Home / Buyers / New Canadians Guide
— York Region · Simcoe County · Greater Toronto Area —
Buying a Home in Ontario
as a New Canadian or Work Permit Holder
Newcomer Home Buying Guide for York Region, Simcoe County & the Greater Toronto Area
Updated October 2026
★ ★ ★ ★ ★
Welcome to Canada. Whether you've just received your permanent residency or you're here on a work permit, homeownership in York Region is within reach. This guide covers what you need to know — eligibility, Ontario's speculation tax, mortgages, first-time buyer programs, how much cash you actually need, and the step-by-step buying process.
◆ Eligibility
Are You Eligible to Buy a Home in Canada?
Two separate rules decide whether you can buy and what it costs: the federal Foreign Buyer Ban (can you buy at all?) and Ontario's Non-Resident Speculation Tax (do you pay an extra 25%?). Here is where you stand based on your immigration status:
| Your Status | Can You Buy? | 25% Ontario NRST? | Key Conditions |
|---|---|---|---|
| Canadian Citizen | Yes | No | No restrictions — unless buying jointly with a foreign national (see NRST section). |
| Permanent Resident (Landed Immigrant) | Yes | No | Not subject to the federal Foreign Buyer Ban or Ontario NRST. Eligible for first-time buyer programs if all program requirements are met. |
| Work Permit Holder | Yes — with conditions | Yes, unless exempt | At least 183 days remaining on your work permit on the purchase date, and you have not bought more than one residential property in Canada. Ontario Immigrant Nominee Program nominees are exempt from the NRST. |
| Spouse/Common-Law Partner of a Citizen or PR | Yes | Possibly exempt | Exempt from the federal ban when buying with a qualifying citizen, PR or eligible temporary resident spouse. Ontario's spousal NRST exemption has its own conditions — your lawyer must confirm it before you sign. |
| Protected Person (Refugee) | Yes | Exempt | Protected persons can purchase and are exempt from Ontario's NRST. Documentation is required. |
| International Student | Very restricted | Yes | Must have filed Canadian tax returns for 5 years and been physically present in Canada for most of each of those years, with a purchase price of $500,000 or less. Few students qualify. |
| Foreign National (no PR, no work permit) | Currently Banned | Yes | Prohibited from buying homes in census metropolitan areas and census agglomerations — including all of York Region — while the federal ban is in force. The ban is scheduled to expire January 1, 2027 and is under federal review. |
On a phone, swipe the table sideways to see every column. Sources: federal Foreign Buyer Ban regulations · Ontario NRST exemptions
Want to confirm your eligibility and see what you can afford?
Book a Free 15-Min Strategy Call◆ Important Legislation
Understanding Canada's Foreign Buyer Ban
The Prohibition on the Purchase of Residential Property by Non-Canadians Act came into force on January 1, 2023. It was extended in February 2024 and is scheduled to expire on January 1, 2027.
The goal of the ban is to reduce speculative foreign investment in Canadian housing. If you are a permanent resident, a protected person or a qualifying work permit holder, this ban does not apply to you.
What the Ban Covers
- ◆ Residential properties with 3 units or fewer — including detached homes, semis, townhouses, and condos
- ◆ Properties located within Census Metropolitan Areas (CMAs) and Census Agglomerations (CAs) — which includes all of York Region and the GTA
What the Ban Does NOT Cover
- ◆ Permanent residents and protected persons
- ◆ Work permit holders with 183+ days remaining on their permit who have not bought more than one residential property
- ◆ Properties with 4 or more residential units (multiplexes)
- ◆ Properties located outside CMAs and CAs — some rural and cottage areas. The location decides, not the type of property, so confirm the specific address. Ontario's NRST still applies province-wide, including to cottages.
- ◆ Vacant land (since March 2023) and purchases for the purpose of development
◆ Tax Implications
Ontario's Non-Resident Speculation Tax — What You Need to Know
Even if you are allowed to buy under the federal rules, Ontario charges its own Non-Resident Speculation Tax (NRST): a 25% tax on the purchase price of a home anywhere in Ontario when a buyer is a foreign national — anyone who is not a Canadian citizen or permanent resident.
Despite the name, where you live does not matter. A work permit holder living and working in Newmarket is still a foreign national for NRST purposes. The NRST is paid on top of regular land transfer tax.
Permanent Residents and Protected Persons:
No. Permanent residents are not foreign nationals, and protected persons are exempt. If your PR is approved but not yet finalized when you close, you pay the NRST — so time your closing date carefully.
Work Permit Holders:
Yes, unless exempt. Nominees under the Ontario Immigrant Nominee Program (OINP) may be exempt. Otherwise the full 25% is due on closing. You can get it back through the Permanent Resident NRST Rebate if you:
- ◆ become a permanent resident within four years of the purchase,
- ◆ hold the home alone or with your spouse and live in it as your principal residence, and
- ◆ apply within 180 days of becoming a PR. Don't wait for your PR card — it often arrives after the deadline. Your IRCC confirmation is accepted as proof.
