Land Transfer Tax Calculator

Buying a home involves more than just saving for a down payment – there are additional costs to budget for, and one of the largest can be the land transfer tax. At Unrate.ca, our mortgage experts often remind clients about this often-overlooked expense. In this guide, we explain what land transfer taxes are, why they matter, and break down the rates and rules across all Canadian provinces (and certain cities like Toronto and Montreal). We’ll also walk through example calculations in different regions and highlight first-time homebuyer rebates or exemptions available. This information will help you budget for land transfer taxes as you plan your home purchase.

What is Land Transfer Tax and Why Does It Matter?

Land transfer tax (LTT) is a one-time tax (or fee) charged by the government when real estate changes ownership. In most of Canada, the buyer pays this tax to the provincial government upon closing the property purchaseratehub.ca. It’s usually calculated as a percentage of the property’s value or purchase price, meaning the higher the home price, the more tax you payratehub.ca. This tax is paid in a lump sum at closing and cannot typically be rolled into your mortgage, so it must be budgeted for in cash.

LTT matters because it can significantly increase your upfront costs. In fact, it’s often one of the largest closing costs for homebuyers, potentially adding up to thousands of dollarsnerdwallet.comnerdwallet.com. For example, on a mid-priced home, the land transfer tax bill can easily reach the high four or even five figures. First-time buyers especially need to be aware of this cost, as it comes due right when you’ve already spent on your down payment, inspections, and legal fees. Failing to account for land transfer tax could leave you short on funds at closing.

Every province in Canada (with two exceptions) charges some form of land transfer tax or fee when you buy propertyratehub.ca. The only provinces that do not impose an outright land transfer tax are Alberta and Saskatchewan– instead, those provinces levy much smaller flat fees for registering property titlesratehub.ca. In all other provinces, the land transfer tax is a percentage of the property value, usually on a sliding scale (progressive brackets). Additionally, certain municipalities have their own land transfer taxes on top of the provincial tax – notably the City of Toronto, and a higher rate structure applies in Montreal. Below, we detail the land transfer tax rates and rules across Canada.

(Note: Land transfer taxes are sometimes known by other names. For example, in British Columbia it’s called the Property Transfer Tax; in Quebec it’s nicknamed the “Welcome Tax”; and in Nova Scotia it’s often referred to as a Deed Transfer Tax. Regardless of the name, they function similarly as a charge on transferring property.)

Land Transfer Tax Rates Across Canada

Land transfer tax rates and calculation rules vary widely by province. Some provinces use tiered rate brackets (similar to income tax brackets), whereas others charge a flat percentage or fixed fees. We will go through each province and note any special municipal taxes. All rates are current as of 2025.

Ontario (Provincial Land Transfer Tax)

Ontario’s land transfer tax is calculated on a tiered system with increasing rates for higher portions of the property price. The provincial rates in Ontario are as followsratehub.ca:

• 0.5% on the first $55,000 of the purchase price
• 1.0% on the portion from $55,000 up to $250,000
• 1.5% on the portion from $250,000 up to $400,000
• 2.0% on the portion from $400,000 up to $2,000,000
• 2.5% on any amount over $2,000,000 (this top bracket was introduced in 2017)ratehub.ca

Ontario’s land transfer tax applies to all property purchases in the province (other than a few specific exemptions like some transfers between family members). It is paid by the buyer at closing and can be a substantial amount. For example, on a home priced at $500,000 in Ontario (outside Toronto), the provincial LTT would come out to about $6,475 (we’ll show the detailed calculation in the examples section below).

Toronto Municipal Land Transfer Tax: If you’re buying in the City of Toronto, two land transfer taxes apply – the Ontario provincial tax and Toronto’s municipal land transfer tax (often abbreviated MLTT). Toronto’s MLTT uses the same tiered rates as Ontario’s provincial tax for most price ranges, effectively doubling the tax for Toronto buyersratehub.caratehub.ca. However, Toronto has added extra high-value brackets as of January 1, 2024: for homes over $3 million, the city tax rate starts at 3.5%, with further increases for ultra-high-value properties (up to 7.5% on portions above $20 million)ratehub.caratehub.ca. These higher municipal rates primarily affect luxury real estate; for typical home purchases under $2 million, Toronto’s MLTT mirrors the provincial rates.

