In brief
On each city's reference home, the land transfer tax runs from about $795 in mere registration fees in Fort McMurray to about $30,310 in Toronto, where the buyer pays the tax TWICE (provincial + municipal MLTT). In Calgary: ~$1,135 (Alberta has no land transfer tax); in Montreal: ~$7,786 under the base schedule; in Vancouver: ~$19,982. Official schedules (validated 2026-06-26) applied to board-published prices — payable in cash, it cannot be financed in the loan.
The bill in 68 cities, on the market's actual price
The usual comparisons compute the tax on the same fictional price everywhere. Here, every amount is computed on the city's ACTUAL REFERENCE PRICE (composite HPI, median or average published by its board, dated) — because nobody buys a $500,000 house in Vancouver. Ranked from heaviest to lightest bill.
| City | Prov. | Tax on the reference price | % of price | Reference price | Particularity |
|---|---|---|---|---|---|
| Toronto | Ontario | $30,310 | 3.25% | $934,000 (June 2026) | Provincial + municipal MLTT (paid twice) |
| Vancouver | B.C. | $19,982 | 1.82% | $1,099,100 (June 2026) | |
| Oakville | Ontario | $19,737 | 1.7% | $1,163,100 (June 2026) | |
| Vaughan | Ontario | $19,119 | 1.69% | $1,132,200 (June 2026) | |
| Kelowna | B.C. | $19,074 | 1.81% | $1,053,700 (June 2026) | |
| Richmond | B.C. | $18,608 | 1.81% | $1,030,400 (June 2026) | |
| Richmond Hill | Ontario | $18,555 | 1.68% | $1,104,000 (June 2026) | |
| Coquitlam | B.C. | $17,990 | 1.8% | $999,500 (June 2026) | |
| Markham | Ontario | $17,815 | 1.67% | $1,067,000 (June 2026) | |
| Surrey | B.C. | $15,696 | 1.77% | $884,800 (June 2026) | |
| Mississauga | Ontario | $14,219 | 1.6% | $887,200 (June 2026) | |
| Burlington | Ontario | $13,903 | 1.6% | $871,400 (June 2026) | |
| Brampton | Ontario | $13,431 | 1.58% | $847,800 (June 2026) | |
| Abbotsford | B.C. | $12,760 | 1.73% | $738,000 (June 2026) | |
| Hamilton | Ontario | $11,400 | 1.53% | $746,245 (June 2026) | |
| Oshawa | Ontario | $10,959 | 1.51% | $724,200 (June 2026) | |
| Barrie | Ontario | $10,608 | 1.5% | $706,668 (September 2025) | |
| Boucherville | Quebec | $10,186 | 1.27% | $805,000 (Q2 2026) | Base schedule — municipal surcharge possible above $500,000 |
| Kamloops | B.C. | $10,160 | 1.67% | $608,000 (June 2026) | |
| Blainville | Quebec | $10,156 | 1.26% | $803,000 (Q2 2026) | Base schedule — municipal surcharge possible above $500,000 |
| Kitchener | Ontario | $9,315 | 1.45% | $642,000 (June 2026) | |
| Ottawa | Ontario | $9,119 | 1.44% | $632,200 (June 2026) | |
| Brossard | Quebec | $9,105 | 1.24% | $732,950 (June 2026) | Base schedule — municipal surcharge possible above $500,000 |
| Halifax | N.S. | $8,420 | 1.5% | $561,300 (June 2026) | Municipal Deed Transfer Tax (HRM rate 1.5%) |
| Windsor | Ontario | $8,207 | 1.4% | $586,600 (June 2026) | |
| Sainte-Julie | Quebec | $8,122 | 1.22% | $667,400 (Q2 2026) | Base schedule — municipal surcharge possible above $500,000 |
| Montreal | Quebec | $7,786 | 1.21% | $645,000 (June 2026) | Base schedule — municipal surcharge possible above $500,000 |
| London | Ontario | $7,697 | 1.37% | $561,100 (June 2026) | |
| Laval | Quebec | $7,636 | 1.2% | $635,000 (June 2026) | Base schedule — municipal surcharge possible above $500,000 |
| Terrebonne | Quebec | $7,489 | 1.2% | $625,250 (June 2026) | Base schedule — municipal surcharge possible above $500,000 |
| Kingston | Ontario | $7,473 | 1.36% | $549,900 (June 2026) | |
| Saint-Eustache | Quebec | $7,066 | 1.18% | $597,000 (Q2 2026) | Base schedule — municipal surcharge possible above $500,000 |
