Ontario Land Transfer Tax Calculator

Ontario LTT is due and payable on the date of title registration — typically the closing day of your real estate transaction. Your real estate lawyer collects the LTT funds as part of your total closing costs and submits them electronically via Teraview (the Ontario land registration system). You cannot register title without the tax being remitted. Budget for LTT in your closing cost estimates well in advance; it is due immediately on possession, not in installments.

Toronto City Council enacted its own Municipal Land Transfer Tax (MLTT) under the authority granted by the City of Toronto Act, 2006 (Section 267). Properties with a Toronto postal code (bounded broadly by Steeles Ave. to the north, Etobicoke Creek to the west, Lake Ontario to the south, and the Scarborough-Durham border to the east) are subject to both the provincial Land Transfer Tax Act and the City of Toronto's MLTT By-law. The rates mirror each other, so Toronto buyers effectively pay double. Properties outside Toronto — even immediately adjacent (e.g., Mississauga, Brampton, Markham) — pay only the provincial rate.

To qualify for the Ontario provincial rebate (max $4,000): (1) You must be at least 18 years old at closing; (2) You must be a Canadian citizen or permanent resident; (3) You must occupy the property as your principal residence within 9 months of closing; (4) You must never have owned an eligible home anywhere in the world — including outside Canada. Critically, if your spouse has previously owned a home while you were spouses, you are disqualified even if you personally never owned property. For Toronto's MLTT rebate (max $4,475), identical rules apply but must be claimed separately through the City of Toronto. Both rebates are applied at the time of registration and reduce the tax otherwise payable.

Yes. For pre-construction condos, LTT is assessed on the final closing purchase price — not the interim occupancy date. This matters because the purchase price can differ from the original contract price due to upgrades, adjustments, or HST. For assignment sales (where the original buyer sells their purchase contract to a new buyer before final closing), the assignee — the new buyer — pays LTT on the final purchase price at their closing. The original buyer's intent or payments do not reduce the assignee's LTT liability.

Yes. If the buyer is not a Canadian citizen or permanent resident, a 25% Non-Resident Speculation Tax (NRST) applies to residential properties in Ontario (excluding areas outside the Greater Golden Horseshoe in some cases). The NRST is calculated separately on the full purchase price and is layered on top of both Ontario LTT and Toronto MLTT. This calculator does not include the NRST — buyers who may be subject to it should seek legal advice to determine whether any exemptions apply (e.g., international student exemption, nominee exemption).

No. Ontario LTT is a one-time closing cost, not an ongoing expense, so it is not deductible for personal income tax purposes in Canada. However, it is treated as part of the Adjusted Cost Base (ACB) of your property. When you eventually sell the property, the LTT you paid at purchase increases your ACB, which reduces your capital gain and the resulting capital gains tax. Keep your closing cost records for this purpose.