Does the foreign buyer ban end on January 1, 2027?

As the law stands, yes. The original two-year ban was extended by regulation in February 2024 to January 1, 2027. The federal government said in late 2025 that it is reviewing what comes next, but as of early September 2026 no extension, replacement or repeal has been tabled. Check again after the fall 2026 federal budget.

I am on a work permit. Can I buy?

Usually yes. Temporary residents with a valid work permit that has at least 183 days of validity remaining at the time of purchase are exempt from the federal ban, as long as they have not already bought a home under the exemption. International students are exempt only with five years of tax filings, 244 days a year in Canada, and a price of $500,000 or less. Provincial taxes may still apply.

Are permanent residents affected?

No. Permanent residents and citizens are Canadians for the purposes of the ban and are not foreign nationals for Ontario's, BC's or Nova Scotia's taxes. A non-Canadian spouse buying with a Canadian or permanent resident spouse is also exempt federally.

Can I get the Ontario tax back if I become a permanent resident?

Yes. Ontario rebates the non-resident speculation tax to a buyer who becomes a permanent resident within four years of the purchase, occupied the home as a principal residence within 60 days, and applies within 90 days of becoming a permanent resident. Toronto's municipal 10% follows the same rules.

Does the ban cover the whole country?

No. It covers residential property with three or fewer dwelling units inside a census metropolitan area or census agglomeration. Rural properties outside those areas, and buildings with four or more units, are not covered by the federal ban, though provincial taxes have their own maps.

Buying a home in Canada as a non-resident: the ban until 2027 and the provincial taxes that stay

The federal ban

The Act came into force on January 1, 2023 for two years and was extended to January 1, 2027. It prohibits a non-Canadian from buying, directly or indirectly, residential property with three or fewer dwelling units (including a condo unit) located in a census metropolitan area or census agglomeration. A non-Canadian is anyone who is not a citizen, a permanent resident or a person registered under the Indian Act, plus corporations and entities controlled by them. Breaking the ban is an offence with a fine of up to $10,000, and a court can order the property sold.

Exemptions, in plain terms:

Work permit holders with 183 days or more of validity left, who have not bought under this exemption before.
International students with five years of Canadian tax returns, 244 days of presence in each of the last five years, a purchase price of $500,000 or less, and no prior purchase under the exemption.
Refugees and protected persons, and people with a pending refugee claim who have been found eligible.
A non-Canadian buying with a Canadian spouse or common-law partner.
Accredited diplomats and their families.
Property outside a metropolitan area or agglomeration, and buildings of four or more units.

The government is reviewing what to do when the ban lapses. Ministers have pointed to Australia’s model, which lets foreign buyers purchase new construction but not resale homes. As of early September 2026 nothing has been tabled, and the fall 2026 budget is the likely place for a decision.

Provincial and municipal taxes that apply regardless

These are charged on top of the regular land transfer tax and do not depend on the federal ban.

Where	Tax	Rate	Applies to
Ontario (all)	Non-Resident Speculation Tax	25% of the price	Foreign nationals, foreign corporations and taxable trustees buying 1 to 6 residential units, anywhere in the province
Toronto	Municipal Non-Resident Speculation Tax	+10%	Same buyers, homes in the City of Toronto, since January 1, 2025
British Columbia	Additional property transfer tax	20% of the foreign entity’s share	Metro Vancouver, Capital, Fraser Valley, Central Okanagan and Nanaimo regional districts
Nova Scotia	Non-resident provincial deed transfer tax	10% of the greater of price and assessed value	Non-residents buying residential property of 3 or fewer units, unless they move to the province

Ontario. The 25% applies to the whole price when any buyer is a foreign national, even if a Canadian co-buys. Exemptions: Ontario Immigrant Nominee Program nominees, protected persons, and a foreign national buying with a Canadian or permanent resident spouse. Rebate if the buyer becomes a permanent resident within four years. In Toronto the municipal 10% makes it 35%.

British Columbia. The 20% is charged on the foreign entity’s proportionate share of the fair market value, in the five listed regional districts only. A BC Provincial Nominee is exempt on a principal residence, once.

Nova Scotia. The rate doubled from 5% to 10% for agreements after March 31, 2025. A buyer who becomes a Nova Scotia resident within the year after closing (extended from six months in August 2026) can apply for a refund within two years.

Quebec, Alberta, the Prairies and the other Atlantic provinces have no foreign buyer surtax. PEI’s 1% transfer tax is the same for everyone and refundable to a buyer who moves there within six months.

Vacancy taxes after you buy

A non-resident owner who leaves a home empty faces provincial and city vacancy taxes: BC’s speculation and vacancy tax (3% for foreign owners from the 2026 tax year), Vancouver’s empty homes tax (3%), Toronto’s vacant home tax (3%) and Ottawa’s vacant unit tax (1% rising for repeat years). The federal Underused Housing Tax ended for 2025 and later years.

The land transfer tax calculator shows the regular transfer tax for every province and city; add the surtax from the table above for a foreign buyer.

Questions people ask

Does the foreign buyer ban end on January 1, 2027?: As the law stands, yes. The original two-year ban was extended by regulation in February 2024 to January 1, 2027. The federal government said in late 2025 that it is reviewing what comes next, but as of early September 2026 no extension, replacement or repeal has been tabled. Check again after the fall 2026 federal budget.
I am on a work permit. Can I buy?: Usually yes. Temporary residents with a valid work permit that has at least 183 days of validity remaining at the time of purchase are exempt from the federal ban, as long as they have not already bought a home under the exemption. International students are exempt only with five years of tax filings, 244 days a year in Canada, and a price of $500,000 or less. Provincial taxes may still apply.
Are permanent residents affected?: No. Permanent residents and citizens are Canadians for the purposes of the ban and are not foreign nationals for Ontario's, BC's or Nova Scotia's taxes. A non-Canadian spouse buying with a Canadian or permanent resident spouse is also exempt federally.
Can I get the Ontario tax back if I become a permanent resident?: Yes. Ontario rebates the non-resident speculation tax to a buyer who becomes a permanent resident within four years of the purchase, occupied the home as a principal residence within 60 days, and applies within 90 days of becoming a permanent resident. Toronto's municipal 10% follows the same rules.
Does the ban cover the whole country?: No. It covers residential property with three or fewer dwelling units inside a census metropolitan area or census agglomeration. Rural properties outside those areas, and buildings with four or more units, are not covered by the federal ban, though provincial taxes have their own maps.

Sources

Every figure in this guide comes from one of these primary sources, checked on September 9, 2026.