International buying-cost guide
Can foreigners buy property in Canada in 2026?
Buying property in Canada as a non-resident is sharply restricted in 2026 — there's a federal ban, and where you can buy, provincial surcharges stack on top of the normal land transfer tax. Here's exactly where things stand.
Last updated June 2026
The federal ban (through 1 January 2027)
The Prohibition on the Purchase of Residential Property by Non-Canadians Act bans most non-Canadian residents from buying residential property, and it has been extended to 1 January 2027. There are limited exceptions — some work-permit holders, certain recreational properties, and people buying with a Canadian citizen or permanent-resident spouse — so check eligibility carefully before assuming you can or can't buy.
Provincial surcharges where you can buy
- Ontario — 25% Non-Resident Speculation Tax (NRST), province-wide since October 2022. Within Toronto, a further 10% municipal NRST stacks on top.
- British Columbia — 20% additional property transfer tax in designated regions: Metro Vancouver, the Fraser Valley, the Capital Regional District, the Central Okanagan and the Nanaimo Regional District.
- Nova Scotia — 10% Provincial Non-Resident Deed Transfer Tax (doubled from 5%) on agreements after 31 March 2025.
- Alberta, Saskatchewan, Manitoba, Quebec — no provincial foreign-buyer surcharge (the federal ban still applies).
How the surcharges stack
The surcharges are on top of the normal land transfer tax — they don't replace it. A foreign buyer of a Toronto home, if eligible to buy, would face the Ontario land transfer tax, the Toronto municipal land transfer tax, the 25% provincial NRST and the 10% Toronto municipal NRST on the same purchase. On a $1,000,000 home the two NRST layers alone would be $350,000.
Getting the surcharge back
Some surcharges are refundable. In Ontario, the 25% NRST is fully rebated if you become a permanent resident within four years of closing. Nova Scotia exempts you if you become an NS resident within six months. BC's tax is generally not rebated on that basis (though exemptions exist for certain confirmed BC PNP/work situations).
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Frequently asked questions
Can foreigners buy a house in Canada in 2026?
Generally no — the federal ban on non-Canadian residential purchases runs through 1 January 2027, with limited exceptions (e.g. some work-permit holders, certain recreational properties, or buying with a citizen/PR spouse).
What's the foreign-buyer tax in Ontario and BC?
Ontario charges a 25% Non-Resident Speculation Tax province-wide (Toronto adds 10% more); BC charges 20% in designated regions like Metro Vancouver. Both stack on top of the normal land transfer tax.
Do I get the foreign-buyer tax back if I become a permanent resident?
In Ontario, yes — the 25% NRST is fully rebated if you become a permanent resident within four years of closing. Nova Scotia exempts you if you become an NS resident within six months.
Which provinces have no foreign-buyer surcharge?
Alberta, Saskatchewan, Manitoba and Quebec have no provincial surcharge — but the federal purchase ban still applies through 1 January 2027.
Does the foreign-buyer tax stack with normal land transfer tax?
Yes. A foreign buyer in Toronto would pay the Ontario LTT, the Toronto municipal LTT, the 25% provincial NRST and the 10% Toronto municipal NRST on the same purchase.
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