Ontario closing costs and land transfer tax calculator
Estimate land transfer tax, first-time buyer refunds, the sales tax on mortgage insurance, and how much cash you need and when, for a resale purchase in York Region, Uxbridge, Simcoe County or Toronto.
Matthew Gizzie, REALTOR®, Keller Williams Realty Centres, Newmarket. I live in Uxbridge and work with buyers in Newmarket, Aurora and across York Region, and in Simcoe County communities including Bradford and Barrie.
How much cash do you need, and when?
Built for resale purchases. Taxes, refunds and insurance follow the current Ontario, City of Toronto and CMHC rules. Your own quotes replace the example amounts. Buying a new build? Read how HST and builder adjustments change the numbers first.
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This calculator needs JavaScript. The land transfer tax table and worked examples below show the same rules.
Example numbers. Change any field to see yours.
Enter a valid purchase price and down payment to see your estimate.
Estimated total cash, before adjustments
$103,172
Down payment $85,000 + taxes $15,372 + other costs $2,800
Due before closing
$40,800
Deposit, inspection, appraisal
To your lawyer, before adjustments
$62,372
Balance of down payment, taxes, legal, adjustments
- Down payment$85,000
- of which deposit, paid on acceptance$40,000
- Ontario land transfer tax$13,475
- First-time buyer refund$0
- Toronto land transfer tax$0
- Toronto first-time buyer rebate$0
- Toronto tax administration fee, incl. HST$0
- Non-Resident Speculation Tax$0
- Toronto non-resident tax$0
- 8% sales tax on insurance premium$1,897
- Legal, disbursements and title insurance$2,000
- AdjustmentsNot entered
- Home inspection$500
- Appraisal$300
- Total, before adjustments$103,172
- Insurance premium (3.10%), added to the mortgage$23,715
- Mortgage amount$788,715
First-time refund not included. If you qualify, you get back up to $4,000. Not entered yet: adjustments. The totals exclude them.
Optional buyer benefit, when you buy with me
- Inspection, reimbursed on closing−$500
- Appraisal, reimbursed on closing−$300
Paid back to you on closing, with receipts, under the terms in your buyer representation agreement. You still pay the provider first. Terms
Assumes a resale home with one or two single-family residences, for you to live in, standard insurance premiums and lender approval. Not included: home insurance, moving, and adjustments unless entered. Estimate only, not legal, tax or mortgage advice. How this estimate works
How this estimate works
- Included: down payment, Ontario land transfer tax, Toronto land transfer tax and its $116 administration fee inside the city, first-time refunds only when you answer “Yes” or “Partly” (Ontario’s refund and Toronto’s rebate scaled to the qualifying share of title, as both sets of rules require), non-resident taxes only when you answer “Yes”, the 8% sales tax on an insurance premium, and the quotes you enter.
- Blank amounts: a blank quote is treated as not known, and the totals say what they exclude. Enter 0 only for a cost you won’t have.
- 30 years: with less than 20% down, choosing 30 years assumes you’re eligible; your lender confirms.
- Timing: the deposit, inspection and appraisal are due before closing to the brokerage or the provider. Everything else reaches your lawyer’s trust account before closing.
- Mortgage insurance: with less than 20% down on a home under $1,500,000, we apply CMHC’s standard premium for your loan-to-value, plus 0.20% at 30 years. We assume no portability credit or non-traditional down payment, and that your lender approves the loan. Your lender confirms the premium.
- Not modelled: HST and rebates on new builds, builder adjustments, spouse-interest and other special ownership cases (your lawyer confirms them), non-resident tax exemptions, home insurance and moving.
- Rounding: taxes are calculated to the cent and shown to the dollar.
- Rules dated: October 15, 2026. Sources are linked at the end of the page.
Only one closing cost can go on the mortgage.
Buyers are rarely caught out by the size of the land transfer tax. They get caught out because it has to be cash. Here is what you pay from your own funds, and the one item your lender can usually add to the loan.
From your own funds, through your lawyer
- Deposit. Due on acceptance, usually within a day; it counts toward your down payment.
- Balance of the down payment, on closing.
- Ontario land transfer tax, less any first-time buyer refund, when the transfer is registered.
- Toronto land transfer tax, only inside the City of Toronto.
- 8% sales tax on the insurance premium, if you put down less than 20%.
- Legal fees, disbursements and title insurance.
- Adjustments: your share of property tax, condo fees or other costs the seller has prepaid past closing.
