November 2, 2026 · 5 min read
Can I buy a home in Ontario if I'm not yet a citizen or permanent resident?
What the federal ban on foreign buyers and Ontario's 25% tax mean for people on work permits, refugees, nominees and their spouses.
Many families ask this before anything else. If you are a Canadian citizen or permanent resident, the rules below don’t restrict you. If you are not, your status makes a big difference.
This guide is general information as of November 2026, not legal, tax, immigration, mortgage or financial advice. Rules change, so confirm your situation with a qualified professional.
The federal ban
Canada’s Prohibition on the Purchase of Residential Property by Non-Canadians Act stops most people who aren’t citizens or permanent residents from buying residential property. It is scheduled to end on January 1, 2027, but this could change, so check the current rules before you plan around that date.
Exceptions exist, including:
- Protected persons (refugees) and people granted temporary resident status on humanitarian and compassionate grounds
- Work permit holders with at least 183 days left on their permit on the purchase date, who haven’t already bought a home in Canada
- Some international students who meet strict conditions
- Spouses or common-law partners buying together with someone who qualifies
A refugee claimant whose claim hasn’t been decided may not count as a protected person yet. Ask a lawyer before you make an offer.
Ontario’s Non-Resident Speculation Tax
This is a separate 25% tax on the purchase price when a foreign national buys a home in Ontario. Toronto charges its own additional tax. Ontario exempts:
- Ontario Immigrant Nominee Program nominees, who must be nominated on closing day
- Protected persons under the Immigration and Refugee Protection Act
- Spouses of a citizen, permanent resident, nominee or protected person, buying together
You must hold that status on closing day, and you must move in within 60 days. Becoming eligible after closing does not qualify, and no refund is paid.
This tax is separate from the federal ban, so it can still apply even after the ban ends.
First-time buyer refunds
Ontario’s land transfer tax refund of up to $4,000 is for citizens and permanent residents. If you become one within 18 months of registering your purchase, you can still apply within that window.
What to do next
Before you make any offer, confirm your status with a real estate lawyer or an immigration professional. Then talk to Lena, in English, Farsi or Dari, about what to look for.