2026 updates you should know about
From 1 January 2026, federal rules increase how much of a gain is taxable for many individuals (50% inclusion on roughly the first C$250K/year of gains, two-thirds above — modelled stepped in FastPropertyROI).
From 1 April 2026, Toronto’s MLTT adds additional high brackets above about C$3M / C$10M etc. Typical C$600K–C$1M residential purchases behave like older tables; trophy single-family parcels can see noticeably higher municipal tax.
Federal anti-flipping treatment for very short residential holds interacts with projections: selling within the first modeled year applies stricter assumptions than exits after longer holds.
BC’s residential table below includes a 5% slice above ~C$3M. Commercial/non-residential BC property tops out around 3% — luxury residential rates do not mirror commercial.
Canada’s statutory temporary foreign-buyer prohibition runs through 1 January 2027 (renewed timelines). Investors should confirm eligibility before relying on any scenario.
Ontario
Ontario uses a progressive bracket system — the same structure as income tax. You pay each rate only on the portion within that band.
| Property value | Rate |
|---|---|
| First C$55,000 | 0.5% |
| C$55,001 – C$250,000 | 1.0% |
| C$250,001 – C$400,000 | 1.5% |
| C$400,001 – C$2,000,000 | 2.0% |
| Above C$2,000,000 | 2.5% (residential nuances above C$4M omitted here) |
On a C$600,000 property: ~C$8,475 (provincial LTT alone).
Toronto Municipal Land Transfer Tax: Toronto layers additional progressive MLTT brackets starting 1 April 2026 (new high-price bands alongside older mid-market bands). A C$600,000 resale still lands near C$16,950 combined provincial + municipal — check the City of Toronto bulletin for thresholds.
First-time buyers: Ontario offers rebates (not modelled inside the ROI calculator).
Foreign buyers: Provincial NRST is 25% on qualifying residential buys. Buyers subject to Toronto’s surcharge also owe another 10% MNRST — plan for 35% combined plus base LTT/MLTT, not NRST alone.
British Columbia
BC also uses progressive brackets, with an additional tier for high-value residential.
| Property value | Rate |
|---|---|
| First C$200,000 | 1.0% |
| C$200,001 – C$2,000,000 | 2.0% |
| C$2,000,001 – C$3,000,000 | 3.0% |
| Above C$3,000,000 | 5.0% (residential 1–2 units) |
Commercial / most non-residential BC conveyances stick to 1% / 2% / 3% brackets — the 5% luxury slice does not carry over.
On a C$600,000 property: ~C$10,000 (illustrative).
Foreign buyers: BC charges an additional 20% in enumerated regional maps (Metro Vancouver, Fraser Valley, CRD, Nanaimo RD, Central Okanagan, etc.). On a qualifying C$600,000 Vancouver acquisition that’s roughly C$120k surcharge before base PTT.
Alberta
Alberta still has no graduated land-transfer tax. The registry charges a Land Title Transfer Fee: ≈ C$50 base + ~C$1 per C$1,000 of declared value (~0.1% all-in).
On a C$600,000 property: about C$650 (order-of-magnitude).
No foreign buyer surcharge.
Quebec
Quebec levies Welcome Tax (droits de mutation) with Montreal replacing provincial brackets when the deed is tied to Montreal.
Purely provincial Quebec (excluding Montreal municipality):
| Property value | Rate |
|---|---|
| First C$58,900 | 0.5% |
| C$58,901 – C$294,600 | 1.0% |
| Above C$294,600 | 1.5% |
On a C$600,000 property (non-Montreal): about C$7,233 on the provincial scale.
Montreal: Ville de Montréal publishes seven municipal bands topping out near 4% on the highest slices — under the calculator’s cited 2026 municipal table a C$600,000 resale aligns around C$7,349 combined (cross-check municipal + provincial bulletins annually).
Foreign buyer surcharges
| Province / city | Residential surcharge snapshot | Hypothetical C$600k add-on* |
|---|---|---|
| Ontario (provincial) | 25% NRST | ~C$150k |
| Toronto (municipal, stacks) | +10% MNRST atop NRST where applicable | Combined 35% × C$600k → ~C$210k surcharge layer |
| BC (designated zones) | 20% | ~C$120k |
| Alberta | None | C$0 |
| Quebec provincial | None | C$0 |
*Illustrative; foreign-buyer bans, exemptions, and mixed-use classifications change real liability.
Federal / provincial bans and licensing rules evolve — statutory restrictions were extended through 1 January 2027.
Side-by-side comparison
C$600,000 property — illustrative local purchaser (investor calculators ignore first-time rebates):
| Region | Approx. Transfer Tax stack | Effective rate hint |
|---|---|---|
| Alberta | ~C$650 | ~0.1% |
| Quebec (non-Montreal) | ~C$7,233 | ~1.2% |
| Ontario | ~C$8,475 | ~1.4% |
| BC residential | ~C$10,000 | ~1.7% |
| Ontario + Toronto (MLTT stacks) | ~C$16,950 (mid-2026 config) | ~2.8% |
Values above omit CMHC rebates, matrimonial rebates, farmland carve-outs, and Toronto’s April 2026 high-band ramps aimed at trophy homes.
The spread between Alberta and Toronto is roughly C$16,000 — same sticker price, very different levy.
Calculate your costs
Use the calculators below for land transfer tax and closing costs by province, or a full ROI projection with rental yield, mortgage payments, and multi-year cash flow.