Citizens or PRs Buying Jointly with a Foreign National:
The NRST applies to the entire purchase price — not just the foreign national's share. If any buyer on title is a foreign national and no exemption applies, 25% is charged on 100% of the price, and every buyer on title is liable for it. A foreign national who is the spouse of a Canadian citizen or PR may qualify for the spousal exemption if the conditions are met. Have your lawyer confirm this before you submit an offer.
◆ Financing Your Home
Mortgage Options for New Canadians
Getting a mortgage in Canada doesn't necessarily require years of Canadian credit history. Canada's three mortgage insurers — CMHC, Sagen and Canada Guaranty — each run programs designed for newcomers.
New-to-Canada Programs
Major banks and many other lenders offer New-to-Canada mortgage programs for both permanent residents and work permit holders. Qualifying permanent residents can often buy with the standard minimum down payment even without a long Canadian credit history, using alternative proof such as rent payment history or foreign credit references. Approval still depends on your income, employment, source of funds and the lender's own policies.
Down Payment Requirements
Since December 15, 2024, insured mortgages are available on homes up to $1.5 million:
- ◆ Up to $500,000: 5% minimum
- ◆ $500,000 to $1.5 million: 5% on the first $500,000 and 10% on the rest
- ◆ $1.5 million and up: 20% minimum
- ◆ Work permit holders: qualifying borrowers can use the same minimums through the mortgage insurers' newcomer programs. Some lenders and insurers ask for 10% or more, especially without Canadian credit history. Have a mortgage professional confirm before you make an offer.
Run your own numbers with my Affordability Calculator.
30-Year Amortization
First-time buyers and anyone buying a newly built home can now choose a 30-year amortization on an insured mortgage, instead of the standard 25 years. That lowers the monthly payment, at the cost of more interest over time.
Building Canadian Credit
Start building credit immediately: get a secured credit card, pay bills on time, keep utilization low. Many newcomer mortgage programs don't require established credit, but a strong credit profile gives you better rates and more options.
Pre-Approval Process
Get pre-approved before you start searching. You'll need: proof of income or employment letter, immigration documents (PR card, work permit, or COPR), identification, bank statements showing where your down payment came from, and any existing debt information.
Matthew's Tip
Don't go to your bank first. Banks only offer their own products. A mortgage broker shops dozens of lenders to find the best rate and terms for your situation. I'll connect you with trusted brokers who specialize in new Canadian financing — no charge, no obligation.◆ Programs & Rebates
First-Time Buyer Programs New Canadians Should Know About
These programs can add tens of thousands of dollars to your down payment or take it off your closing costs. Each has its own rules — and several treat newcomers differently.
$8,000 / year
First Home Savings Account (FHSA)
Contributions are tax-deductible and withdrawals for your first home are tax-free. Up to $40,000 lifetime per person. You must be a Canadian resident for tax purposes, so open one as soon as you can — the room only starts counting once the account exists. CRA details →
Up to $60,000
RRSP Home Buyers' Plan
Withdraw up to $60,000 per person from your RRSP for your first home, and repay it over 15 years. For first withdrawals in 2026–2028, repayments don't start until the fifth year. You can use it together with the FHSA. CRA details →
Up to $4,000
Ontario Land Transfer Tax Refund
Only for Canadian citizens and permanent residents. If you're not yet a PR at closing, you can still claim it if you become a citizen or PR within 18 months. You must never have owned a home anywhere in the world, and must move in within 9 months. Ontario details →
Up to $130,000
HST Relief on New Homes
Eligible first-time buyers of a new home can get up to $50,000 back on the 5% federal portion of HST and up to $80,000 on Ontario's 8% portion, up to $130,000 in total on qualifying homes. Ontario's temporary enhanced rebate also extends relief to buyers who aren't first-timers, for agreements with a builder signed between April 1, 2026 and March 31, 2027. Eligibility and amounts depend on the price and the deal, so confirm your rebate with your builder and lawyer. CRA details → · My Pre-Construction Guide →
For the full first-time buyer picture, see my First-Time Home Buyer Guide for York Region & Simcoe County.
Your Dedicated Guide
How I Help New Canadians Buy with Confidence
Moving to a new country and buying a home at the same time can feel overwhelming. I simplify every step — from confirming your eligibility to handing you the keys.
◆ Step-by-Step Guidance
I walk you through the entire Canadian home buying process in plain, clear language — no jargon, no assumptions about what you already know. New to the terms? Start with my Ontario Real Estate Glossary.
◆ Eligibility Clarity
Not sure if you can buy? I'll review your immigration status, work permit type, and residency timeline and tell you exactly where you stand before anything else.