Why this matters: Toronto is currently the only city in Canada with its own land transfer tax on top of the provincial tax. This means a homebuyer in Toronto pays double the land transfer tax compared to elsewhere in Ontario (aside from the higher-end surcharges which kick in at $3M+ values)ratehub.caratehub.ca. We’ll illustrate how this adds up in our examples. The key takeaway is that Toronto buyers must budget for significantly higher closing costs due to the two taxes.

British Columbia (Property Transfer Tax)

British Columbia (B.C.) charges a Property Transfer Tax (PTT) when real estate changes hands. B.C.’s tax is also tiered and somewhat similar to Toronto/Ontario’s structure, but with different breakpoints and an extra emphasis on high-value propertiesratehub.ca:

• 1.0% on the first $200,000 of the property’s fair market value
• 2.0% on the portion from $200,001 up to $2,000,000
• 3.0% on the portion above $2,000,000
• Additional 2% on the portion above $3,000,000 for residential properties (making the effective rate 5% on value above $3 million)ratehub.ca

These rates show that B.C. imposes a higher tax on luxury homes. For example, a $4 million home in Vancouver would incur 3% on the value between $2M–$3M and 5% on the value above $3M, leading to a very large tax bill. For more typical prices: a $500,000 home in B.C. would owe 1% on the first $200k and 2% on the remaining $300k, for a total of $8,000 in land transfer tax (before any rebates)ratehub.ca.

One thing to note is that B.C. also has additional taxes for certain buyers (for instance, a 20% foreign buyer tax in certain regions, and a Speculation and Vacancy Tax for certain homeowners), but those are separate from the standard property transfer tax. For the purposes of this guide, we’re focusing on the standard land transfer tax that applies to typical home purchases by residents.

Alberta (Land Title Transfer Fees)

Alberta is one of the two provinces without a formal land transfer tax. Instead, Alberta charges modest land title registration fees when a property is purchased. There are two fees in Albertaratehub.ca:

• Title Transfer (Land Registration) Fee: $50 base fee plus $2 for every $5,000 of the property’s value (or portion thereof)ratehub.ca. This covers registering the new land title in your name.
• Mortgage Registration Fee: $50 base fee plus $1.50 for every $5,000 of the mortgage amount (if you are getting a mortgage)ratehub.ca. This covers registering the mortgage on the title.

These fees are much smaller than land transfer taxes in other provinces. To illustrate, if you buy a $500,000 home in Alberta with a $400,000 mortgage, the land title fee would be $50 + $2*(500,000/5,000) = $250, and the mortgage registration would be $50 + $1.50*(400,000/5,000) = $170. In total, that’s about $420 in costs – far less than the many thousands a buyer would pay in Ontario or B.C. for a home of the same price. Alberta’s low fees are one reason some buyers find purchasing in Alberta more affordable at closing. (There are no special first-time buyer rebates on these fees, but given the small amounts, it’s usually not a major concern.)

Saskatchewan (Land Title Transfer Fee)

Saskatchewan also does not levy a land transfer tax, but it charges a land title transfer fee when registering a property purchase. The standard Saskatchewan title transfer fee is 0.3% of the property’s value (with a small flat charge for low-value properties)ratehub.ca. The fee structure is:

• $0 fee on the first $500 of property value
• $25 fee for property value from $501 to $8,400
• 0.30% of the property value for anything over $8,400ratehub.ca

In practice, for most normal home purchases, 0.3% of the purchase price is the applicable fee (since most homes cost well above $8,400). For example, a $300,000 home in Saskatchewan would incur roughly $900 in land title fees (0.3% of $300k). If you have a mortgage, Saskatchewan also charges a flat $160 fee to register the new mortgageratehub.caratehub.ca.

