Canada Toronto Municipal Non-Resident Speculation Tax MNRST Calculator 2026

Available Exemptions

1. Nominee Exemption: Foreign National nominated under the Ontario Immigrant Nominee Program (OINP) who has applied or certifies they will apply to become a permanent resident.
2. Protected Person Exemption: Foreign National on whom refugee protection is conferred under section 95 of the Immigration and Refugee Protection Act.
3. Spousal Exemption: Foreign National who jointly purchases with a spouse who is a Canadian citizen, Permanent Resident, Nominee, or Protected Person.
4. Section 760-14 Exemption: Transactions exempt under the Toronto Municipal Code.

Certification Requirement

All purchasers must certify that they will occupy the home as their principal residence within 60 days of registration.

Important

• Exemptions must be claimed at the time of registration.
• Exemptions are NOT retroactive.
• Supporting documentation may be required.

Rebate Eligibility

• Foreign national becomes a permanent resident of Canada within 4 years of the date of purchase
• Application must be submitted within 90 days of becoming a permanent resident
• The foreign national must exclusively hold the property or hold it exclusively with their spouse
• The property must have been used as the principal residence until the rebate application

Important Notes

• MNRST is still payable at registration — the rebate is a separate process
• No rebates for international students or foreign nationals working in Ontario
• Rebate must be applied for after becoming a PR

How to Apply

Contact the City of Toronto Tax & Utility Inquiry Line at 311 or torontomltt@toronto.ca for the rebate application form.

Worked Example

Combined Tax Burden for Foreign Buyers in Toronto

Foreign buyers purchasing residential property in Toronto face four separate taxes:

1. Municipal Land Transfer Tax (MLTT): 0.5% – 8.60%
2. Municipal Non-Resident Speculation Tax (MNRST): 10%
3. Provincial Land Transfer Tax: 0.5% – 2.5%
4. Provincial Non-Resident Speculation Tax (NRST): 25%

Example — $1,500,000 Toronto Residential Purchase

Apportionment for Mixed-Use

If part of the land is used for non-residential purposes, MNRST applies only to the portion attributable to the single-family residence. Statement 10172 in Teraview allows apportionment of value of consideration.

Designated Land

MNRST applies only to land containing 1-6 single family residences. This includes detached houses, semi-detached houses, townhouses, condominium units, and sixplexes. It does NOT apply to apartment buildings with more than 6 units, commercial, agricultural, or industrial land.