◆ Mortgage Broker Introduction
I connect you with trusted mortgage brokers who specialize in new Canadian financing. They'll shop dozens of lenders for your best rate.
◆ Local Community Knowledge
I know York Region inside and out — including which neighbourhoods have strong cultural communities, top-rated schools, transit access, and best value for newcomer families.
◆ Trusted Legal & Trade Referrals
Real estate lawyers who understand newcomer transactions, home inspectors, contractors, and tradespeople — all personally vetted by me.
Exclusive Buyer Benefits
Valuable Perks — Absolutely Free
These aren't gimmicks — they're real benefits designed to protect your investment and make your move easier, at no cost to you.
Up to $600
Free Home Inspection
Choose from my trusted partners or bring your own inspector. A thorough inspection protects you from costly surprises and gives you negotiating power.
Up to $350
Free Appraisal
Know exactly what the property is worth before you finalize. Covered through our mortgage partners or reimbursed with a valid receipt.
$500+
12-Month Home Warranty
Coverage for major systems and appliances for up to one year after closing. Specific coverage details depend on the warranty provider. Ask me for full terms.
$300+
Move-In Deep Clean
Move into a spotless home with professional cleaning services before you settle in. Your new home will be move-in ready.
Custom
Need Something Else?
Every buyer's situation is different. Let me know what matters most to you and I'll create a custom incentive package to match.
$1,750+ Total Value
Your Roadmap
The Home Buying Process — Step by Step
Buying a home in Canada as a newcomer follows a clear, predictable path. Here's exactly what to expect when we work together.
01
Free Strategy Call — 15 Minutes
We'll discuss your goals, timeline, budget, and immigration status. I'll explain the entire process and confirm your eligibility so you know exactly where you stand.
02
Mortgage Pre-Approval
I'll connect you with a mortgage broker who specializes in new Canadian financing. They'll review your documents and get you pre-approved — often within days.
03
Define Your Search
Together we'll narrow down your ideal neighbourhood, home type, size, and must-haves. I'll set up a custom search so you see properties the moment they're listed.
04
Tour Properties
I'll personally tour homes with you — providing honest feedback on value, construction quality, neighbourhood fit, and red flags most buyers miss.
05
Make an Offer & Negotiate
When you find the right home, I'll prepare a competitive offer with strategic conditions and negotiate directly with the listing agent for the best price and terms.
06
Inspection & Financing
I'll arrange a professional home inspection (on me) and work with your mortgage broker to finalize financing. Your lawyer reviews all legal documents.
07
Closing Day — Get Your Keys
Your lawyer completes the transaction, funds are transferred, and the home is officially yours. I'll be there for the final walk-through and to hand you the keys.
◆ Financial Planning
Costs to Budget For
Beyond the purchase price, there are additional costs to factor into your home buying budget. Here's what to expect:
Land Transfer Tax
Ontario charges a provincial land transfer tax based on purchase price. First-time buyers who are citizens or PRs may qualify for a refund of up to $4,000.
Non-Resident Speculation Tax
25% of the purchase price if any buyer is a foreign national and no exemption applies. Paid in cash on closing, on top of land transfer tax.
Legal Fees
A real estate lawyer handles title transfer, mortgage registration, and closing. Expect $1,500–$2,500 including disbursements.
Home Inspection
A professional inspection typically costs $400–$600. When you buy with me, this is covered — it's included in your buyer perks.
Title Insurance
Protects you against fraud, survey issues, and title defects. Usually $250–$500, arranged through your lawyer.
Mortgage Default Insurance
Required if your down payment is less than 20%. The premium is added to your mortgage, but Ontario's 8% sales tax on the premium must be paid in cash at closing.
Moving & Setup Costs
Budget for moving, utility setup, immediate repairs, and furnishing. A good rule of thumb is to set aside $2,000–$5,000 beyond your closing costs for settling in.
How Much Cash Do You Actually Need? An $800,000 Example
Same resale home in York Region, two different buyers. Both are first-time buyers putting down the minimum. The difference is the tax.
| Due at Closing | Permanent Resident | Work Permit Holder |
|---|---|---|
| Minimum down payment | $55,000 | $55,000 ($80,000 if lender requires 10%) |
| Ontario land transfer tax | $12,475 | $12,475 |
| First-time buyer LTT refund | −$4,000 | $0 (unless PR within 18 months) |
| Ontario NRST (25%) | $0 | $200,000 |
| 8% sales tax on mortgage insurance | $2,384 | $2,384 |
| Legal fees + title insurance | $1,750–$3,000 | $1,750–$3,000 |
| Home inspection | Covered by me | Covered by me |
| Approximate cash needed | $67,600–$68,900 | $271,600–$272,900 |
Illustration only. Assumes a resale home, minimum down payment, insured mortgage on a 25-year amortization, both buyers qualifying as first-time buyers, and no NRST exemption for the work permit holder. The $29,800 mortgage insurance premium is added to the mortgage, not paid in cash. If a lender requires 10% down from the work permit holder, add about $24,400 to their total. Excludes moving costs, property tax and utility adjustments. The work permit holder may recover the $200,000 NRST through the PR rebate if they qualify. Your numbers will differ — book a call for your own breakdown.