Overall, Saskatchewan’s costs are very low compared to provinces with true land transfer taxes. There are no special rebates for first-time buyers here (and none needed, as the fees are minimal).

Manitoba (Land Transfer Tax)

Manitoba imposes a land transfer tax at the provincial level with a progressive rate structure. The current Manitoba LTT rates areratehub.ca:

• 0% on the first $30,000 of property value (no tax below this amount)
• 0.5% on the portion from $30,001 to $90,000
• 1.0% on the portion from $90,001 to $150,000
• 1.5% on the portion from $150,001 to $200,000
• 2.0% on any amount above $200,000ratehub.ca

In effect, once a home’s price exceeds $200,000, any value beyond that is taxed at 2%. For most home purchases in Manitoba (which are often above $200k), the majority of the value will fall into the 2% bracket. For example, on a $300,000 home, you’d pay 0% on the first $30k, then small amounts at 0.5%, 1%, 1.5% for each tier, and 2% on the $100k above $200k. The total land transfer tax on a $300,000 home in Manitoba comes out to roughly $3,720. On a $500,000 home, the tax would be about $7,720. Manitoba does not currently offer any land transfer tax rebate for first-time homebuyersratehub.ca, so first-time buyers pay the same rates.

Quebec (Bienvenue Tax or Welcome Tax)

Quebec’s land transfer tax is often called the “taxe de bienvenue” or Welcome Tax. Uniquely, Quebec’s tax is administered by municipalities rather than the province, and the exact rates can differ slightly by city. There is a base provincial guideline for the minimum tax rates, and municipalities can add higher brackets if they choose (Montreal being a prime example). The standard Quebec land transfer tax rates (applicable in most cities outside Montreal) areratehub.ca:

• 0.5% on the first $51,700 of property value
• 1.0% on the portion from $51,700 up to $258,600
• 1.5% on any value above $258,600ratehub.ca

Many municipalities in Quebec follow this base scale for their transfer duties. For instance, if you buy a home in Quebec City or Gatineau, the tax will be 0.5% on the first ~$51.7k, 1% on the next ~$206.9k, and 1.5% on the rest. On a $300,000 home in one of those cities, this works out to roughly $2,950 in land transfer tax.

Montreal (Higher Land Transfer Tax Rates)

The City of Montreal, due to its size and higher home values, has chosen to implement higher brackets on top of the base Quebec rates. Buying property in Montreal will incur the following land transfer tax ratesratehub.ca:

• 0.5% on the first $51,700
• 1.0% on $51,700 to $258,600
• 1.5% on $258,600 to $517,100
• 2.0% on $517,100 to $1,034,200
• 2.5% on $1,034,200 to $2,000,000
• 3.0% on any value over $2,000,000ratehub.ca

In other words, Montreal adds two extra tax brackets (2.0%, 2.5%, and 3.0%) that do not apply in the rest of Quebec. This means Montreal homebuyers pay a bit more tax, especially on high-value properties. For example, on a $600,000 home in Montreal, the tax would be about $8,944. By contrast, the same $600,000 home in a smaller Quebec city (using only the base 0.5/1.0/1.5% rates) would incur about $7,600 in transfer tax. Montreal’s top rate of 3% for portions above $2 million also significantly increases the tax for luxury homes in the cityratehub.ca. Quebec does not offer a first-time buyer LTT rebate, so these rates apply to all buyers. It’s important for buyers in Quebec (especially in Montreal) to be prepared for the Welcome Tax shortly after closing.

New Brunswick (Real Property Transfer Tax)

New Brunswick has a simpler system: it charges a flat 1% tax on the assessed value of the property (or the purchase price, if higher)ratehub.ca. In practice, this usually equates to 1% of the purchase price for most arms-length transactions. There are no tiered brackets – just 1% across the board. For example, a home assessed at $300,000 in New Brunswick would incur a land transfer tax of $3,000. Because it’s based on the assessed value, if a property’s assessed value is different from the purchase price, the tax is calculated on the higher of the two. New Brunswick does not offer a first-time buyer exemption on this tax – the 1% applies to everyone.

