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Mortgage Squad Advisors
Non-Resident

Buying Canadian property from abroad? Financing is available — if you buy where you legally can.

Non-residents and foreign nationals can finance eligible Canadian property, typically with 35% down. The catch is eligibility: we map the federal foreign-buyer ban exemptions and provincial taxes before you commit.

Typically 35% downBan exemptions mappedProvincial tax guidanceCanadian-account fundsWork-permit exemptionsCross-border coordination
5-star rated| FSRA #13737| 5-min pre-qualification
Today’s best 5-yr fixed
4.19%
across 50+ lenders
Live math · Non-Resident
$3,218/mo
Property value$750,000
Down payment$150,000
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Maya · AI · 24/7
Tell me about non-resident mortgages
5-star rated| FSRA #13737| 50+ langs

Financing Canadian real estate as a non-resident isn’t the hard part — eligibility is. Since January 2023 the federal Prohibition on the Purchase of Residential Property by Non-Canadians Act has restricted who can buy residential property, and it’s currently extended through the end of 2026. But the ban is narrower than the headlines suggest: it has real exemptions (certain work-permit holders, specific property types, and properties outside the larger census areas), and it doesn’t touch most commercial property. On top of that, provinces layer their own non-resident taxes. We make sure you’re buying something you’re actually allowed to buy, then arrange the financing — which for non-residents typically means about 35% down.

What you get

Why Canadians choose Mortgage Squad Advisors.

Mortgage financing for non-residents and foreign nationals on eligible property
Typically up to 65% loan-to-value (about 35% down) for non-resident purchasers
We map the federal foreign-buyer ban exemptions to your exact situation before you offer
Guidance on provincial non-resident taxes (Ontario NRST, BC speculation/foreign-buyer tax)
Work-permit and certain temporary-resident exemptions assessed individually
Commercial and certain multi-unit properties generally fall outside the residential ban
Funds-source and reserve requirements explained up front — no surprises at the lawyer
Coordination with your accountant or immigration counsel where the file needs it
Path mapped to refinance on better terms once you establish Canadian residency or credit
All lender + broker fees disclosed in writing upfront
Maya · 24/7 AI advisor

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How it works

Three steps. No jargon. No pressure.

1

Eligibility first

Before anything else, we confirm whether you can legally purchase: your status (foreign national, work-permit holder, etc.), the property type, and its location relative to the ban’s defined areas. This step protects you from a void purchase and the penalties that come with breaching the Act. We’ll tell you plainly if a property is off-limits.

2

Structure the financing

For eligible files we arrange non-resident financing — typically around 35% down, with documented source of funds (often required to be in a Canadian account ahead of closing) and reserves. We disclose rate, term, and fees in writing and pick the lender most comfortable with non-resident files in your situation.

3

Close + plan ahead

Your lawyer closes the purchase and we set a review for the moment your circumstances change — establishing residency, building Canadian credit, or the ban sunsetting — so we can refinance you onto stronger terms when you qualify.

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FAQ

Common questions, answered.

Don’t see yours? Ask Maya — instant answer, any time.

Can a non-resident even buy property in Canada right now?
It depends on three things: who you are, what the property is, and where it’s located. The federal ban (in effect since January 2023 and currently extended through the end of 2026) restricts non-Canadians from buying residential property — but it carves out exemptions for certain work-permit holders and temporary residents, and it doesn’t apply to many property types or to homes outside the larger census metropolitan and agglomeration areas. We assess your specific situation before you make an offer — this is exactly the step that protects you.
How much down payment do I need as a non-resident?
Most non-resident mortgage programs require about 35% down (roughly 65% loan-to-value). Lenders also typically want to see the down payment and closing funds in a Canadian account ahead of closing, plus reserves. The exact requirement varies by lender, property, and your profile — we’ll confirm your number early.
What about provincial foreign-buyer taxes?
Several provinces impose their own taxes on non-resident purchasers — for example Ontario’s Non-Resident Speculation Tax and British Columbia’s additional property transfer tax and speculation/vacancy tax. These are separate from the federal ban and from your mortgage. We flag the ones that apply to your purchase and recommend you confirm the current rate with your lawyer or accountant, since they change.
I hold a Canadian work permit — am I exempt from the ban?
Possibly. The Act exempts work-permit holders who meet specific conditions (such as having enough time remaining on the permit and meeting tax-filing requirements), among other categories. The conditions are precise and have changed since the Act came into force, so we assess your permit and status individually rather than assuming. If you’re a newcomer settling in Canada, our New to Canada page may also be a better fit.
Can I get financing for commercial or multi-unit property?
Generally yes — the residential ban is aimed at residential property, and commercial real estate and certain larger multi-unit buildings typically fall outside it. Non-resident commercial financing has its own structure and down-payment requirements, which we’re happy to walk through.
How do lenders verify my income from another country?
Non-resident lenders are used to foreign income. They’ll typically want employment or business documentation, often translated and sometimes notarized, plus evidence of the down-payment source. Because verification is more involved than a domestic file, we package it carefully so the lender can say yes the first time.
Will I pay a higher interest rate?
Non-resident files can carry a modest premium and stricter terms than a domestic A-lender mortgage, reflecting the added verification and risk. The gap is usually smaller than people expect on a well-documented file. We shop the lenders most comfortable with non-resident lending to keep your rate competitive.
What happens when the foreign-buyer ban expires?
The federal prohibition is currently legislated to run through the end of 2026. If it lapses as scheduled, the eligibility picture for non-residents opens up — but timelines like this can be extended or changed by the government, so we work with whatever rules are actually in force on your closing date, never an assumption about the future.
Can I refinance later once I move to Canada?
Yes — and it’s usually the goal. Once you establish Canadian residency and build domestic credit, you can refinance out of non-resident terms into mainstream A-lender pricing with a lower down-payment threshold. We set that review up front so you’re not stuck on non-resident terms longer than necessary.

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