- Inspection and appraisal, paid to the provider before closing.
The mortgage insurance premium
With less than 20% down, the premium can be added to your mortgage, so you pay it over time with interest. On the $850,000 Toronto example below, that’s $25,245 added to the loan, while the $2,020 sales tax on it is due in cash.
The deposit goes to the listing brokerage’s trust account and the inspection and appraisal go to the providers. Everything else in the left column has to reach your lawyer’s trust account before closing.
How Ontario land transfer tax is calculated
The buyer pays it, on the full price, in brackets: each rate applies only to the slice of the price inside that bracket. These rates have applied since January 1, 2017. In York Region, Uxbridge and Simcoe County this is the only land transfer tax you pay; Toronto is the only municipality in Ontario that charges its own on top.
| Portion of the price | Rate |
|---|---|
| Up to $55,000 | 0.5% |
| $55,000 to $250,000 | 1.0% |
| $250,000 to $400,000 | 1.5% |
| $400,000 to $2,000,000 | 2.0% |
| Over $2,000,000 | 2.5% |
| Slice | Tax |
|---|---|
| 0.5% on the first $55,000 | $275 |
| 1.0% on the next $195,000 | $1,950 |
| 1.5% on the next $150,000 | $2,250 |
| 2.0% on the next $450,000 | $9,000 |
| Ontario land transfer tax | $13,475 |
Land transfer tax by price
Before any adjustments. “First-time” assumes every buyer on title qualifies for the full refund.
| Price | Ontario | Ontario, first-time | City of Toronto (both taxes) | Toronto, first-time |
|---|---|---|---|---|
| $500,000 | $6,475 | $2,475 | $12,950 | $4,475 |
| $600,000 | $8,475 | $4,475 | $16,950 | $8,475 |
| $750,000 | $11,475 | $7,475 | $22,950 | $14,475 |
| $900,000 | $14,475 | $10,475 | $28,950 | $20,475 |
| $1,000,000 | $16,475 | $12,475 | $32,950 | $24,475 |
| $1,250,000 | $21,475 | $17,475 | $42,950 | $34,475 |
| $1,500,000 | $26,475 | $22,475 | $52,950 | $44,475 |
| $2,000,000 | $36,475 | $32,475 | $72,950 | $64,475 |
| $2,500,000 | $48,975 | $44,975 | $97,950 | $89,475 |
Toronto’s municipal tax mirrors Ontario’s rates up to $3,000,000, then climbs in steps from 4.40% to 8.60% for homes with one or two single-family residences, under rates in force since April 1, 2026.
Sources: Ontario, calculating land transfer tax (updated April 22, 2026); City of Toronto, MLTT rates (updated April 7, 2026).
Who gets the $4,000 refund, and who doesn’t
The Ontario refund wipes out land transfer tax on the first $368,000 of the price and is capped at $4,000. Your lawyer claims it when the transfer is registered, so it comes off what you pay on closing.
To qualify, every one of these must be true
- You are at least 18.
- You have never owned a home, or an interest in one, anywhere in the world. How you got it (bought, gifted or inherited) doesn’t matter.
- Your spouse hasn’t owned a home while you have been spouses. If they did, neither of you qualifies.
- You are a Canadian citizen or permanent resident, or become one within 18 months of closing and apply then.
- You move in as your principal residence within nine months.
- If you miss it at registration, you apply within 18 months.
Buying with someone who has owned before
If you’re not spouses, Ontario’s refund and Toronto’s rebate are both reduced to your share. A first-time buyer on title 50/50 with a parent who owns a home gets 50% of the refund, up to $2,000.
“First-time” means different things
Ontario’s refund is lost if you have ever owned a home. The federal first-time buyer GST/HST rebate on new homes looks back only to the current year and the four before it, so a past owner can sometimes qualify for one but not the other.
In Toronto
First-time buyers can also get up to $4,475 off the municipal tax, under similar rules. That stops being enough above $400,000.
Sources: Ontario, first-time homebuyer refund (updated February 10, 2026); City of Toronto, first-time rebate and Municipal Code § 760-60; CRA, first-time home buyers’ GST/HST rebate.
Under 20% down? Budget for the 8%.