Nova Scotia (Deed Transfer Tax)

Nova Scotia’s land transfer tax, locally known as the Deed Transfer Tax (DTT), is applied at the municipal level. Each municipality in Nova Scotia sets its own DTT rate, which typically ranges from 0.5% to 1.5% of the purchase priceratehub.ca. Most municipalities charge around 1% to 1.5%. For instance, Halifax Regional Municipality (which includes the city of Halifax) charges the maximum 1.5% deed transfer tax on properties in its jurisdictionratehub.ca. Some rural municipalities may charge a bit less (e.g., 1.0% or 1.25%), but 1.5% is common in many larger NS communities.

So, if you buy a home for $400,000 in Halifax, the deed transfer tax would be $6,000 (1.5% of $400k). In a town with a 1.0% rate, that same home would incur $4,000 in DTT. Nova Scotia does not have a province-wide first-time buyer rebate on land transfer (and municipalities generally do not offer one either). However, Nova Scotia did introduce some tax measures for out-of-province buyers recently (a deed transfer surtax for non-resident buyers who don’t move to NS within 6 months), but that is a special case. For resident homebuyers, just be aware of your municipality’s DTT rate and factor it into closing costs.

Prince Edward Island (Real Property Transfer Tax)

Prince Edward Island charges a Real Property Transfer Tax (RPTT) provincially, which is effectively 1% of the property’s value (whether purchase price or assessed value, whichever is higher)ratehub.ca. However, there are a couple of notable points for PEI:

• No transfer tax is charged if the property value is below $30,000 (this effectively exempts very low-value land transfers)ratehub.ca.
• Uniquely, PEI offers an exemption for first-time homebuyers: if you are a first-time homebuyer purchasing a primary residence, you do not pay the transfer tax on properties valued under $200,000ratehub.ca. (If the value is above $200k, the tax applies on the amount above $200k – but practically, most first-time buyers in PEI purchasing below that threshold pay $0 land transfer tax.)

For a non-first-time buyer in PEI, the tax is straightforward – e.g., a $250,000 home would have a 1% tax = $2,500. If that buyer were a qualifying first-timer and the home was $180,000, they would pay $0 (fully exempt, since under $200k)ratehub.caratehub.ca.

We will cover more details on the first-time buyer rebate in PEI in the rebates section, but suffice it to say PEI is the most generous province in completely waiving land transfer tax for eligible first-time buyers meeting the price criteria.

Newfoundland and Labrador (Registration of Deeds Fee)

Newfoundland and Labrador doesn’t have a percentage-based land transfer tax; instead, it charges a Registration of Deeds fee when property is transferred. This fee works out to a modest amount in practice. The formula isratehub.ca:

• $100 flat fee for properties (or mortgages) under $500 in value (essentially a minimum charge)
• For properties over $500, it’s $100 plus $0.40 for every $100 of property value over $500ratehub.ca

The $0.40 per $100 is effectively a 0.4% rate on the amount above the first $500. This means for most real estate transactions, the fee is just about 0.4% of the purchase price (since almost all properties cost well above $500). For example, a $250,000 home in Newfoundland would incur approximately $100 + 0.4% of ($250,000 – $500). That comes to roughly $100 + $998 = $1,098 in deed registration fees. On a $500,000 home, it would be $100 + 0.4% of $499,500 ≈ $2,098. These amounts are lower than many provinces’ land transfer taxes. Newfoundland and Labrador does not offer first-time buyer exemptions for this fee – it applies to all purchases. It’s another region where closing costs for land transfer are relatively low.