| St. Catharines | Ontario | $7,045 | 1.33% | $528,500 (July 2026) | |
| Repentigny | Quebec | $6,946 | 1.18% | $589,000 (June 2026) | Base schedule — municipal surcharge possible above $500,000 |
| Saint-Jean-sur-Richelieu | Quebec | $6,781 | 1.17% | $578,000 (Q2 2026) | Base schedule — municipal surcharge possible above $500,000 |
| Greater Sudbury | Ontario | $6,771 | 1.32% | $514,800 (June 2026) | |
| Saint-Jérôme | Quebec | $6,316 | 1.15% | $547,000 (Q2 2026) | Base schedule — municipal surcharge possible above $500,000 |
| Longueuil | Quebec | $6,211 | 1.15% | $540,000 (Q1 2026) | Base schedule — municipal surcharge possible above $500,000 |
| Winnipeg | Manitoba | $5,670 | 1.41% | $401,000 (June 2026) | |
| Gatineau | Quebec | $5,460 | 1.11% | $489,950 (Q1 2026) | |
| Quebec City | Quebec | $5,401 | 1.11% | $486,000 (June 2026) | |
| Thunder Bay | Ontario | $5,265 | 1.2% | $439,500 (June 2026) | |
| Granby | Quebec | $5,116 | 1.1% | $467,000 (June 2026) | |
| Sherbrooke | Quebec | $5,022 | 1.09% | $460,750 (Q1 2026) | |
| Drummondville | Quebec | $4,486 | 1.06% | $425,000 (Q2 2026) | |
| Moncton | N.B. | $4,226 | 1% | $422,600 (Q1 2026) | |
| Trois-Rivières | Quebec | $4,186 | 1.03% | $405,000 (Q1 2026) | |
| Rimouski | Quebec | $4,122 | 1.03% | $400,750 (Q2 2026) | |
| Saint John | N.B. | $3,863 | 1% | $386,276 (September 2025) | |
| Saguenay | Quebec | $3,661 | 0.99% | $370,000 (Q2 2026) | |
| Fredericton | N.B. | $3,445 | 1% | $344,487 (2025) | |
| Rouyn-Noranda | Quebec | $3,136 | 0.94% | $335,000 (Q2 2026) | |
| Baie-Comeau | Quebec | $2,403 | 0.88% | $271,750 (Q2 2026) | |
| Sept-Îles | Quebec | $2,403 | 0.88% | $271,750 (Q2 2026) | |
| Gaspé | Quebec | $2,311 | 0.88% | $262,500 (Q2 2026) | |
| Saskatoon | Saskatchewan | $2,069 | 0.46% | $448,400 (June 2026) | No tax — registration fees only |
| Regina | Saskatchewan | $1,701 | 0.48% | $356,400 (June 2026) | No tax — registration fees only |
| Moose Jaw | Saskatchewan | $1,408 | 0.47% | $302,100 (June 2026) | No tax — registration fees only |
| Swift Current | Saskatchewan | $1,375 | 0.47% | $293,800 (June 2026) | No tax — registration fees only |
| Prince Albert | Saskatchewan | $1,307 | 0.47% | $276,800 (June 2026) | No tax — registration fees only |
| Calgary | Alberta | $1,135 | 0.2% | $572,500 (June 2026) | No tax — registration fees only |
| Airdrie | Alberta | $1,035 | 0.2% | $516,900 (June 2026) | No tax — registration fees only |
| Lethbridge | Alberta | $950 | 0.2% | $469,290 (June 2026) | No tax — registration fees only |
| Edmonton | Alberta | $885 | 0.21% | $431,300 (June 2026) | No tax — registration fees only |
| Red Deer | Alberta | $885 | 0.2% | $434,096 (June 2026) | No tax — registration fees only |
| Grande Prairie | Alberta | $820 | 0.21% | $398,530 (June 2026) | No tax — registration fees only |
| Medicine Hat | Alberta | $810 | 0.21% | $391,782 (June 2026) | No tax — registration fees only |
| Fort McMurray | Alberta | $795 | 0.21% | $384,482 (June 2026) | No tax — registration fees only |
Amounts rounded to the dollar, BEFORE any first-time buyer rebate (see below). Quebec: provincial base schedule — municipalities may surcharge above $500,000 (Montreal has its own tiers, Laval applies 3%); the shown amount is then a floor. Alberta and Saskatchewan: no tax, only registration fees — title + mortgage, computed on a 20% down payment (schedules re-validated 2026-08-10). P.E.I. excluded (schedule not source-validated on our side).