With less than 20% down, your mortgage generally has to be insured against default. The premium is a percentage of the loan and can be added to it. Ontario charges 8% sales tax on that premium, and it can’t be added to the loan: it’s cash on closing. Insured mortgages are available on homes under $1,500,000.
| Down payment | Loan-to-value | Premium |
|---|---|---|
| 5% to 9.99% | 90.01% to 95% | 4.00% |
| 10% to 14.99% | 85.01% to 90% | 3.10% |
| 15% to 19.99% | 80.01% to 85% | 2.80% |
| Amortization over 25 years (30 years) | +0.20% | |
Minimum down payment
- 5% of the first $500,000
- 10% of the portion from $500,000 to $1,500,000
- 20% at $1,500,000 or more (no insurance available)
On $850,000, the minimum is $60,000.
30-year amortization
With less than 20% down, 30 years is available if you’re buying a new build, or if you count as a first-time buyer under the mortgage rules: you’ve never bought a home, you haven’t lived in a home you or your spouse owned in the last four years, or you’ve recently separated. That’s a looser test than the land transfer tax refund. It lowers the payment, raises the total interest, and adds 0.20% to the premium. With 20% or more down, your lender sets the amortization.
Sources: CMHC premiums; FCAC, minimum down payment and sales tax on premiums; Finance Canada, 30-year eligibility and the $1.5M insured cap.
Three buyers, three very different tax bills
Taxes and insurance only, calculated October 15, 2026 from current rules. Each buyer qualifies for any refund shown. Legal fees, inspection, appraisal and adjustments come on top.
First-time buyer
$650,000 resale townhouse in York Region, minimum down payment, 25 years
- Down payment$40,000
- Ontario land transfer tax$9,475
- First-time refund−$4,000
- Insurance premium, on the mortgage$24,400
- 8% sales tax on premium, cash$1,952
- Cash before legal and other costs$47,427
Move-up buyer
$1,200,000 resale detached home in York Region, 20% down
- Down payment$240,000
- Ontario land transfer tax$20,475
- Mortgage insuranceNot needed
- Cash before legal and other costs$260,475
First-time buyer, Toronto
$850,000 resale condo in the City of Toronto, 10% down, 30 years
- Down payment$85,000
- Ontario land transfer tax$13,475
- First-time refund−$4,000
- Toronto land transfer tax$13,475
- Toronto first-time rebate−$4,475
- Insurance premium, on the mortgage$25,245
- 8% sales tax on premium, cash$2,020
- Cash before legal and other costs$105,495
The Toronto buyer pays $9,000 more in land transfer tax than the same purchase would cost in York Region or Simcoe County. Selling at the same time? Estimate what your current home nets to see what’s left for the down payment.
New build in 2026? The HST relief is real, with dates.
New homes carry 13% HST: 5% federal and 8% provincial. Four rebates can reduce it for a home you or a relative will live in. When the builder credits them on closing, you assign the rebates to the builder. If a builder doesn’t, you pay the full HST and apply to the CRA afterwards, so your cash on closing is higher.
| Rebate | Who | How much | Agreement signed |
|---|---|---|---|
| Ontario enhanced new housing rebate | Any buyer, for your or a relative’s primary residence | All of the 8% up to $1M; a flat $80,000 from $1M to $1.5M; partial to $1.85M; $1.85M and up gets the regular rebate of up to $24,000 | April 1, 2026 to March 31, 2027 |
| Ontario new home affordability payment | May also be available to buyers who qualify for the enhanced rebate | Up to $50,000 (the 5% federal part), less any federal rebate you get | Same window |
| Federal first-time buyer GST/HST rebate | First-time buyers: no home you or your spouse owned and lived in this year or the past four | All of the 5% up to $1M; reduced from $1M to $1.5M | March 20, 2025 to the end of 2030 |
| Ontario first-time buyer rebate | Same as the federal rebate | Up to $80,000 of the 8% | Follows the federal rebate |
These don’t simply add up
All provincial rebates together are capped at $80,000, and never more than the 8% you actually pay. The affordability payment is reduced by any federal rebate you get, so the federal side is capped at the 5% paid, up to $50,000. The most anyone can recover is the HST paid, up to $130,000.
The enhanced rebate also requires a price under $1,850,000, construction to start by December 31, 2028 and finish by December 31, 2031, and HST to become payable by December 31, 2032. An agreement signed before April 1, 2026 and later changed or reassigned does not qualify for it. Eligibility is confirmed by the CRA and your builder; check before you sign.
Land transfer tax on a new build
If the price includes HST net of rebates you assign to the builder, land transfer tax is on the price without HST and the rebates aren’t taxed. If you pay the full 13% and assign the rebates, their value is added back. Upgrades and extras count. Ask your lawyer to check the HST clause before the cooling-off period ends on a new condo, or before you sign on a freehold.