The Territories (Yukon, Northwest Territories, Nunavut)

Canada’s three territories also have land transfer fees, though they are generally much smaller than the taxes in most provinces:

• Northwest Territories (NWT): No land transfer tax per se, but NWT charges land title fees similar to Alberta/Saskatchewan style. The NWT fee is $1.50 per $1,000 of property value (0.15%), subject to a minimum charge of $100ratehub.ca. On any portion of the property value above $1,000,000, the rate drops to $1.00 per $1,000 (0.1%)ratehub.ca. Additionally, NWT has a mortgage registration fee of $1.00 per $5,000 of the mortgage amount (0.02%), with a minimum of $80ratehub.ca. In practical terms, for a $300,000 Yellowknife home with a $250,000 mortgage, the land transfer fee would be about $450 and the mortgage fee $80, totaling $530. There are no first-time buyer rebates (again, not really needed given the low fee).
• Nunavut: Nunavut’s system is very similar to NWT’s. There is no land transfer tax, but Nunavut charges registration fees based on property value and mortgage. For properties under $1,000,000, the fee is $1.50 per $1,000 of value (same rate as NWT), with a minimum fee of $60canadianmortgageapp.com. For properties over $1,000,000, Nunavut charges a flat $1,500 on the first $1M, plus $1.00 per $1,000 on the value above $1Mcanadianmortgageapp.com. The mortgage registration fee in Nunavut is $1.00 per $1,000 of the mortgage amount, with a minimum of $40canadianmortgageapp.com. For example, a $500,000 home in Nunavut with a $400,000 mortgage would cost roughly $750 in title fee (since $500k is half of $1M, about $750 by the $1.50/$1000 rate) and $400 in mortgage fee (at $1/$1000), but due to minimums it might be slightly adjusted – still on the order of ~$1,150 total. Nunavut does not offer a first-time buyer rebate on these feescanadianmortgageapp.com.
• Yukon: Yukon Territory’s land title charges involve a few components. There is an “Assurance Fee” related to any increase in property value since the last transfer, plus a “Transfer Fee” based on the property price, and a Mortgage Registration Fee based on the mortgage size. In summary:
  • The Assurance Fee in Yukon is $20 for the first $10,000 increase in value since last sale, and $10 for each additional $10,000 of increaseratehub.ca. (If you’re buying a property at a much higher price than the last time it sold, this adds a small extra cost; if the price is the same or lower than last sale, this fee doesn’t apply.)
  • The Transfer Fee is a flat fee that depends on the property’s price: e.g. $50 for property value under $100,000, $150 if $100,000–$499,999, $350 if $500,000–$2,999,999, $550 if $3,000,000–$9,999,999, and $750 for $10,000,000+ratehub.ca. Most home purchases will fall in the $50 to $350 range. For example, a $300,000 home in Yukon would have a $150 transfer fee.
  • The Mortgage Fee in Yukon is also flat-tiered: $50 for mortgage under $100,000; $100 if $100,000–$499,999; $200 if $500,000–$999,999; $400 if $1,000,000–$4,999,999; $600 if $5M–$9.99M; $800 if $10M–$19.99M; $1,000 for $20M+ratehub.ca. A typical mortgage (say $250,000) would incur a $100 mortgage fee.
  Putting it together, if you bought a $300,000 home in Yukon with a $250,000 mortgage, and let’s assume the last sale of that property was long ago at $200,000 (so a $100k increase in value), your fees might be: Assurance fee ~$30, Transfer fee $150, Mortgage fee $100 – totaling around $280. These charges are quite reasonable. There are no specific first-time buyer exemptions in Yukon, but again the amounts are not prohibitively large.

Now that we’ve covered each region’s approach, let’s look at how to calculate these taxes/fees with some concrete examples.

Examples of Land Transfer Tax Calculations

To understand the real impact of land transfer taxes, let’s walk through a few example scenarios in different parts of Canada. We’ll use a purchase price of $500,000 for comparison in each scenario (and assume a mortgage where relevant), since this is a common price point for many markets.

