Toronto Land Transfer Tax.
Toronto MLTT plus Ontario PLTT — calculated on your specific purchase, with the April 2026 luxury tiers up to 8.6%.
The double tax.
Toronto is the only city in Ontario with its own land transfer tax — and the most consequential change to the schedule in over a decade took effect on April 1, 2026.
Outside Toronto, you pay one tax. The Ontario Provincial Land Transfer Tax (PLTT) applies on every real estate purchase in the province. It tops out at 2.5% on the portion of the price above $2 million. That schedule has been unchanged since January 2017.
Inside Toronto, you pay two. The Toronto Municipal Land Transfer Tax (MLTT) stacks on top of the PLTT — and on April 1, 2026, the luxury tiers above $3 million jumped sharply. The new schedule moves from 2.5% to 4.4% at $3M, 5.45% at $4M, 6.5% at $5M, 7.55% at $10M, and tops at 8.6% above $20M.
Who pays the MLTT?
The MLTT applies to 1- or 2-unit single-family residences inside Toronto city limits. Multi-residential (3+ units) and commercial properties use a separate schedule. Etobicoke, North York, Scarborough, East York, and York are all inside Toronto. Mississauga, Markham, Vaughan, and Oakville are not.
How is it paid?
On closing. Your lawyer collects the LTT as part of the closing-day statement and registers it against the property when title transfers. There is no installment plan and no deferral option — it is paid in full at registration.
What about first-time buyers?
Up to $4,000 Ontario PLTT + $4,475 Toronto MLTT rebate. Eligibility requires Canadian citizenship or PR status, never having owned anywhere worldwide, and occupying as a principal residence within nine months. For luxury price points, the rebate caps are reached well before the tax does, so the impact is small relative to the total.
Three Toronto purchases.
$3,000,000 purchase
$5,000,000 purchase
$10,000,000 purchase
$20,000,000 purchase
Frequently asked.
What is the Toronto Land Transfer Tax (MLTT) as of April 2026?
The Toronto MLTT is a tiered marginal tax that applies to real estate purchases inside Toronto city limits, in addition to the Ontario PLTT. The luxury tiers were overhauled effective April 1, 2026: rates jump from 2.5% to 4.4% above $3M and reach 8.6% above $20M. The schedule applies only to properties containing one or two single-family residences.
Do I pay both the Ontario PLTT and the Toronto MLTT?
Yes — if your property is inside Toronto city limits, you pay both. The Ontario PLTT applies province-wide, and the Toronto MLTT applies on top for Toronto purchases. Outside Toronto (Etobicoke is in Toronto; Mississauga is not), you pay only the Ontario PLTT.
How is the LTT calculated — flat rate or marginal?
Marginal. Each dollar of the purchase price is taxed at the rate of the bracket it falls into; brackets do not cliff. For example, on a $5M Toronto purchase, the first $55,000 is taxed at 0.5%, the next $195,000 at 1%, and so on through each bracket.
Are first-time buyers eligible for a rebate?
Yes. First-time buyers can claim up to a $4,000 Ontario PLTT rebate and a $4,475 Toronto MLTT rebate. Eligibility requires being 18+, a Canadian citizen or permanent resident at closing, never having owned a home anywhere in the world, and occupying the unit as a principal residence within nine months. For luxury price points, the rebate caps are reached well before the tax does, so the rebate has minimal impact on luxury purchases.
When is the LTT due?
On closing. The LTT is registered against the property when title transfers and is collected by your lawyer as part of the closing statement. There is no delayed-payment option; it is paid in full at registration.
How much did the Toronto MLTT change in April 2026?
Significantly for luxury purchases. The old schedule capped at 2.5% on the portion above $2M; the new schedule jumps to 4.4% on the portion above $3M, then 5.45%, 6.5%, 7.55%, and tops at 8.6% above $20M. On a $10M Toronto purchase, the Toronto MLTT alone rose from $236,475 under the old schedule to $484,975 under the new — an increase of $248,500. The Ontario PLTT is unchanged.
The April 1 change is real money. On a $10M Toronto purchase, the buyer is now paying an extra $248,500 versus a closing on March 31 — and most active deals haven’t updated their numbers. If you’re negotiating now, this is leverage. If you’re comparing a Toronto purchase to a Forest Hill or Rosedale address that sits across the Toronto line, the math is different than it was last quarter.
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