Builder closing adjustments
New-build agreements list extra charges in their schedules, often utility connections, the Tarion enrolment fee and development charge increases. They are added on closing. Ask for them to be capped in writing before you sign. More in the pre-construction guide.
Sources: CRA Notice 346, Ontario enhanced new housing rebate (August 2026); CRA, first-time home buyers’ GST/HST rebate; Ontario, HST and land transfer tax.
Buyer benefits, with the terms in writing
These come on top of the advice, not instead of it. Each benefit and its conditions are written into your buyer representation agreement before you sign.
Use an inspector I recommend or your own. You pay the inspector; with the receipt, I reimburse you on closing, up to $600.
If your lender charges for one, you pay it; with the receipt, I reimburse you on closing, up to $350.
A one-year warranty from closing through a partner provider. The provider’s policy sets what’s covered, the limits and any deductible.
A professional clean before you move in, through a partner cleaning company.
Inspection and appraisal are paid by you up front and reimbursed on closing, up to the caps, with eligible receipts. Warranty and cleaning are provided by partners, not paid in cash. Ask me for the full terms on our first call. Full terms on the Buyers page →
Closing cost questions
Who pays land transfer tax in Ontario, the buyer or the seller?
The buyer. Your lawyer pays it from your funds when the transfer is registered on closing day. The seller pays nothing toward it.
Is there a municipal land transfer tax in Newmarket, Aurora, Uxbridge, Bradford or Barrie?
No. Toronto is the only municipality in Ontario that charges its own. Everywhere else, including York Region, Uxbridge and Simcoe County, you pay the Ontario tax only. On an $850,000 home, buying in Toronto instead adds $13,475 before any first-time rebate.
Can I add land transfer tax to my mortgage?
Plan on paying it in cash. The only closing cost that normally goes on the loan is the mortgage insurance premium. The 8% sales tax on that premium, land transfer tax, legal fees and adjustments all come from your own funds through your lawyer.
How much cash do I need on top of the down payment?
It depends mostly on price, location and whether you’re a first-time buyer. A first-time buyer at $650,000 with the minimum down owes $7,427 in taxes; a move-up buyer at $1,200,000 owes $20,475. Add legal fees, inspection, appraisal and adjustments. Run your own numbers.
I’m buying with my partner, and one of us owned before. Do we get the refund?
If you are spouses and your partner owned a home while you were together, neither of you qualifies. If you aren’t spouses, the first-time buyer gets a refund in proportion to their share of title. Your lawyer confirms how it applies before closing.
Do I pay land transfer tax on the HST for a new build?
Not on the HST itself. If your price includes HST net of rebates you assign to the builder, the tax is calculated on the price without HST. If you pay the full 13% and the builder keeps the rebates, their value is added back. Upgrades and extras on the agreement are included.
What are adjustments?
On closing, you repay the seller for costs they’ve paid that cover the period after you take possession, most often property tax and condo fees. Your lawyer lists them on the statement of adjustments a few days before closing. On new builds, the builder’s closing adjustments are added here too.
I’m buying and selling at the same time. How do the costs fit together?
Start with what your current home will net after commission, legal fees and the mortgage payout; that sets your down payment and how much cash is left for these closing costs. Seller net proceeds calculator · Market Position Report · Buying and selling at the same time
Know your cash to close before you offer.
A 15-minute call about your price, your down payment and the deadlines between acceptance and closing. You leave with the numbers checked against your situation. No obligation.
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Figures and program rules current as of October 15, 2026. Sources: Ontario, calculating land transfer tax; Ontario, first-time homebuyer refund; Ontario, HST and the value of consideration; City of Toronto, MLTT and MNRST rates and fees; Ontario, Non-Resident Speculation Tax; City of Toronto, first-time buyer rebate; TRREB 2026 Toronto budget submission; CMHC premiums; FCAC, down payment and sales tax on premiums; Finance Canada, $1.5M insured cap and 30-year eligibility; CRA Notice 346, Ontario enhanced new housing rebate; CRA, first-time home buyers’ GST/HST rebate. The calculator is an estimate for resale homes with one or two single-family residences; it applies refunds and non-resident taxes only as you select them. It is general information only, not legal, tax or mortgage advice; your lawyer and lender confirm the actual amounts. REALTOR® is a trademark controlled by The Canadian Real Estate Association (CREA).
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