Budget Beavers Land Transfer Tax Calculator All provinces
Every province + Toronto/Montreal municipal tax, FTHB rebates, and total cash-to-close.
Inputs
Toronto charges a second land transfer tax on top of the provincial one — effectively doubling your LTT.
Required when down payment < 20%. Enter the CMHC premium amount from your mortgage calculator.
Cash-to-Close Command Centre
Every dollar you need in your bank account on closing day. Most buyers only budget the down payment — this chart shows the true total.
The math behind your result
Every number on this page is derived from the exact Canadian regulatory formula — not approximations or estimates. The calculation runs entirely in your browser using the inputs you provided. Expand the section below to verify the math step-by-step, or share the URL to reproduce these exact results.
▶ How much LTT would you pay for this price in each province?
| Province | Gross LTT | Net LTT | Note |
|---|---|---|---|
| Enter a price above to populate this table. | |||
Comparison assumes non-first-time buyer, standard residential. Toronto shows Ontario provincial LTT only.
▶ How is LTT calculated?
Ontario — marginal bracket system
0.5% on first $55,000 = max $275 1.0% on $55,001–$250,000 = max $1,950 1.5% on $250,001–$400,000 = max $2,250 2.0% on $400,001–$2,000,000 = max $32,000 2.5% on over $2,000,000 (single-family residential only) $750k example: $275+$1,950+$2,250+$7,000 = $11,475 Source: ontario.ca — effective Jan 1, 2017 (unchanged 2025)
Toronto — doubles the Ontario LTT
Same bracket structure as Ontario up to $2M. Additional high-value tiers: 4.40%–8.60% over $3M (effective Jan 2024). FTHB rebate: max $4,475 (in addition to Ontario's $4,000). Combined FTHB savings in Toronto: max $8,475. Source: toronto.ca MLTT Rates & Fees, 2025
British Columbia — Property Transfer Tax
1% on first $200,000 2% on $200,001–$2,000,000 3% on $2,000,001–$3,000,000 5% on over $3,000,000 (additional 2% above $3M) First-time buyer: full exemption ≤ $835,000; partial $835k–$860k. New construction: full exemption ≤ $1,100,000; partial $1.1M–$1.15M. Source: gov.bc.ca property transfer tax, 2025
Alberta — no LTT, registration fee only
Fee = $50 + $5 × ⌈purchasePrice / $5,000⌉ At $750k: $50 + $5 × 150 = $800 (not a tax — just a government fee) Source: Alberta Land Titles fee schedule, effective Oct 20, 2024
Quebec — Taxe de bienvenue (Welcome Tax)
0.5% on first $62,900 1.0% on $62,901–$314,700 1.5% on over $314,700 Montreal replaces these with higher city tiers (up to 4% over $3.1M). Brackets indexed annually to Quebec CPI. Source: Revenu Québec, montreal.ca 2025
About the Canadian Land Transfer Tax Calculator
What is Land Transfer Tax?
Land Transfer Tax (LTT) — also called Property Transfer Tax (BC), Welcome Tax (Taxe de bienvenue, Quebec), or Deed Transfer Tax (Nova Scotia) — is a one-time tax paid by the buyer when a property changes ownership. It is calculated as a percentage of the purchase price and is payable on closing day, in addition to your down payment. Most buyers don't realize this is on top of their down payment.
In Ontario, a buyer purchasing a $750,000 home pays about $11,475 in provincial LTT. If buying in Toronto, the municipal LTT adds another $11,475 — totalling $22,950 before any rebates. A first-time buyer in Toronto saves $8,475 in rebates, leaving $14,475 still owing. Combined with a $150,000 down payment, legal fees, and other closing costs, total cash needed on closing day can exceed $170,000 — a surprise for buyers who only budgeted the down payment.
Provinces with no Land Transfer Tax
Alberta and Saskatchewan do not charge a Land Transfer Tax. Instead, they charge modest land title registration fees — Alberta charges $50 + $5 per $5,000 of value (effective Oct 2024), meaning a $750,000 Alberta purchase pays only $800 in fees versus $11,475 in Ontario. This is a significant advantage for Alberta buyers.
Nova Scotia has no provincial LTT, but each municipality can charge a Deed Transfer Tax — typically 0.5%–1.5% of the purchase price. Non-resident buyers pay an additional 5% provincial Non-resident Deed Transfer Tax (not included in this calculator).
Toronto's double land transfer tax
Toronto is unique in Canada in charging a second land transfer tax on top of the Ontario provincial LTT, using the same bracket structure. For a $750,000 purchase this effectively doubles the LTT from $11,475 to $22,950. Toronto introduced additional high-value residential tiers in 2024, reaching up to 8.60% on the portion over $20 million. First-time buyers can claim both the Ontario rebate ($4,000 max) and the Toronto rebate ($4,475 max) for a combined saving of up to $8,475.
BC's first-time buyer exemption
British Columbia provides one of the most generous first-time buyer programs: full exemption of all property transfer tax for homes under $835,000, and a partial (pro-rated) exemption for homes between $835,000 and $860,000. This saves first-time buyers up to $13,000 on a $750,000 purchase. A separate new-construction exemption applies up to $1,100,000.
The cash-to-close gap
The cash-to-close command centre on this page shows the full picture: every dollar you need in your bank account on closing day. Besides the down payment and LTT, typical closing costs include legal fees (~$1,500), title insurance (~$400), home inspection (~$600), and moving costs (~$2,000). If your down payment is under 20%, your CMHC mortgage insurance premium is due in some provinces (Ontario, Quebec, Saskatchewan, Manitoba charge provincial tax on the premium in cash — the premium itself is financed into the mortgage). These estimates are approximate — always confirm with your real estate lawyer.
Related calculators
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- Salary Required for Mortgage — What income do you need to qualify for this home?
- Rent vs Buy (Canada) — Is buying actually cheaper than renting over your time horizon?
Not financial or legal advice. LTT rates, exemptions, and rebates can change. All calculations happen in your browser — no data is sent to any server. Verify all amounts with your real estate lawyer before closing.