Montreal land transfer tax calculator

What Montreal charges to buy a home

Montreal uses the provincial floor for the first two brackets and then adds five of its own, reaching 4% — a rate no other Quebec municipality is allowed to charge. On a $750,000 purchase that comes to $10,349, or 1.38% of the price.

It is charged on the value of the consideration — usually the purchase price, but it also picks up assumed liabilities, upgrades and certain soft costs, and in some transfers the fair market value is used instead.

The tax is due on closing and, unlike almost every other cost of buying, it cannot be rolled into the mortgage. It has to be cash. On this purchase that is $10,349 that has to exist in an account on the day, on top of the deposit and the legal fees.

The Montreal scale

0.50% from $0 to $62,900; 1.00% from $62,900 to $315,000; 1.50% from $315,000 to $552,300; 2.00% from $552,300 to $1,104,700; 2.50% from $1,104,700 to $2,136,500; 3.50% from $2,136,500 to $3,113,000; 4.00% above $3,113,000. Each rate applies only to the part of the price inside its own band, the same way an income tax bracket does — so crossing a threshold never costs you more than the dollar that crossed it.

$400,000 — $4,111, an effective 1.03%.

$750,000 — $10,349, an effective 1.38%.

$1,200,000 — $19,826, an effective 1.65%.

$2,500,000 — $55,961, an effective 2.24%.

Those bands are the whole scale. There is no surcharge above them here.

The same $750,000 home across Canada

Transfer tax on an identical purchase, cheapest first:

1. Alberta — nothing

2. Saskatchewan — nothing

3. Quebec — $9,361

4. Montreal — $10,349 ← this page

5. Ontario — $11,475

6. British Columbia — $13,000

7. Toronto — $22,950

Montreal comes 4 of 7. The spread is $22,950 on the same house, which is a bigger difference than most people's moving costs — and it is money that has to be found in cash.

Four jurisdictions charge nothing: Alberta, Saskatchewan and the three territories only levy registration fees. That is not a rounding difference, it is a structural one, and any calculator that returns a figure for Alberta is inventing it.

Why this one has to be cash

Almost every cost of buying a home can be financed. The purchase itself is a mortgage. Renovations can be rolled in. Even the deposit is often borrowed. Land transfer tax cannot be, and that is what makes it the cost that catches people out.

On $750,000 in Montreal that is $10,349 that has to be in an account on closing day, on top of the down payment, the legal fees, the title insurance and the adjustments. It is the reason a purchase that looked affordable on the mortgage calculator can fail three weeks before it completes.

The order of events matters too: the tax is calculated on the value of the consideration, which is not always the price on the listing. Assumed liabilities count. Upgrades on a new build count. And on certain transfers — long leases, some transfers between a corporation and its shareholders — the fair market value is used instead of what was actually paid.

What actually moves the number

The thresholds in Montreal sit at $62,900, $315,000, $552,300, $1,104,700, $2,136,500, $3,113,000. Negotiating a price down across one of them does not produce a cliff — only the dollars above the line are taxed at the higher rate — but the marginal cost of the last dollar does step up at each one.

At $62,900, the next $10,000 of price costs $100 in extra tax — an effective 1.00% on that slice.

At $315,000, the next $10,000 of price costs $150 in extra tax — an effective 1.50% on that slice.

At $552,300, the next $10,000 of price costs $200 in extra tax — an effective 2.00% on that slice.

That is the honest way to read a transfer tax scale: not as a rate on the house, but as a rate on each part of its price. The headline "1.38%" on a $750,000 purchase is an average of several different rates, and it is never the rate you pay on the last dollar you negotiate.

Where these rates come from

Every scale on this page was read off the authority that sets it, with the date:

Ontario Ministry of Finance — Calculating Land Transfer Tax — read 2026-09-07. https://www.ontario.ca/document/land-transfer-tax/calculating-land-transfer-tax

Ontario Ministry of Finance — Land Transfer Tax Refunds for First-Time Homebuyers — read 2026-09-07. https://www.ontario.ca/document/land-transfer-tax/land-transfer-tax-refunds-first-time-homebuyers

City of Toronto — Municipal Land Transfer Tax rates and fees (rates as of 1 April 2026) — read 2026-09-07. https://www.toronto.ca/services-payments/property-taxes-utilities/municipal-land-transfer-tax-mltt/municipal-land-transfer-tax-mltt-rates-and-fees/

Province of British Columbia — Property transfer tax — read 2026-09-07. https://www2.gov.bc.ca/gov/content/taxes/property-taxes/property-transfer-tax

Gouvernement du Québec — Droits sur les mutations immobilières — read 2026-09-07. https://www.quebec.ca/gouvernement/gestion-municipale/finances-fiscalite-municipales/fiscalite/droits-mutations-immobilieres

Ville de Montréal — Comment sont calculés les droits sur les mutations immobilières (tranches 2026) — read 2026-09-07. https://montreal.ca/articles/comment-sont-calcules-les-droits-sur-les-mutations-immobilieres-9279

And what this figure does not cover:

— Manitoba, Nova Scotia, New Brunswick, Prince Edward Island and Newfoundland and Labrador are not covered yet. Manitoba and the Atlantic provinces do charge a transfer tax — in Nova Scotia it is set municipally — and publishing an estimate before reading each authority would be worse than the gap.

— Registration and title fees are excluded everywhere. They are small next to the tax but they are not zero, and they are charged even in the provinces that levy no transfer tax at all.

— The tax is calculated on the value of the consideration, which is usually the purchase price but not always: assumed liabilities, upgrades and soft costs count, and in some transfers the fair market value is used instead.

— Quebec municipalities other than Montreal use the provincial floor here. Any municipality may raise its brackets above $500,000 up to 3%, and many do, so a purchase outside Montreal can cost more than this shows.

Questions

How much is land transfer tax on a $750,000 home in Montreal?

$10,349. That is 1.38% of the price, due in cash on closing.

Can I add land transfer tax to my mortgage?

No. It is due on closing and it has to be cash, which is what makes it the cost that surprises people — it sits on top of the deposit and the legal fees, and no lender will finance it.

Which provinces have no land transfer tax?

Alberta, Saskatchewan, Yukon, the Northwest Territories and Nunavut. They charge registration fees on the title and the mortgage instead, which are much smaller and are a fee for a service rather than a tax on the transaction.