1. Toronto, Ontario – $500,000 home (resale): In Toronto, a buyer pays both Ontario’s LTT and Toronto’s MLTT.
   • Ontario LTT on $500,000: 0.5% on first $55k = $275; 1% on next $195k (up to $250k) = $1,950; 1.5% on next $150k (up to $400k) = $2,250; 2% on the remaining $100k (400k to 500k) = $2,000. This sums to $6,475 in provincial taxratehub.ca.
   • Toronto MLTT on $500,000: for this price range, Toronto’s tax uses the same brackets, so it also comes to $6,475ratehub.ca.
   • Total land transfer tax = $6,475 + $6,475 = $12,950 for a $500k home in Toronto. This must be paid on closing. To put this in perspective, a 5% down payment on a $500k home is $25,000, so the land transfer taxes in Toronto could be about half of your down payment amount – a major expense to plan for.
   • First-time buyer in Toronto: If you are an eligible first-time homebuyer, you would get rebates that significantly reduce this cost. Ontario offers up to $4,000 rebate, and Toronto offers up to $4,475 rebateratehub.caratehub.ca. In this example, a first-time buyer would receive the maximum $4,000 + $4,475 = $8,475 back in rebates. Instead of $12,950, the net tax would be $4,475. That’s still a sizable amount, but much more manageable. (If the home were cheaper – about $368,000 or less – the Ontario rebate would wipe out the provincial tax entirelyratehub.ca.)
2. Vancouver, B.C. – $500,000 home: In Vancouver (and all of B.C.), only the provincial Property Transfer Tax applies (municipalities in B.C. do not levy their own transfer tax).
   • B.C. PTT on $500,000: 1% on first $200k = $2,000; 2% on remaining $300k = $6,000. Total = $8,000ratehub.ca.
   • First-time buyer in B.C.: If this is your first home and you qualify for B.C.’s First Time Home Buyers’ Program, a $500,000 purchase would be fully exempt from land transfer taxratehub.caratehub.ca! B.C. provides a full tax refund for first-time buyers on homes up to $500k, which means a qualifying first-timer would pay $0 in this case. (If the home were between $500k and $525k, a partial exemption applies – for example at $520k you’d pay tax on the amount above $500k.) This is an incredibly valuable program for first-time buyers in B.C., essentially saving $8,000 on a $500k purchase.
3. Calgary, Alberta – $500,000 home: Alberta has no LTT, just the land title fees.
   • Alberta fees on $500,000 with a $400,000 mortgage: As calculated earlier, roughly $420 total (about $250 for the land transfer and $170 for the mortgage registration)ratehub.ca. That’s it – a few hundred dollars.
   • For any buyer (first-time or not) in Alberta, these low fees make closing costs easier to handle. There are no first-time rebates, but the entire fee is already lower than even the rebates offered in other provinces.
4. Montreal, Quebec – $500,000 home: Montreal’s welcome tax uses the tiered rates up to 2.5% (since $500k is below the $517k and $1M+ breakpoints for higher rates).
   • Montreal Welcome Tax on $500,000: 0.5% on first $51,700 = $258.50; 1% on next $206,900 (up to $258,600) = $2,069; 1.5% on the remaining $241,400 (from $258,600 to $500,000) = about $3,621. Total ≈ $5,949 in transfer tax.
   • If that same $500,000 home were elsewhere in Quebec (with only the basic 1.5% top rate), the tax would be slightly lower (around $5,400). Montreal’s extra brackets don’t come into play until you exceed $517k. On a more expensive property, Montreal’s tax can surpass other cities – for example, at $1,000,000, Montreal’s tax would be about $15,863, whereas outside Montreal it would be $15,000 (since Montreal starts charging 2% and 2.5% at lower thresholds than the rest of Quebec).
   • First-time buyer: Quebec does not have a rebate for first-time buyers, so a first-time purchaser in Montreal pays the same ~$5,949 on a $500k home as anyone else.
5. Halifax, Nova Scotia – $500,000 home: Halifax’s deed transfer tax is 1.5%.
   • DTT on $500,000: simply 1.5% of $500k = $7,500. (If you bought in a town with a 1% DTT, it would be $5,000 on $500k.)
   • Nova Scotia has no first-time buyer LTT rebate, so $7,500 would be due from any buyer in Halifax at closing.

