Home / Buyers / New Canadians Guide
— York Region · Simcoe County · Greater Toronto Area —
Buying a Home in Canada
as a New Resident or Foreign Worker
★ ★ ★ ★ ★
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 everything you need — eligibility, taxes, mortgages, and the step-by-step buying process.
◆ Eligibility
Are You Eligible to Buy a Home in Canada?
Canada's rules around who can buy residential property have changed in recent years. Here is a clear breakdown based on your immigration status:
| Your Status | Can You Buy? | Key Conditions |
|---|---|---|
| Canadian Citizen | Yes | No restrictions. |
| Permanent Resident (Landed Immigrant) | Yes | Full buying rights, same as a citizen. No restrictions. |
| Work Permit Holder | Yes — with conditions | Must hold a valid work permit and meet specific residency and purchase history requirements set by the federal government. Eligibility criteria can change — always confirm your status with a legal professional before purchasing. |
| Spouse/Common-Law Partner of a Citizen or PR | Yes | Exempt when purchasing jointly with a qualifying Canadian citizen, PR, or eligible temporary resident. |
| Foreign National (no PR, no work permit) | Currently Banned | Canada's Foreign Buyer Ban prohibits non-Canadians from purchasing residential property in Census Metropolitan Areas until January 1, 2027. Permanent residents and qualifying work permit holders are exempt — see below for details. |
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
In 2023, the Canadian government introduced the Prohibition on the Purchase of Residential Property by Non-Canadians Act. The ban was extended in February 2024 and is currently in effect until January 1, 2027.
The primary goal of the ban is to reduce speculative foreign investment in Canadian housing and keep homes more affordable for people who live and work here. If you are a permanent resident 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 — you are fully exempt
- ◆ Work permit holders who meet the eligibility criteria
- ◆ Properties with 4 or more residential units (multiplexes)
- ◆ Recreational properties such as cottages
- ◆ Vacant land zoned for residential or mixed-use development
◆ Tax Implications
Ontario's Non-Resident Speculation Tax — What You Need to Know
Even if you are exempt from the federal Foreign Buyer Ban, Ontario has its own tax called the Non-Resident Speculation Tax (NRST). This is a 25% tax applied to the purchase price of a residential property when the buyer is not a Canadian citizen or permanent resident.
Permanent Residents:
No. Permanent residents are not considered foreign nationals and are not subject to the NRST.
Work Permit Holders:
Yes, potentially. Even if you qualify to purchase under the federal rules, Ontario may still apply the NRST at the time of purchase. You may be eligible for a rebate if you later become a permanent resident, but this is not guaranteed and involves a separate application process.
Citizens Purchasing Jointly with a Non-Resident:
The NRST may apply to the non-resident's share of the purchase.
◆ Financing Your Home
Mortgage Options for New Canadians
Getting a mortgage in Canada doesn't require years of Canadian credit history. Several programs are specifically designed for newcomers.
New-to-Canada Programs
Most major banks (RBC, TD, Scotiabank, BMO, CIBC) offer special mortgage programs for newcomers — even if you landed yesterday. These programs typically allow 5% down for permanent residents with no established Canadian credit history, as long as you have valid immigration documents and proof of income or employment.
Down Payment Requirements
Minimum down payment in Canada is 5% for homes under $500K. Between $500K–$999K, it's 5% on the first $500K and 10% on the remainder. For homes $1M and above, the minimum is 20%. Work permit holders will typically need 20% or more.
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 building a strong credit profile early gives you better rates and more options long-term.
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, 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.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.
◆ 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 may qualify for a rebate of up to $4,000.
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.
CMHC Insurance
If your down payment is less than 20%, you'll need mortgage default insurance. This is added to your mortgage, not paid upfront.
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.
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.Common Questions
Frequently Asked Questions
Can I buy a home in Canada if I'm not a citizen?
Yes. Permanent residents, qualifying work permit holders, and protected persons can all purchase property in Canada. Eligibility criteria for work permit holders are set by the federal government and may change — I'll help you confirm exactly where you stand before we move forward.
Do I need Canadian credit history to get a mortgage?
Not necessarily. Most major Canadian banks offer New-to-Canada mortgage programs that don't require established Canadian credit. A mortgage broker can shop these programs for you and find the best fit.
How much do I need for a down payment?
The minimum is 5% for homes under $500,000. Between $500K and $999K, it's 5% on the first $500K and 10% on the amount above. For homes $1M+, the minimum is 20%. Work permit holders typically need 20% or more.
What is the Non-Resident Speculation Tax (NRST)?
The NRST is a 25% tax on property purchases by non-residents of Canada. However, permanent residents are fully exempt. Work permit holders may need to pay it upfront and apply for a rebate if they later become permanent residents.
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, 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.
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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