and Toronto first-time buyer rebates?

Yes. They are two separate programmes with two separate applications and they stack. Ontario refunds up to C$4,000 of the provincial Land Transfer Tax, and the City of Toronto refunds up to C$4,475 of its municipal tax, for a combined maximum of C$8,475. Both are capped rather than proportional, so they cover a shrinking share of the bill as the price rises — roughly two fifths of the tax on a C$700,000 Toronto purchase, but around a fifteenth on a C$2,000,000 one.

Why do I owe cash for PST on my CMHC premium in Ontario?

Because Ontario is one of only three provinces that taxes the premium, and CMHC states plainly that this provincial sales tax cannot be added to the loan amount. The premium itself is financed into your mortgage; the 8% tax on it is not, so it is money you have to produce at the closing table. On a C$700,000 purchase with 7% down, the premium is C$26,040 and the PST on it is C$2,083.20 in cash. It is the line most often missing from an Ontario cash-to-close estimate, and a buyer who budgeted only their down payment plus a rough percentage will be short by it.

Does the Toronto land transfer tax apply in Mississauga or Vaughan?

No. The Municipal Land Transfer Tax applies only inside the City of Toronto — which means the amalgamated city, so Scarborough, North York, Etobicoke, York and East York are all included. Mississauga, Brampton, Vaughan, Markham, Richmond Hill and Pickering are separate municipalities and none of them levies a land transfer tax, so a buyer there pays the provincial tax only. On an identical C$1,100,000 purchase that is a difference of C$18,475, which is large enough to be worth weighing against the commute.

Want to try different numbers?

Back to the calculator ↑