Mississauga vs. Toronto Land Transfer Tax Calculator
See how much cash you save on land transfer taxes by purchasing your home in Mississauga instead of Toronto.
Buying in Mississauga
Buying in Toronto
* Note: Mississauga does not levy a municipal land transfer tax. Provincial rebates applied up to $4,000 and Toronto municipal rebates up to $4,475 for qualifying first-time buyers.
How land transfer tax is calculated in Mississauga
Land transfer tax is the largest single line on most closing statements, and it is due in cash on closing day — a mortgage will not cover it. The number this tool produces is the amount your lawyer will ask you to wire.
Ontario charges in brackets, not one flat rate
Ontario Land Transfer Tax is marginal, so each slice of the purchase price is taxed at its own rate rather than the whole price being taxed at the top rate. The brackets are 0.5% on the first $55,000, 1% from $55,000 to $250,000, 1.5% from $250,000 to $400,000, 2% from $400,000 to $2 million, and 2.5% above $2 million on residential property.
On an $800,000 Mississauga home that works out to $275 + $1,950 + $2,250 + $8,000, or $12,475 before any rebate.
There is no municipal land transfer tax here
Toronto is the only municipality in Ontario that levies a second, municipal land transfer tax on top of the provincial one, so a Toronto buyer pays land transfer tax roughly twice over. Mississauga levies no municipal land transfer tax at all.
That single difference is worth $12,475 on an $800,000 purchase for a repeat buyer, which is why the calculator shows both cities side by side. It is the clearest example of a Mississauga cost advantage that is set purely by which side of a municipal boundary you buy on.
Toronto’s schedule stops matching the province
Below $3 million the two taxes run on identical brackets, so a Toronto buyer simply pays the provincial figure twice. From 1 April 2026 that stopped being true at the top end: Toronto now charges graduated rates on property containing one or two single family residences, at 4.40% from $3 to $4 million, 5.45% to $5 million, 6.50% to $10 million, 7.55% to $20 million and 8.60% above that.
Ontario has no equivalent tier. The provincial rate is a flat 2.5% on everything above $2 million, however expensive the property. On a $5 million purchase that gap is stark: the province takes $111,475 either way, while Toronto’s municipal tax alone comes to $159,975. The calculator applies each schedule separately, so the comparison holds at any price.
First-time buyers get up to $4,000 back
Ontario refunds first-time buyers up to $4,000 of the provincial tax, which fully covers a purchase up to about $368,000 and reduces the bill on anything above that. Toronto adds its own rebate of up to $4,475 against its municipal tax.
On that same $800,000 home, a first-time buyer in Mississauga pays $8,475 after the rebate, against $16,475 in Toronto. Tick the first-time buyer box above to see the comparison run both ways.
This is one line of your closing costs, not all of them
Land transfer tax sits alongside legal fees, title insurance, the home inspection, and any adjustment for prepaid property tax the seller has already paid. On a first purchase the total of everything else routinely runs into the thousands, and CMHC premiums attract PST in Ontario on top.
For the full picture, work through the closing costs guide for first-time buyers in Mississauga, which itemises every charge that lands on the statement.
Buying in Mississauga instead of Toronto saves you the entire municipal land transfer tax — $12,475 on an $800,000 home for a repeat buyer, or $8,000 after both first-time buyer rebates are applied.
Sources & assumptions
- Ontario Ministry of Finance — Land Transfer Tax rates and first-time purchaser refund
- City of Toronto — Municipal Land Transfer Tax rates and rebate, read 20 September 2026 (used for the comparison column)
- Rates are for residential property containing one or two single family residences. Other residential, commercial and multi-residential purchases are assessed differently.
- Correction · Corrected 20 September 2026. The Toronto column was calculated with the provincial rate schedule. That was correct until 1 April 2026, when Toronto introduced graduated municipal rates above $3 million, and from that date the tool understated the Toronto figure and the saving on any purchase over $3 million: by $19,000 at $4 million and by $48,500 at $5 million. Toronto now has its own bracket table in the calculator. This section previously said the municipal tax was charged on the same bracket structure as the provincial one, which is still true below $3 million and was corrected above it. No figure at or below $3 million changed, so the $800,000 and $900,000 examples on this page and in the closing costs guide are unaffected.
Figures reviewed September 2026. Rates change — check the linked source before relying on a number for a filing or a closing.