Process of buying a home in Canada as a non-resident explained

Centennial Moving Canada greets every reader who dreams about calling the Great White North home or adding a smart investment. Canada attracts workers, students, and retirees from every continent. Its stable economy, open culture, and wide spaces tempt buyers each year. Yet rules, taxes, and paperwork change often. This guide walks through each step, shows current numbers, and shares tips for a smooth relocation. Follow along and learn how the Process of buying a home in Canada as a non-resident works in 2025.

Canada in quick facts

Canada ranks second in land area, yet hosts just under 40 million people. English and French hold equal official status, while more than 70 Indigenous languages still echo across provinces. The federal government sits in Ottawa, a lively city of one million. Newcomers embrace safety, green energy, and strong schools. Average home prices reached C$679,866 nationwide in April 2025, though wide gaps exist between regions.

If you want to move to Canada, there are certain things you have to be familiar with.

Why Canada still welcomes global buyers

Foreign investment slowed after Ottawa extended the temporary ban on most overseas purchases to January 1, 2027. However, clear exemptions allow many people to buy today. Work-permit holders who logged 183 days in Canada last year, full-time students with at least five years of study, and diplomats may purchase one property under strict caps. Multi-unit buildings with four or more dwellings sit outside the ban.

Provinces set extra rules. Ontario levies a 25 percent Non-Resident Speculation Tax on any residential purchase anywhere within its borders. British Columbia adds a 20 percent Additional Property Transfer Tax in Metro Vancouver, Victoria, and most southern coastal regions. Alberta, Saskatchewan, and the Atlantic provinces charge no extra foreign surtax. These differences steer many buyers toward prairie or maritime cities with lower entry costs.

Who counts as a non-resident?

Canada judges residency for tax, not immigration, purposes. You are a non-resident when you spend fewer than 183 days in Canada during a calendar year and maintain stronger ties elsewhere. Spouses, bank accounts, and primary homes signal ties. Confirm status with the Canada Revenue Agency or a cross-border accountant before signing a purchase offer. Misreported status, risks, penalties, and voided mortgage terms.

Smart buyers track every tax line long before they sign an offer. Land transfer tax lands first and scales with price in every province except Alberta and Saskatchewan. Ontario then adds a steep 25 percent foreign buyer surcharge, while British Columbia charges 20 percent across Metro Vancouver and Victoria.

The federal Underused Housing Tax tacks on one percent each year when a non-resident leaves property empty. Municipal offices still levy property tax, averaging 0.61 percent of value in Ontario and 0.42 percent in BC. Every purchase needs professional help, like the one Canadian moving services offer, so budget C$1,500 to C$3,000 for lawyers and notaries. Add roughly six hundred dollars for inspection and appraisal; those reports protect your wallet and uncover hidden faults. Plan for closing adjustments, too, such as prepaid utilities or condo fees passed from seller to buyer. Capital gains matter later because Ottawa treats fifty percent of the profit as taxable income at sale.

A person looking for a guide to the process of buying a home in Canada as a non-resident explained.

Proper research is needed especially when interested in the process of buying a home in Canada as a non-resident explained.

Some provinces rebate a slice of land transfer tax to first-time buyers, easing the upfront hit. Check each region’s online calculator, then load numbers into your own spreadsheet. Add a ten-percent cushion for survey costs, extra title insurance, or sudden mill-rate hikes. Add each line to your spreadsheet early. Accurate numbers help you compare Vancouver condos with Calgary bungalows.

Financing and banking steps

Lenders ask non-residents for 35 percent down, proven income, and solid credit. Bring these documents:

Passport and second government photo ID.
A letter of reference from your foreign bank showing two years of spotless history.
Two recent pay stubs or audited statements if self-employed.
The translated credit report is generated outside Canada.
Proof that down-payment funds sat in your account for at least 30 days.

You also must open a Canadian chequing account. Federal rules require you to present two original IDs or one ID plus a credit card with your name. Most major banks let you book an appointment online and complete paperwork during a short visit, following your work with moving companies Red Deer.

Take into consideration important factors such as taxes and additional fees.

Average five-year fixed mortgage rates hover near 4.61 percent this spring. Pre-approval letters improve bargaining power, especially in hot Toronto suburbs where sellers demand proof of funds with each bid.

Picking the right city and viewing from afar

You can shop for homes without boarding a plane. Realtor.ca lists national MLS data, while brokers post 3-D tours on secured links. Suppose you like sunny Kamloops. Detached houses there average C$680,000 and provide faster access to ski resorts than Vancouver traffic allows. Line up moving companies Kamloops early, because summer demand squeezes truck availability.

Maybe you favor Alberta’s Red Deer, halfway between Edmonton and Calgary. Median detached prices sit near C$480,000, property taxes stay low, and strong farm and petro-service sectors offer jobs. Quality moving companies in Red Deer report shorter booking windows and lower packing rates than larger cities.

Even if you cannot see the residence you want to buy in person, there are still ways you can confirm you’ve made the right choice.

Remember to park if you drive. Downtown Toronto underground stalls cost up to C$70,000 extra, while prairie bungalows often bundle double garages.

Living costs after you buy

Housing only starts the monthly bill. Toronto unfurnished one-bedroom apartments averaged C$2,148 in May 2025. Calgary equivalents sat near C$1,673. Groceries in Vancouver run 9 percent higher than Calgary baskets, while Winnipeg food slips 6 percent lower than national averages. Check Numbeo indexes to fine-tune budgets.

Public health care begins after a three-month wait in Ontario and BC, so many newcomers buy private coverage at C$74 monthly. Daycare costs vary wildly: expect C$22 a day in Montreal after subsidies, yet C$49 in Vancouver. Factor transit passes too. A monthly PRESTO card in Toronto costs C$156, whereas Calgary charges C$118.