These examples show the range of outcomes. In Alberta, $500k home = ~$420 in fees; in Montreal ~$5.9k; in Vancouver $8k (but $0 if first-time); in Toronto ~$13k (or ~$4.5k if first-time after rebates); in Halifax $7.5k. Clearly, land transfer taxes can dramatically impact your upfront costs depending on where you’re buying. Always use the specific rates for your location to calculate the exact amount, or consult tools like land transfer tax calculators to get an estimate.

First-Time Homebuyer Rebates and Exemptions

One piece of good news for new buyers: several provinces offer rebates or exemptions on land transfer taxes for eligible first-time homebuyers. These programs are designed to reduce the financial burden on Canadians purchasing their first home. Here’s an overview by region of what’s available:

• Ontario: Ontario provides a rebate up to $4,000 off the provincial land transfer tax for first-time homebuyersratehub.caratehub.ca. This rebate can fully cover the LTT on homes up to $368,000 in priceratehub.ca. For more expensive homes, first-timers get the full $4,000 off and pay the remainder. To qualify, neither the buyer nor their spouse can have owned a home before, among other criteria (Canadian citizen/permanent resident, at least 18 years old, etc.)ratehub.ca. The application for the rebate is typically done at closing or shortly after, and you have up to 18 months post-purchase to applyratehub.ca.
• Toronto (Municipal): In addition to Ontario’s rebate, the City of Toronto has its own first-time buyer rebate for the municipal LTT. The Toronto rebate is up to $4,475ratehub.caratehub.ca. In practical terms, a first-time buyer in Toronto can get up to $4,000 (Ontario) + $4,475 (Toronto) = $8,475 total relief. This completely wipes out the provincial and municipal LTT on roughly the first $400k worth of property value (as we saw, leaving ~$4,475 payable on a $500k home). The eligibility criteria for Toronto’s rebate mirror Ontario’s (first home for buyer/spouse, etc.)ratehub.ca. Toronto’s rebate is usually applied at closing so that first-time buyers only need to bring the net tax amount.
• British Columbia: B.C.’s First Time Home Buyers’ Program offers a full exemption from property transfer tax for first-time buyers purchasing a home valued up to $500,000ratehub.caratehub.ca. If the home is between $500,000 and $525,000, a partial exemption is available (the rebate is reduced as the price increases, phasing out at $525k)ratehub.ca. To qualify, the buyer must be a Canadian citizen or permanent resident and have lived in B.C. for 12 consecutive months prior to purchase (or filed at least 2 income tax returns in B.C. in the last 6 years)ratehub.ca, among other requirements (never owned a principal residence before, etc.)ratehub.ca. There are also property requirements: it must be used as your principal residence, and if it’s land, the land must be under 0.5 hectaresratehub.ca. This program is extremely beneficial – for example, it saved a first-time buyer up to $8,000 on a $500k home, as shown above, and even more on homes closer to $525k (the partial credit still saves thousands). B.C. also has a New Housing exemption (for newly built homes up to $750k) that isn’t limited to first-time buyers – but that’s separate from the first-time buyer program.
• Prince Edward Island: PEI completely exempts first-time homebuyers from its 1% transfer tax, provided the property value is $200,000 or less and it will be the buyer’s primary residenceratehub.caratehub.ca. If two people are buying, both must be first-time buyers to get the exemptionratehub.ca. This can save a PEI first-time buyer up to $2,000 (1% of $200k). Notably, if the home price is just over $200k, it might be worth checking if any partial rebate exists or if the tax applies to the amount over $200k – based on current rules, it appears to be a full exemption threshold (no tax under $200k, full 1% tax on the entire price if above $200k). Always verify the latest provincial guidelines or consult with your lawyer on this, but many starter homes in PEI would qualify for zero LTT, which is a big help for new homeowners.
• No Rebates in Other Provinces: As of now, Manitoba, Quebec, New Brunswick, Nova Scotia, Newfoundland and Labrador, and the territories do not offer land transfer tax rebates for first-time buyersratehub.caratehub.ca. First-time buyers in these regions have to pay the standard tax or fees. The good news is that in some of these places (e.g., the territories, Saskatchewan, Alberta, Newfoundland) the amounts are relatively low to begin with. In Quebec, NB, and NS, the taxes can still be significant, so first-timers there need to plan accordingly. (Note: Nova Scotia does have a rebate program for first-time buyers of newly built homes, but that is a rebate on the provincial portion of HST, not on the land transfer (deed transfer) tax. There is no relief from the deed transfer tax itself in NS.)
• Other Exemptions: Beyond first-time buyer programs, most provinces have a few specific exemptions for land transfer taxes – for example, transfers between immediate family members, transfers due to divorce or inheritance, etc., sometimes are exempt or taxable at a nominal value. These situations usually require that no money changes hands (or that it’s a spousal roll-over, etc.)ratehub.ca. If you are acquiring property through a transfer that isn’t an arm’s length purchase, it’s worth checking the provincial rules or speaking to a lawyer about possible exemptions. For the majority of regular home purchases, however, the tax will apply as we’ve described.