The method, in full
The schedules. They are those of our closing-costs dossier, validated at the official source (provincial statutes, toronto.ca, municipalities) on 2026-06-26: Ontario 0.5% → 2.5% in brackets (+ identical municipal MLTT in Toronto), B.C. 1% → 2% → 3% (+2% above $3M), Quebec 0.5% / 1% / 1.5% (2026 base schedule, indexed brackets), Manitoba 0% → 2%, New Brunswick flat 1%, Halifax flat 1.5% (HRM rate). Alberta and Saskatchewan have NO tax — we show their actual registration fees (Alberta: $50 + $5 per $5,000 for the title AND for the mortgage, schedule of October 20, 2024; Saskatchewan: title 0.4%, mortgage by tier, schedule of April 15, 2026).
The price. The reference price published by each city's real estate board — the same as our price dossiers, with its date. The tax is computed bracket by bracket on that price, like income tax: it is NOT "top rate × price".
What the table doesn't show. First-time buyer rebates (below), Quebec's municipal tiers above $500,000 (flagged, never estimated — the exact schedule belongs to each municipality), and special cases (non-residents, transfers between relatives). The official calculation belongs to your notary or lawyer.
Regeneration. The amounts track the prices: on every board update, the city's bill is recomputed (last generated: August 19, 2026). If a schedule changes, we fix it at the source — never silently.
First-time buyers: what gets refunded
Ontario: provincial rebate up to $4,000 (covers the full tax up to ~$368,000). In Toronto, a municipal rebate up to $4,475 is added — combined: up to $8,475.
British Columbia: the First-Time Home Buyers' Program fully exempts up to $500,000 (max saving ~$8,000), partially to $525,000.
Quebec: refundable provincial credit up to $1,400 (TP-752.HA); in Montreal, the Accès Habitation program targets some purchases.
Everywhere: the federal HBTC adds up to $1,500. Details and conditions in our first-time buyer programs dossier.
How to read these figures
The tax is a geography tax. For a comparable purchase, the buyer in Toronto pays $30,310 where the one in Fort McMurray pays $795 in registration fees. Same country, same act — a bill 38 times heavier.
Toronto is unique in Canada: the only city where the tax is paid TWICE (provincial + municipal MLTT on the same schedule up to $2M). On the reference home ($934,000), the bill reaches ~$30,310 — the numbers case for the 905 suburbs, where only the provincial tax applies.
It is paid in cash, after closing. Unlike the down payment, the land transfer tax cannot be financed in the loan: it must sit in the liquid budget, on top of the other closing costs. It is first-time buyers' most forgotten cost — and in Quebec, the municipal bill arrives weeks after signing.
Frequently asked questions
How much is land transfer tax in Canada?
On each city's reference home, the land transfer tax runs from about $795 in mere registration fees in Fort McMurray to about $30,310 in Toronto, where the buyer pays the tax TWICE (provincial + municipal MLTT). In Calgary: ~$1,135 (Alberta has no land transfer tax); in Montreal: ~$7,786 under the base schedule; in Vancouver: ~$19,982. Official schedules (validated 2026-06-26) applied to board-published prices — payable in cash, it cannot be financed in the loan.
How much is land transfer tax in Toronto?
About $30,310 on the reference home ($934,000, June 2026): Ontario's provincial tax PLUS the municipal MLTT, on the same schedule up to $2M. A first-time buyer can recover up to $8,475 ($4,000 provincial + $4,475 municipal).
How much is the welcome tax in Montreal?
About $7,786 under the 2026 base schedule on the reference home ($645,000, June 2026) — and Montreal applies its own upper tiers above $500,000, so the actual bill is somewhat higher. The bracket-by-bracket math is in our welcome-tax dossier.
Which provinces have no land transfer tax?
Alberta and Saskatchewan — the only two. Buyers there pay registration fees only: from a few hundred dollars to roughly $2,000 depending on the price and the loan — and Saskatchewan (title at 0.4%) costs more than Alberta. It is a real structural advantage: on a reference home in Toronto or Vancouver, the equivalent runs into the tens of thousands.
