Updated: April 2025  |  bremo.io financial guides

Greater Sudbury Land Transfer Tax Calculator

Purchasing a home in Greater Sudbury means paying Ontario's provincial land transfer tax at closing. Sudbury buyers pay only the provincial LTT — there is no municipal land transfer tax in Greater Sudbury. Use this calculator to find your exact tax amount and potential first-time buyer rebate.

Ontario LTT Rate Structure

• 0.5% on the first $55,000
• 1.0% on $55,001–$250,000
• 1.5% on $250,001–$400,000
• 2.0% on $400,001–$2,000,000
• 2.5% on amounts above $2,000,000

These brackets are cumulative — each bracket rate applies only to the portion of the price within that bracket, not to the total purchase price.

First-Time Buyer Rebate in Ontario

Ontario's first-time buyer rebate reduces LTT by up to $4,000 at closing. For the majority of Sudbury home purchases, this rebate eliminates LTT completely. The rebate is applied by your lawyer at the time of closing — you won't pay full LTT and wait for a refund. Eligibility requires you to be a first-time buyer (never owned an eligible home anywhere in the world), be a Canadian citizen or permanent resident, be at least 18, and plan to occupy the home as your principal residence within 9 months.

LTT Examples for Greater Sudbury

$220,000 — Entry-level Sudbury home

• 0.5% × $55,000 = $275
• 1.0% × $165,000 = $1,650
• Total: $1,925 — First-time buyer net: $0

$320,000 — Typical Sudbury home

• 0.5% × $55,000 = $275
• 1.0% × $195,000 = $1,950
• 1.5% × $70,000 = $1,050
• Total: $3,275 — First-time buyer net: $0

$420,000 — Above-average Sudbury property

• 0.5% × $55,000 = $275
• 1.0% × $195,000 = $1,950
• 1.5% × $150,000 = $2,250
• 2.0% × $20,000 = $400
• Total: $4,875 — First-time buyer net: $875

When LTT Is Paid

LTT is paid at closing through your real estate lawyer. It appears on the Statement of Adjustments alongside other closing costs. Your lawyer will confirm your exact LTT obligation (including any rebate) before closing day so there are no surprises.

Full Closing Cost Estimate for Sudbury Buyers

• Land Transfer Tax (net of rebate): $0–$3,000 for most purchases
• Legal fees: $1,200–$2,200
• Title insurance: $200–$400
• Home inspection: $350–$550
• Property tax adjustment: Variable based on closing date in tax year
• Moving costs: $500–$3,000+ depending on distance and volume
• CMHC premium (if applicable): Added to mortgage — 2.8% (10% down) to 4.0% (5% down)

Sudbury Real Estate Market Overview

Greater Sudbury's housing market reflects its economic character — steady, driven primarily by local employment rather than speculative investment. Mining wages support robust demand, and the city's size and amenities attract buyers from smaller surrounding communities. First-time buyers in Sudbury have genuine opportunities, particularly given the LTT rebate and federal programs like FHSA and the Home Buyers' Plan that help accumulate down payments tax-efficiently.

New Sudbury and the east end are popular with families. Downtown and older neighbourhoods offer more affordable entry points. The Donovan area has seen revitalization interest. Each neighbourhood has its own character — working with a local Sudbury real estate agent helps you understand value differences across the city.