Land Transfer Tax

Land transfer tax (LTT) is often overlooked when considering the total cost of purchasing a home. All provinces have a land transfer tax, except Alberta and Saskatchewan, who instead levy a much smaller transfer fee. In most provinces, the tax is calculated as a percentage of property value, using asking price as a close estimate. Homebuyers in Toronto, however, also incur an additional municipal tax. 

To help offset the unwelcome cost, Ontario, British Columbia, Prince Edward Island and the City of Toronto offer land transfer tax rebates for first-time homebuyers.

How to calculate land transfer tax

Land transfer taxes are calculated based on the purchase price of your property. Each province sets its own land transfer tax rates, and there are also special rules when buying real estate in Toronto and Montreal. Keep reading to find out how land transfer tax is calculated where you live.

Ontario land transfer tax

Ontario first-time homebuyer land transfer tax refund

The Ontario land transfer tax refund is equal to the full value of the land transfer tax up to a maximum of $4,000

Eligibility 

• The buyer must be a Canadian citizen or permanent resident of Canada 
• The buyer must be older than 18 years 
• The buyer must occupy the home within nine months of purchase 
• The buyer cannot have owned a home anywhere in the world 
• The buyer’s spouse cannot have owned a home while being your spouse 

Based on Ontario land transfer tax rates, the refund will cover the fully taxed amount on houses up to $368,333. For houses over $368,333, homebuyers will receive the maximum $4,000 refund and have to pay the remaining LTT balance. To obtain this refund, you need to apply within 18 months after the purchase of the home.

Toronto land transfer tax

If purchasing a home in Toronto, there is an additional municipal land transfer tax. Toronto’s land transfer tax applies within the following boundaries: Steeles Avenue as the North border, Etobicoke as the West border, Scarborough as the East border and Lake Ontario as the South border.

Toronto first-time homebuyer land transfer tax rebate

First-time homebuyers in Toronto of new and resale homes are eligible to receive a rebate up to a maximum of $4,475. 

Eligibility 

• The buyer must be a Canadian citizen or permanent resident of Canada 
• The buyer must be older than 18 years 
• The buyer must occupy the home within nine months of purchase 
• The buyer cannot have owned a home anywhere in the world 
• The buyer’s spouse cannot have owned a home while being your spouse

British Columbia land transfer tax

British Columbia first-time homebuyer land transfer tax rebate

First-time homebuyers are eligible to receive a full land transfer tax refund on homes purchased for up to $475,000. On homes purchased for between $476,001 – $499,999, the first-time homebuyer will be eligible for a partial refund equal to [ ($500K – fair market value) / $25K ] * LTT amount. 

Eligibility 

You can qualify for the first-time homebuyer land transfer tax rebate if: 

• You are Canadian citizens or permanent residents as determined by Immigration Canada 
• You have lived in British Columbia for 12 consecutive months prior to the date the property is registered or have filed 2 income taxes in British Columbia in the 6 years before the property is registered 
• You have never owned an interest in a principal residence anywhere in the world at anytime 
• You have never received a first-time homebuyers’ exemption or refund 

Your property qualifies for the first-time homebuyer land transfer tax rebate if: 

• The fair market value of the property is less than $475,000 
• The land is (0.5) hectares or smaller 
• The property will only be used as your primary residence 

For more information, see the Government of British Columbia website.

Alberta land title transfer fees

Alberta does not have a land transfer tax, however, it does charge a title registration fee AND a mortgage registration fee. 

Title Registration Fee: There is a base fee of $50 plus an additional $1 charge for every $5,000 of the fair market value of the property (rounded up to the nearest $5,000). 

• You are Canadian citizens or permanent residents as determined by Immigration Canada 

Title Registration Fee: There is a base fee of $50 plus an additional $1 charge for every $5,000 of the fair market value of the property (rounded up to the nearest $5,000). 

• $50 + $1 for every $5,000 of the mortgage loan

Saskatchewan land title transfer fees

Though Saskatchewan does not have a land transfer tax, they do have a land title fee. This fee is often paid by your lawyer when they are filling out the land title form on your behalf.

Manitoba land transfer tax

In Manitoba, there is always a $70 registration fee.

Quebec land transfer tax

Land transfer tax in Quebec (taxe de bienvenue) is different outside of Montreal. The tax is collected and calculated at the municipal level. The base amount (i.e. the value of the property) used in the calculation is first determined to be the greater of: 

• The purchase price of the property 
• The amount listed on the Deed of Sale 
• The market value of the property determined by a municipal assessment roll increased by a comparative factor 

Once the base amount is determined, land transfer tax in Quebec is then governed by the following scale:

Montreal land transfer tax

The calculation for land transfer tax in Montreal is a little different than the rest of Quebec. The base amount (i.e. the value of the property) that is used in the calculation is determined to be the greater of: 

• The purchase price of the property 
• The amount listed on the Deed of Sale 
• The market value of the property determined by the Montreal assessment roll increased by a comparative factor* 

*This is the comparative factor used in the assessment roll

Calculating the land transfer tax in Montreal, once the value of the property has been determined, is then governed by the following scale:

New Brunswick Real Property Transfer Tax Act

In New Brunswick, the land transfer tax is currently 1.0% of the assessed value of the property. For example, on a purchase of a house assessed to be worth $100,000, the tax payable is $1,000.

Prince Edward Island land transfer tax

In Prince Edward Island (PEI), land transfer tax (otherwise referred to as Real Property Transfer Tax) is calculated as follows: 

• 1% of the greater of purchase price or property value 
• In cases where the property value is less than $30,000, no transfer tax is charged

Prince Edward Island first-time homebuyer land transfer tax rebate

First-time homebuyers who are purchasing in PEI are exempt from paying land transfer tax under the following circumstances: 

• Property value and purchase prices are below $200,000 
• Individuals are occupying home as primary residence 

Also, if there is more than one purchaser, both purchasers must qualify as a first-time homebuyer.

Nova Scotia land transfer tax

Each municipality in Nova Scotia sets their own land transfer tax (also known as Deed Transfer Tax), which can vary from 0.5% to 1.5% of the purchase price. For homes in the Halifax area, the land transfer tax is 1.5%. 

For land transfer tax rates outside of the Halifax area, please see the Nova Scotia land transfer tax tables.

Northwest Territories land transfer tax

In the North West Territories, land transfer tax is calculated as a percentage of the property value and mortgage amount as follows: 

• $1.50 for every $1,000 or part therof of property value (subject to a minimum charge of $100) 
• $1 for every $1,000 or part therof of property value (for part of property value greater than $1,000,000) 
• $1 for every $5,000 or part therof of mortgage amount (subject to a minimum charge of $80)

Newfoundland Registration of Deeds Act

In Newfoundland and Labrador, the Registration of Deeds Act, also known as the land transfer tax, is levied on the property value or the mortgage amount as follows: 

• For properties or mortgages under $500, only a flat fee of $100 is charged 
• For properties exceeding $500, a flat fee of $100 is charged plus $0.40 for every hundred dollars over $500