On an $800,000 home, land transfer tax is $12,475 in Ontario, $24,950 in the City of Toronto and $14,000 in British Columbia. Alberta charges only $800 in registration fees. Enter a price and a location below to see what you owe on closing day, when it’s due in one lump rather than spread over the years.
Who charges land transfer tax, and what is it called?
Most provinces tax the move of a home to a new owner, and it’s the buyer who pays, on closing day, normally through a lawyer or notary who collects it with the rest of the closing costs. The name changes with the province. Ontario and Manitoba say land transfer tax, British Columbia says property transfer tax, and Quebec calls it the welcome tax. Alberta and Saskatchewan skip the percentage and collect land registration fees, which come to a small fraction of the tax elsewhere.
| Place | Tax on an $800,000 home | What sets it |
|---|---|---|
| Ontario outside Toronto | $12,475 | Provincial brackets |
| Toronto | $24,950 | Provincial plus city brackets |
| Toronto, first-time buyer | $16,475 | Rebates of up to $4,000 and $4,475 |
| British Columbia | $14,000 | 1% then 2% of the price |
| British Columbia, first-time buyer | $6,000 | First $500,000 exempt |
| Montreal | $11,349 | Quebec and city brackets |
| Halifax | $12,000 | 1.5% municipal tax |
| Alberta | $800 | Registration fee |
How does Ontario get to $12,475?
Ontario taxes the price in slices, and each slice has its own rate, so the sum is easier to follow than it first looks. The first $55,000 is charged at 0.5%, the slice up to $250,000 at 1%, the slice up to $400,000 at 1.5% and the slice up to $2,000,000 at 2%. On property of up to two single-family units, 2.5% applies to whatever sits beyond $2,000,000. For $800,000, the four slices add up to $12,475.
Try a smaller home. At $500,000 the slices come to $275, $1,950, $2,250 and $2,000, which is $6,475.
Toronto adds a second tax on top, built from similar slices. A Toronto buyer pays both, which is why the bill roughly doubles. The city scale covers properties with up to two single-family residences.
Is there a break for first-time buyers?
Yes, in a few places, so check yours. A first home in Ontario earns a refund of up to $4,000, and Toronto refunds as much as $4,475 of its own tax. Neither refund can top the tax owed, so a cheaper home gets less. In Ontario you must be at least 18, a Canadian citizen or permanent resident, never have owned a home anywhere in the world, and move in within nine months of closing. Your lawyer normally claims the refund when the deal is registered. If that gets missed, the Ministry of Finance takes applications for 18 months afterward, as the Ontario government’s first-time buyer refund page explains.
Picture Dana, buying her first place in Toronto for $500,000. Ontario tax is $6,475 and the city’s is the same, so $12,950 in all. The two refunds take off $8,475, and she pays $4,475.
British Columbia is more generous. A first-time buyer pays no tax on a home of $500,000 or less. On a home up to $835,000 the first $500,000 is exempt, which saves up to $8,000, and between $835,000 and $860,000 the break phases out. On our $800,000 example that turns $14,000 into $6,000. The BC government’s first-time buyer page lists the residency and citizenship conditions. Quebec, Alberta and the other provinces have their own rules, or none. Tick the first-home box and the calculator applies the rules of the province you picked.
Not sure you qualify? Read the rules for your province before you count on the money.
What mistakes do buyers make with this tax?
- Working it out on the mortgage instead of the price. The tax follows what you pay for the home, not what you borrow.
- Forgetting Toronto’s city tax, which doubles the bill.
- Assuming the rebate shows up by itself. Ask your lawyer to claim it.
- Leaving it out of the cash you set aside, since it’s due on closing day.
What else does closing cost?
Transfer tax is one line in a longer list, and you’ll feel the rest of it too. Legal fees, title insurance, an inspection and tax on a mortgage insurance premium can add thousands more. Budget for them. The closing costs calculator totals them, and the down payment calculator shows the cash you’ll need beforehand. Foreign buyers may owe an extra amount, which the non-resident buyer tax calculator finds.
Buying in Quebec? Use the welcome tax calculator. In British Columbia, the BC property transfer tax calculator is the one. A new home may also carry sales tax, and the new home rebate calculator covers that.
Where the brackets come from
The brackets come from the Ontario, British Columbia, Quebec, Alberta and Toronto government pages, and from Nova Scotia municipalities. A few areas, such as the individual schedules of small Quebec cities, aren’t covered. Rules and rebates shift with budgets. Treat the result as a ballpark and get the final number from your lawyer before closing day. We have no connection with any government body.
About this calculator
- What it does
- Estimate land transfer tax, first-time buyer rebates and transfer charges by province.
- Category
- Property and Estate Tax
- Last checked
- September 30, 2026
- Result type
- Estimate for information only, not tax advice.
Frequently asked questions
How much transfer tax on an $800,000 Ontario home?
$12,475 outside Toronto. Inside the city it's $24,950, because Toronto adds a tax of $12,475.
Do first-time buyers get relief?
Ontario refunds up to $4,000 and Toronto up to $4,475. British Columbia removes the whole tax on a first home up to $500,000 and up to $8,000 of it to $835,000.
When do I pay it?
On the closing date. A lawyer or notary usually collects it along with the other closing costs.
Why is Alberta so much cheaper?
Alberta charges registration fees calculated per $5,000 of value, not a percentage of the price.
Does a new build get taxed as well?
Yes. Most provinces charge transfer tax on new homes, and sales tax may be due too.
Sources and updates
Updated: . How we check rates · Editorial team · Updates