Investment property: Canada

Updated 5 October 2026

Canada: we match a property to your budget and goal, check the paperwork and close the purchase for you.

Canada has a temporary ban on foreigners buying homes: the Prohibition on the Purchase of Residential Property by Non-Canadians Act took effect on 1 January 2023 and has been extended to 1 January 2027. It covers housing in large cities and their metropolitan areas. Outside these zones, and for several categories of foreigners, buying is possible. So the first step is to check whether the ban applies to your situation and property. US dollar amounts use the European Central Bank rate of 5 October 2026, about 1.43 Canadian dollars per US dollar.

Who and what the ban does not cover

• Canadian citizens and permanent residents.
• Certain temporary residents, such as those working in Canada who meet the law's conditions, and refugees.
• Housing outside large metropolitan areas: in small towns and rural areas.
• Vacant land zoned residential: excluded from the ban by 2023 amendments.

Provincial taxes for foreigners

• Ontario: a 25% non-resident speculation tax on the price province-wide, on top of the usual land transfer tax.
• British Columbia: an additional 20% property transfer tax for foreign buyers in certain areas.
• In addition, every province charges a land transfer tax or registration fee at its own rate, and Toronto adds a municipal one.

Letting and selling as a non-resident

• Letting. 25% tax is withheld from a non-resident's gross rent. You can elect to pay tax on net income after expenses by filing a separate return.
• Selling. A non-resident obtains a clearance certificate; without it the buyer withholds up to 25% of the price, more for some property, and remits it to the tax authority.

Who handles the deal

In every province except Quebec, the buyer's lawyer closes the deal: checks title, calculates taxes, receives and transfers funds and registers the transfer in the provincial land registry. In Quebec a notary plays this role. Title insurance, which protects against hidden defects in ownership, is often purchased.

Does buying give residence

No. Owning a home does not give the right to live in Canada; relocation goes through immigration programmes, and the purchase ban lifts once you become a permanent resident.

How the purchase works

1. Checking the ban for you and the property: status, location, property type.
2. Calculating provincial and municipal taxes, including the foreign buyer tax.
3. Shortlisting and a conditional offer.
4. Title check by a lawyer and registration in the provincial land registry.
5. A Canadian bank account for expenses and rent.

Risks

• A deal on a property covered by the ban: a fine of up to 10,000 Canadian dollars and a possible forced sale.
• An overlooked foreign buyer tax that wipes out yield.
• Withholding on sale without a clearance certificate.

What we do

We check whether you and the property fall under the ban, calculate provincial taxes, shortlist a property, support the deal with a local lawyer, open an account and help with taxes on rent and sale. If your goal is to move, we point you to immigration programmes.

What we do

• Property shortlist for your investment goal
• Legal due diligence on the property
• End-to-end transaction support
• Ownership structuring (company, trust)
• Property management and letting

See also

Company formation · Business account · Personal account · Country taxes · All country programs

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