Final Thoughts: Budgeting for Land Transfer Taxes

Land transfer taxes are a key part of the “cash required at closing” when buying a home in Canada. As we’ve seen, the amount can range from a few hundred dollars in some areas to tens of thousands in others. As a homebuyer, it’s crucial to include these taxes in your budgeting process. Mortgage lenders do not finance land transfer taxes (your mortgage covers the property price, not the taxes on the sale), so you need to have the funds available.

At Unrate.ca, we guide clients to plan for approximately 1.5%–4% of the home price for closing costs, depending on the location – with land transfer tax being the major component in many provinces. For example, if you’re buying in Ontario or B.C., the LTT will form a substantial part of that 3-4% in closing costswowa.canerdwallet.com. In contrast, if you’re buying in Alberta or Saskatchewan, you might only need 1-2% for all closing costs because the land transfer fees are minimal.

Here are a few tips to wrap up:

• Research your region early: As soon as you start looking at homes, find out the land transfer tax rate for that province (and city). This will help avoid surprises. You can use online calculators or refer to guides like this to estimate the dollar amount.nerdwallet.comnerdwallet.com
• Take advantage of rebates: If you’re a first-time buyer in a province that offers a rebate or exemption, be sure you understand the eligibility requirements and apply for the rebate on time. That’s free money (or a reduced tax bill) that can significantly improve your affordability. For instance, not everyone realizes Toronto has a separate first-time rebate on top of Ontario’s – missing out on either could mean paying thousands more than necessary.
• Factor LTT into your savings: Include the expected land transfer tax in the cash you need on hand for closing. Along with your down payment, you’ll need to pay this tax (plus other closing costs like legal fees, inspection fees, title insurance, etc.) when you take possession of the home. For example, if you’re buying a $800,000 home in Ontario as a second-time buyer, know that about $12,950 will go to land transfer tax – so you’d need that in addition to your down payment and other costs. It can affect how much you can comfortably put down versus keep in reserve for closing.
• Ask your mortgage advisor: As mortgage brokers, we at Unrate.ca make it a point to walk our clients through all the upfront costs. Don’t hesitate to ask your broker or real estate lawyer to confirm the land transfer tax amount for your specific transaction. When making an offer on a house, it’s wise to have an estimate of the land transfer tax so you can ensure your funds are sufficient on closing day.

By understanding land transfer taxes in your area, you’ll be better prepared and avoid last-minute financial stress. Remember, these taxes, while sometimes hefty, are a normal part of buying property and fund provincial/municipal services. With careful planning – and by leveraging any first-time buyer programs available – you can minimize their impact on your homebuying journey.

---

Sources: Provincial and municipal government resources on land transfer tax rates and rebates were used to compile this guide (e.g., Ontario Ministry of Finance, BC Government, City of Toronto) along with up-to-date summaries from mortgage industry expertsratehub.caratehub.caratehub.caratehub.caratehub.ca. These provide the current tax rates, thresholds, and first-time buyer incentives across Canada as of 2025. Always check the latest local guidelines or consult with a professional, as tax rates and rebate programs can change over time.