Can the land transfer tax be financed in the mortgage?
No. It is paid in cash, generally at closing (in Quebec, the municipal bill even arrives a few weeks later). It must be planned in the liquid budget, on top of the down payment and other closing costs — first-time buyers' most frequent oversight.
The figure, city by city
The percentage above applied to each city’s actual reference price. 53 cities — the calculation is published on every page.
- Real Estate Lawyer — AbbotsfordOn Abbotsford's reference price ($738,000), land transfer tax comes to roughly $12,760.
- Notary — Baie-ComeauOn Baie-Comeau's reference price ($271,750), land transfer tax comes to roughly $2,403.
- Real Estate Lawyer — BarrieOn Barrie's reference price ($706,668), land transfer tax comes to roughly $10,608.
- Notary — BlainvilleOn Blainville's reference price ($803,000), land transfer tax comes to roughly $10,156.
- Notary — BouchervilleOn Boucherville's reference price ($805,000), land transfer tax comes to roughly $10,186.
- Real Estate Lawyer — BramptonOn Brampton's reference price ($847,800), land transfer tax comes to roughly $13,431.
- Notary — BrossardOn Brossard's reference price ($732,950), land transfer tax comes to roughly $9,105.
- Real Estate Lawyer — BurlingtonOn Burlington's reference price ($871,400), land transfer tax comes to roughly $13,903.
- Real Estate Lawyer — CoquitlamOn Coquitlam's reference price ($999,500), land transfer tax comes to roughly $17,990.
- Notary — DrummondvilleOn Drummondville's reference price ($425,000), land transfer tax comes to roughly $4,486.
- Real Estate Lawyer — FrederictonOn Fredericton's reference price ($344,487), land transfer tax comes to roughly $3,445.
- Notary — GaspéOn Gaspé's reference price ($262,500), land transfer tax comes to roughly $2,311.
- Notary — GatineauOn Gatineau's reference price ($489,950), land transfer tax comes to roughly $5,460.
- Real Estate Lawyer — Greater SudburyOn Greater Sudbury's reference price ($514,800), land transfer tax comes to roughly $6,771.
- Real Estate Lawyer — HalifaxOn Halifax's reference price ($561,300), land transfer tax comes to roughly $8,420.
- Real Estate Lawyer — HamiltonOn Hamilton's reference price ($746,245), land transfer tax comes to roughly $11,400.
- Real Estate Lawyer — KamloopsOn Kamloops's reference price ($608,000), land transfer tax comes to roughly $10,160.
- Real Estate Lawyer — KelownaOn Kelowna's reference price ($1,053,700), land transfer tax comes to roughly $19,074.
- Real Estate Lawyer — KingstonOn Kingston's reference price ($549,900), land transfer tax comes to roughly $7,473.
- Real Estate Lawyer — KitchenerOn Kitchener's reference price ($642,000), land transfer tax comes to roughly $9,315.
- Notary — LavalOn Laval's reference price ($635,000), land transfer tax comes to roughly $7,636.
- Real Estate Lawyer — LondonOn London's reference price ($561,100), land transfer tax comes to roughly $7,697.
- Notary — LongueuilOn Longueuil's reference price ($540,000), land transfer tax comes to roughly $6,211.
- Real Estate Lawyer — MarkhamOn Markham's reference price ($1,067,000), land transfer tax comes to roughly $17,815.
- Real Estate Lawyer — MississaugaOn Mississauga's reference price ($887,200), land transfer tax comes to roughly $14,219.
- Real Estate Lawyer — MonctonOn Moncton's reference price ($422,600), land transfer tax comes to roughly $4,226.
- Notary — MontréalOn Montréal's reference price ($645,000), land transfer tax comes to roughly $7,786.
- Real Estate Lawyer — OakvilleOn Oakville's reference price ($1,163,100), land transfer tax comes to roughly $19,737.
- Real Estate Lawyer — OshawaOn Oshawa's reference price ($724,200), land transfer tax comes to roughly $10,959.
- Real Estate Lawyer — OttawaOn Ottawa's reference price ($632,200), land transfer tax comes to roughly $9,119.
- Notary — QuébecOn Québec's reference price ($486,000), land transfer tax comes to roughly $5,401.