Matthew's Tip
Budget an extra 1.5%–4% of the purchase price for closing costs beyond your down payment. For a $700,000 home, that's approximately $10,500–$28,000 in additional funds you'll need available. If you are subject to the NRST, add 25% on top.Common Questions
Frequently Asked Questions
Can I buy a home in Canada if I'm not a citizen?
Yes. Permanent residents, protected persons and qualifying work permit holders can all purchase property in Canada. Permanent residents buy on the same basis as citizens. Work permit holders face extra federal rules and, in Ontario, the 25% NRST unless an exemption applies. I'll help you confirm exactly where you stand before we move forward.
Can I buy a house in Canada on a work permit?
Yes, if you have at least 183 days left on your work permit on the purchase date and you have not already bought more than one residential property in Canada. In Ontario you will also pay the 25% NRST unless you are exempt (for example, as an Ontario Immigrant Nominee Program nominee). You may qualify for the same minimum down payment as other buyers, but some lenders require 10% or more.
Do I need Canadian credit history to get a mortgage?
Not necessarily. New-to-Canada mortgage programs can accept alternative proof such as rent history or foreign credit references. Qualification still varies by lender and borrower. A mortgage broker can shop these programs for you and find the best fit.
How much do I need for a down payment?
5% on the first $500,000 and 10% on the portion above that, for homes up to $1.5 million. Homes of $1.5 million or more need 20%. Work permit holders can often qualify for the same minimums, though some lenders ask for 10% or more. Don't forget closing costs — see the $800,000 example above.
What is the Non-Resident Speculation Tax (NRST)?
A 25% Ontario tax on home purchases when any buyer is a foreign national — someone who is not a Canadian citizen or permanent resident. Where you live doesn't matter: a work permit holder living in Ontario still pays it unless exempt. Permanent residents never pay it. If you pay it and become a PR within four years, you may get it back, as long as you apply within 180 days of becoming a PR.
If I buy with my spouse who is a citizen or PR, do we pay the NRST?
Possibly not. The spouse of a Canadian citizen or permanent resident can qualify for an exemption, but the conditions must be met. If they aren't, the 25% applies to the entire purchase price — not just your share. Have your lawyer confirm the exemption before you submit an offer.
Does the Foreign Buyer Ban ending in January 2027 change anything for me?
If you are a permanent resident or qualifying work permit holder, the ban doesn't apply to you today, so its expiry changes little. As of October 2026, Ottawa is reviewing its options and hasn't announced a decision. Whatever happens federally, Ontario's 25% NRST stays in place.
Can newcomers use the FHSA and Home Buyers' Plan?
Yes, if you are a Canadian resident for tax purposes and meet each program's first-time buyer rules. Homes you owned outside Canada can affect eligibility, so check before you count on them. See the programs section above.
Can I use foreign income to qualify for a mortgage?
Yes, but the process is more involved. Lenders may require additional documentation such as international bank statements, employment verification from your home country, and proof that funds are from a legitimate source.
Do I have to pay you as my buyer's agent?
In most traditional MLS® transactions, the seller offers compensation to the buyer's agent — meaning my services typically cost you nothing out of pocket. I'll explain exactly how compensation works during our first call so there are no surprises. Plus, you receive $1,750+ in buyer perks on top of that.
Which neighbourhoods in York Region are popular with newcomers?
York Region is one of the most diverse regions in Canada, with vibrant multicultural communities across Markham, Richmond Hill, Vaughan, Newmarket, Aurora, and more. The right neighbourhood depends on your family's needs. I'll help you find the right fit.
Can you communicate in my language?
This website's built-in translation tool allows you to read all content in your preferred language. For direct communication, please reach out and we'll do our best to accommodate. I also have a network of professionals across York Region who speak a wide range of languages.
◆ Official Sources
Foreign Buyer Ban regulations · Ontario NRST · NRST rebates · Toronto MNRST · Ontario LTT refund · Federal mortgage rules · CMHC Newcomers program · FHSA · Home Buyers' Plan · First-time buyer GST/HST rebate
Information current as of October 2026. Rules change — this guide is general information, not legal, tax or mortgage advice. Confirm your situation with a lawyer, accountant or mortgage professional before you buy.
Start Your Journey
Ready to Buy Your First Canadian Home?
Whether you just landed or you've been here for years, I'll guide you through every step — from understanding your eligibility to handing you the keys. Let's start with a 15-minute call.
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