Mortgage · Ontario
Ontario closing costs calculator.
Land transfer tax, the extra Toronto tax, first-time buyer refunds, HST on your lawyer and the 8% sales tax on a CMHC premium, added up into the cash you need on closing day.
On an $800,000 Ontario resale home with 20% down, land transfer tax is $12,475 and cash to close is about $15,709 with typical legal, title insurance, inspection and appraisal estimates. Inside the City of Toronto the municipal tax adds another $12,475, for about $28,184. Change the inputs below.
Inputs
Cash to close
Fill the form and press Calculate.
How Ontario closing costs are built
Ontario land transfer tax is charged in bands on the value of the consideration and is paid in cash on closing; it cannot be rolled into the mortgage. For one or two single-family residences the rates are:
| Slice 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% |
These are the rates for one or two single-family residences. Other property types are not covered by this page.
Toronto: a second land transfer tax
A property inside the City of Toronto also pays the municipal land transfer tax. Its bands match Ontario’s up to $2,000,000 and then continue: 2.5% from $2,000,000 to $3,000,000, 4.40% to $4,000,000, 5.45% to $5,000,000, 6.50% to $10,000,000, 7.55% to $20,000,000 and 8.60% above that, effective April 1, 2026. Below $3,000,000 the municipal tax is the same dollar amount as the provincial tax.
First-time buyer refund and rebate
Ontario refunds up to $4,000 of land transfer tax to eligible first-time buyers, which fully covers the tax on a home of about $368,000. Toronto’s separate rebate is up to $4,475, which fully covers the municipal tax on a home of $400,000. Both are claimed rather than automatic, both have residence and prior-ownership conditions, and Ontario’s rules also look at a spouse’s prior ownership. This tool applies the maximum and does not check eligibility.
Worked example, first-time buyer. A $500,000 home with 20% down: land transfer tax $6,475, less the $4,000 refund, leaves $2,475. Cash to close with the default estimates: $5,709.
HST on your lawyer, and sales tax on the insurance premium
Legal fees carry 13% HST in Ontario. If your down payment is under 20%, the mortgage insurance premium is added to the mortgage, but Ontario charges 8% retail sales tax on the premium and the lender cannot add that to the loan, so it is paid in cash at closing. The tool includes it. On a $500,000 home with 5% down the premium is $19,000 and the tax is $1,520.
Buyers who are not Canadian citizens or permanent residents may also owe the Non-Resident Speculation Tax, which is not part of this estimate: see the NRST calculator.
Sources and as-of dates
- Ontario: Calculating land transfer tax (page updated April 22, 2026).
- Ontario: Refunds for first-time homebuyers (updated February 10, 2026).
- City of Toronto: MLTT rates and fees (modified April 7, 2026) and rebate opportunities (modified December 18, 2025; Council reviewed the rebate in December 2025, so confirm the current maximum).
- Ontario: Retail sales tax on insurance (8%) and FCAC: down payment (Ontario applies provincial sales tax to the premium, which cannot be added to the mortgage), with the CMHC premium table.
- CRA: GST/HST rates (Ontario 13%).
- Legal fees, title insurance, inspection, appraisal and other disbursements are not published rates. The defaults ($1,800, $350, $500, $350) are TNAADO planning placeholders, October 2026; replace them with quotes.
See also the Ontario land transfer tax calculator for the tax on its own, and the all-provinces closing costs calculator.
Sources, read 18 October 2026: Ontario land transfer tax (updated 22 April 2026); Toronto MLTT (modified 7 April 2026); Ontario retail sales tax on insurance; FCAC: down payment (page dated 15 October 2025); CRA: GST/HST rates by province (Nova Scotia 14% from 1 April 2025); CMHC premium table.
Frequently asked questions
How much are closing costs in Ontario?
Mostly land transfer tax plus legal fees. On an $800,000 home outside Toronto the tax is $12,475 and total cash to close is about $15,709 with the default estimates; inside Toronto the municipal tax roughly doubles the tax to $24,950. Land transfer tax is usually the biggest single line.
Do I pay land transfer tax twice in Toronto?
Yes. Ontario charges its land transfer tax everywhere, and the City of Toronto charges its own municipal land transfer tax on top for properties inside the city. Below $3,000,000 the two are the same dollar amount. Tick the Toronto box to include it.
How much is the first-time home buyer refund in Ontario?
Up to $4,000 from Ontario, which covers the whole provincial tax on a home up to about $368,000. Toronto adds a separate rebate of up to $4,475. Both are claimed, usually through your lawyer at registration, and both have residence and prior-ownership conditions.
Is HST charged on legal fees in Ontario?
Yes, at 13%. The tool adds it to your legal fee estimate. Disbursements such as title searches can carry their own tax treatment, so use your lawyer’s quote for those.
Why is there sales tax on my mortgage insurance?
Ontario charges 8% retail sales tax on the mortgage insurance premium. The premium itself can be added to the mortgage, but the tax cannot, so you pay it in cash at closing. It only applies when your down payment is under 20%.
Are closing costs tax deductible?
Generally not for your own home, but some costs can be added to the cost base of the property. Ask an accountant or check CRA guidance.
Estimate only — confirm with your lawyer or notary
This tool applies published rates to the numbers you type. It is not legal, tax or financial advice, it is not an official calculator of any government, and it does not look anything up in a land registry. Rules, exemptions and fee schedules change, and eligibility depends on facts it cannot see. Confirm every figure with your lawyer or notary and lender before closing.