If you're buying inside the City of Toronto, there's one closing cost that catches almost every out-of-town buyer off guard: you pay Land Transfer Tax twice. Here's exactly how it works, what you'll actually owe, and how the first-time buyer rebate can wipe most or all of it out.
Why Toronto Buyers Pay Double
Everywhere else in Ontario, you pay one Land Transfer Tax (LTT) to the province. Buy inside Toronto's city limits, and you also owe a separate Municipal Land Transfer Tax (MLTT) to the City. Both are calculated on a similar sliding scale based on purchase price, which is why Toronto closing costs run noticeably higher than a comparable purchase in Mississauga or Vaughan.
How the Tax Is Calculated
Both the provincial and municipal tax use marginal rate brackets — you pay a higher rate only on the portion of the price that falls into each bracket, similar to income tax. Rates increase in stages as purchase price rises, with the highest marginal rates applying to the portion of the price above $2 million (provincial) and above $3 million (municipal).
Rather than walk through every bracket here, the fastest way to see your exact number is our Toronto Land Transfer Tax Calculator — plug in your purchase price and it does the marginal-rate math for both levels instantly.
The First-Time Buyer Rebate
Both the province and the City offer a rebate for qualifying first-time buyers:
Provincial rebate: up to $4,000 off your provincial LTT.
Municipal rebate: up to $4,475 off your Toronto MLTT.
Combined, that's up to $8,475 back — enough to fully eliminate the LTT on a typical entry-level condo purchase, and to meaningfully offset it on a higher-priced home.
Who Qualifies
You must be a Canadian citizen or permanent resident.
You (and your spouse, if applicable) must never have owned a home, anywhere in the world, at any time.
You must occupy the home as your principal residence within 9 months of closing.
If you and your spouse are buying together and only one of you qualifies as a first-time buyer, you can still claim a partial rebate — don't assume you're automatically disqualified.
How the New 2026 HST Rebates Interact With This
If you're buying pre-construction or a newly built home, remember that LTT rebates are separate from the new federal and provincial HST rebates for first-time buyers we covered in our HST rebate guide. The two programs stack — you can claim both if you qualify for both — which is exactly why running your specific numbers with an expert matters more than reading a general guide.
What This Means If You're Buying a Power of Sale Property
One detail buyers chasing distressed deals often miss: Land Transfer Tax applies the same way on a power of sale purchase as it does on any other resale. If you're weighing a discounted property through Power of Sale Plus, budget for full LTT on the purchase price just as you would on a standard resale — the "deal" doesn't extend to your closing costs.
The Bottom Line
Toronto's double Land Transfer Tax is real, but the first-time buyer rebate is generous enough to erase it entirely for many entry-level purchases. Run your exact numbers before you budget your closing costs — guessing here is how buyers get caught short on closing day.
Want your exact Land Transfer Tax and rebate number before you make an offer? Use our free calculator or reach out to our team for a full closing-cost breakdown.
