Non-Resident Mortgage in Canada (2026): How to Qualify

Financing Canadian real estate as a non-resident is possible, but it comes with bigger down payments, more documentation, and — until at least 2027 — limits on what you're allowed to buy. If you're eligible to purchase, here's how non-resident mortgages work in Canada in 2026.

The short answer

Non-residents can finance eligible Canadian property, typically with a larger down payment — commonly around 35% — plus proof of foreign income and assets and a Canadian bank account. Before financing, though, you must confirm you're allowed to buy: the foreign buyer ban restricts most non-Canadians from purchasing urban residential homes through January 1, 2027. See non-resident mortgage options.

First: can you legally buy?

The federal ban prohibits most non-Canadians from buying residential property with three or fewer units in larger urban areas until at least January 1, 2027 — but with major exemptions (permanent residents, work-permit holders meeting conditions) and exclusions (rural/recreational areas, 4+ unit buildings, vacant land, commercial). Confirm your eligibility before anything else; the full breakdown is in the foreign buyer ban explained. This article assumes you're an eligible purchaser.

Down payment for non-residents

Because lenders can't easily pursue foreign income or assets in a default, non-residents face a larger down payment — commonly around 35% of the purchase price. A bigger down payment also strengthens your application and can improve your terms. (Permanent residents and work-permit holders are generally treated more like residents — see newcomer mortgages — so this 35% guidance is aimed at true non-residents.)

What lenders need from a non-resident

• Proof of foreign income — employment letters, pay records, or business documents (often translated and sometimes notarized).
• Proof of down payment and assets — funds typically need to be in a Canadian account before closing.
• A Canadian bank account for the down payment and mortgage payments.
• Credit history — Canadian if available, or an international credit report.
• Reference letters from your foreign bank, in some cases.

Other costs and considerations

• Non-resident speculation/foreign-buyer taxes may apply in some provinces on certain purchases — confirm provincial rules and budget for them as part of your closing costs.
• Tax on rental income or future sale — non-residents have specific Canadian tax obligations; get cross-border tax advice.
• Commercial and investment property follows its own rules — see commercial mortgages and financing a rental.

Get advice early

Non-resident purchases combine eligibility rules, larger down payments, foreign-income documentation, and tax considerations — so line up a broker and a lawyer (and ideally a cross-border tax advisor) before you commit. This article is general information, not legal or tax advice.

Frequently asked questions

Can a non-resident get a mortgage in Canada?

Yes, for eligible purchases — typically with a larger down payment (commonly around 35%), proof of foreign income and assets, and a Canadian bank account.

How much down payment does a non-resident need?

Commonly around 35% of the purchase price, reflecting the added risk to lenders. Permanent residents and work-permit holders are generally treated more like residents.

Can non-residents even buy property right now?

Most non-Canadians are barred from buying urban residential homes (≤3 units) through January 1, 2027, but exemptions and excluded property types exist. Confirm eligibility first — see the foreign buyer ban explained.

Are there extra taxes for non-resident buyers?

Possibly — some provinces levy non-resident speculation or foreign-buyer taxes on certain purchases, and non-residents have specific tax obligations on rental income and sales. Get provincial and cross-border tax advice.

Eligible to buy as a non-resident? Talk to us — we arrange non-resident financing and coordinate with your lawyer and tax advisor. See non-resident options.