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

As the law stands, yes. The 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 nothing has been tabled. Check again after the fall 2026 federal budget.

I am on a work permit. Can I buy?

Usually yes. You are exempt if your work permit has at least 183 days left when you buy and you have not already bought under this exemption. Provincial taxes may still apply.

Are permanent residents affected?

No. Permanent residents and citizens count as Canadians under the ban, and are not foreign nationals for Ontario's, BC's or Nova Scotia's taxes. A non-Canadian 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 refunds the tax if you become a permanent resident within four years of the purchase, moved in as your principal residence within 60 days, and apply within 90 days of becoming a permanent resident. Toronto's 10% follows the same rules.

Does the ban cover the whole country?

No. It covers residential property with three or fewer units inside a census metropolitan area or census agglomeration. Rural property outside those areas, and buildings with four or more units, are not covered. Provincial taxes have their own maps.

Foreign Buyer Rules in Canada to 2027

The federal ban

The Prohibition on the Purchase of Residential Property by Non-Canadians Act came into force on January 1, 2023 for two years and was extended to January 1, 2027. It stops a non-Canadian from buying, directly or indirectly, residential property with three or fewer units, including a condo, 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 they control. Breaking the ban is an offence with a fine of up to $10,000, and a court can order the property sold.

Exemptions:

Work permit holders with 183 days or more left, who have not bought under this exemption before.
International students with five years of Canadian tax returns, 244 days in Canada in each of the last five years, a price of $500,000 or less, and no earlier purchase under the exemption.
Refugees and protected persons, and refugee claimants 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 happens when the ban ends and has pointed to Australia’s model, which lets foreign buyers buy new construction but not resale homes.

Provincial and city taxes that apply either way

These are charged on top of the regular land transfer tax.

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 with a Canadian co-buyer. Exempt: Ontario Immigrant Nominee Program nominees, protected persons, and a foreign national buying with a Canadian or permanent resident spouse. You get a rebate if you become a permanent resident within four years.

British Columbia. The 20% is charged on the foreign entity’s 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 a year of closing (six months until 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 is refunded to a buyer who moves there within six months.

Vacancy taxes after you buy

A non-resident who leaves a home empty faces vacancy taxes. BC’s speculation and vacancy tax is 3% for foreign owners from the 2026 tax year, Vancouver’s empty homes tax is 3%, Toronto’s vacant home tax is 3%, and Ottawa’s vacant unit tax starts at 1% and rises 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 for a foreign buyer.

Questions people ask

Does the foreign buyer ban end on January 1, 2027?: As the law stands, yes. The 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 nothing has been tabled. Check again after the fall 2026 federal budget.
I am on a work permit. Can I buy?: Usually yes. You are exempt if your work permit has at least 183 days left when you buy and you have not already bought under this exemption. Provincial taxes may still apply.
Are permanent residents affected?: No. Permanent residents and citizens count as Canadians under the ban, and are not foreign nationals for Ontario's, BC's or Nova Scotia's taxes. A non-Canadian 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 refunds the tax if you become a permanent resident within four years of the purchase, moved in as your principal residence within 60 days, and apply within 90 days of becoming a permanent resident. Toronto's 10% follows the same rules.
Does the ban cover the whole country?: No. It covers residential property with three or fewer units inside a census metropolitan area or census agglomeration. Rural property outside those areas, and buildings with four or more units, are not covered. Provincial taxes have their own maps.

Sources

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