- Real Estate Lawyer — RichmondOn Richmond's reference price ($1,030,400), land transfer tax comes to roughly $18,608.
- Real Estate Lawyer — Richmond HillOn Richmond Hill's reference price ($1,104,000), land transfer tax comes to roughly $18,555.
- Notary — RimouskiOn Rimouski's reference price ($400,750), land transfer tax comes to roughly $4,122.
- Notary — Rouyn-NorandaOn Rouyn-Noranda's reference price ($335,000), land transfer tax comes to roughly $3,136.
- Notary — SaguenayOn Saguenay's reference price ($370,000), land transfer tax comes to roughly $3,661.
- Real Estate Lawyer — Saint JohnOn Saint John's reference price ($386,276), land transfer tax comes to roughly $3,863.
- Notary — Saint-EustacheOn Saint-Eustache's reference price ($597,000), land transfer tax comes to roughly $7,066.
- Notary — Saint-Jean-sur-RichelieuOn Saint-Jean-sur-Richelieu's reference price ($578,000), land transfer tax comes to roughly $6,781.
- Notary — Saint-JérômeOn Saint-Jérôme's reference price ($547,000), land transfer tax comes to roughly $6,316.
- Notary — Sainte-JulieOn Sainte-Julie's reference price ($667,400), land transfer tax comes to roughly $8,122.
- Notary — Sept-ÎlesOn Sept-Îles's reference price ($271,750), land transfer tax comes to roughly $2,403.
- Notary — SherbrookeOn Sherbrooke's reference price ($460,750), land transfer tax comes to roughly $5,022.
- Real Estate Lawyer — St. CatharinesOn St. Catharines's reference price ($528,500), land transfer tax comes to roughly $7,045.
- Real Estate Lawyer — SurreyOn Surrey's reference price ($884,800), land transfer tax comes to roughly $15,696.
- Notary — TerrebonneOn Terrebonne's reference price ($625,250), land transfer tax comes to roughly $7,489.
- Real Estate Lawyer — Thunder BayOn Thunder Bay's reference price ($439,500), land transfer tax comes to roughly $5,265.
- Real Estate Lawyer — TorontoOn Toronto's reference price ($934,000), land transfer tax comes to roughly $30,310 — provincial AND municipal, since Toronto charges it twice.
- Notary — Trois-RivièresOn Trois-Rivières's reference price ($405,000), land transfer tax comes to roughly $4,186.
- Real Estate Lawyer — VancouverOn Vancouver's reference price ($1,099,100), land transfer tax comes to roughly $19,982.
- Real Estate Lawyer — VaughanOn Vaughan's reference price ($1,132,200), land transfer tax comes to roughly $19,119.
- Real Estate Lawyer — WindsorOn Windsor's reference price ($586,600), land transfer tax comes to roughly $8,207.
- Real Estate Lawyer — WinnipegOn Winnipeg's reference price ($401,000), land transfer tax comes to roughly $5,670.
Related reading — our data dossiers
- Canada policy rate
- 2026-2027 forecasts: will prices drop?
- What income do you need to buy?
- Average rent by city (CMHC)
- Quebec real estate prices
- Ontario real estate prices
- Alberta real estate prices
- British Columbia real estate prices
- Saskatchewan real estate prices
- Manitoba real estate prices
- Nova Scotia real estate prices
- New Brunswick real estate prices
- Rent or buy? The monthly gap by city
- How long to sell? City by city
- 25 vs 30-year amortization: the real cost
- Real estate commission: the real numbers
- Sell with an agent or sell yourself?
- Quebec notary fees
- GST/HST on a new home, by province
- Title insurance: cost and coverage
- How much does a home appraisal cost?
- Condo status certificate: price by province
- Mortgage discharge fees
- Cancelling an accepted offer: the deadlines by province
- New home warranty, province by province
- Foreign buyers: the ban and the taxes
- Who owns that property? The title search
- Surveys and the certificat de localisation
- Real-estate market statistics
- Notary or lawyer? Province by province
- Lawyer and notary fees, by province
- Inspection vs appraisal: the difference
- Who pays what: buyer vs seller
- Mortgage pre-approval, without the myths
The official calculation is your notary or lawyer's job
The professional closing your transaction computes your municipality's exact tax, applies the rebates you qualify for, and tells you what to have in cash. Payotte names a single verified one per sector.
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