Moving your household across provinces

Closing day triggers relocation planning. Canadian moving services stretch from Labrador to Yukon, yet not every crew crosses provincial lines. Search for licensed province to province movers with cargo insurance above C$250,000. Most firms quote per pound: expect C$1,100–C$1,500 to shift a three-bedroom house 1,000 km. Ask about fuel surcharges and stair fees.

A man writing on a whiteboard and thinking about the process of buying a home in Canada as a non-resident explained.

If you want to take a home loan, you will need a Canadian bank account, so research wisely about the process of buying a home in Canada as a non-resident explained.

Families transferring between Vancouver and Halifax hire long distance moving specialists that mix rail and road to hold costs. Summer bookings vanish first, so lock dates eight weeks ahead. Request a written, binding estimate that lists every carton.

Cross country movers Canada supply extra services like fragile-only packing, debris removal, and short-term storage. Compare each add-on and drop anything you can handle personally to save cash.

Shipping the family car

Driving 3,400 km from Toronto to Calgary steals days and fuel. Many buyers choose car shipping companies Canada instead. Open carriers charge about C$0.50 per kilometer, so a sedan runs C$1,750 door to door. SUVs add C$300, and enclosed trailers 40 percent above that. Carriers need a quarter-tank of fuel, no private items over 45 kg, and clear photos of each panel. Book a slot four weeks out because June and August fill fast.

Packing plan and daily essentials

Begin your packing clock six weeks before the truck arrives. Clear closets first and seal winter jackets if your move lands in July. Mark each carton on two sides with the target room; bedrooms land in bedrooms, kitchen boxes in kitchens. Place heavy novels in small boxes so wrists stay safe, then slide comforters into big light boxes to guard backs. Move to electronics next. Wrap cords with blue tape and pack routers on top for quick hookup.

Shift focus to an essential suitcase. Drop chargers, two fresh outfits, toiletries, pet snacks, passports, and health cards inside. Keep this bag within arm’s reach in your car or carry-on. Snap photos of framed art, guitars, smart TVs, and the glass coffee table before crews lift a finger. Upload those shots to cloud storage in a labeled folder; date stamps speed claims if a mishap knocks a corner.

Finish with pantry sorting. Pitch expired cans and donate sealed goods to the local food bank. Tight planning cuts stress and trims moving-day bills, especially when trusted province to province movers charge by the hour. Stick to the schedule, stay hydrated, and check tasks off nightly. Careful prep today delivers a calm landing tomorrow.

Keep friendships alive after relocating

Cross-country relocation changes time zones, yet friendships stay strong when you build an easy routine. Set a Sunday video call and treat it like brunch with your old crew. Trade photos of new parks, cafes, and local quirks in a group chat so everyone feels the journey. Plan two trips back during the shoulder seasons. Lower fares leave more cash for dinners with friends. Ask relatives to visit you during city festivals because shared memories replace distance with laughter.

A woman talking to another woman about buying a home in Canada as a non-resident.

After you buy a home in Canada as a non-resident, make sure you hire reliable movers to help you relocate.

Send quick voice notes after work, not just texts, to keep tone and warmth alive. Offer to watch a live game online together and cheer as if you still sit side-by-side. Mail a postcard each month; real stamps spark smiles in a screen-heavy world. Share favorite playlists and swap book tips to keep the common ground growing. Set reminders for birthdays and important dates; a timely call shows you still care. Celebrate milestones in real time, whether promotions or new pets. Use these simple steps to stay connected with your old community after a cross-Canada move. The habits lighten homesickness and add strength during every stage of moving adventures, so make sure to stay connected with your old community after a cross-Canada move. Swap recipe videos and cook together online to taste hometown comfort again.

Fun facts to inspire new residents

Canada stretches into three oceans and guards the world’s longest coastline, measuring roughly 243,000 kilometers. Sunrise hits Newfoundland first, then waves roll west past Labrador, Hudson Bay, and Pacific fjords. Explorers could sail that edge for years without docking twice in the same harbour.

History lovers should visit Quebec City, North America’s only walled settlement still standing strong. Stone ramparts, cannon, and narrow streets paint vivid pictures of seventeenth-century life under French governors, making long distance moving more beautiful. Sports fans will notice lacrosse carries national summer status while hockey commands every frozen lake in winter. Schoolyards echo with quick passes in June, then switch to slap shots once snow settles. The maple leaf binds every province together and first appeared on army badges during the 1860s. Soldiers wore that emblem into Europe long before the red-and-white flag flew over Parliament.

Travelers spot the same leaf on highway signs, backpacks, and syrup bottles across ten provinces. Each small fact brightens long evenings spent sorting visa forms or calculating mortgage rates. Pause, breathe, and picture icy tides near Nunavut or sunset lanterns along Quebec’s fortifications. These images restore energy and remind newcomers why the paperwork leads to unforgettable experiences. Share these facts during coffee with future neighbors.

Services that smooth your transition

Moving means more than loading boxes into a trailer; skilled teams deliver a menu of extra services that protect belongings. Secure storage offers climate control, so wood tables avoid swelling while you wait for keys. Professional packers finish an average kitchen in four hours and tag every box for quick room drops. Specialty crews crate pianos, oil paintings, and wine collections with foam inserts that stop bumps on winding roads.

Auto transporters use open carriers for budget trips or enclosed rigs when you guard luxury paint. Cross-border experts tackle customs forms, easing Canada–USA moves and saving you hours in line. Pet relocation partners arrange vet papers, approved kennels, and stress relief stops across long prairie stretches. Always request proof of cargo insurance and workers’ compensation before anyone lifts your couch. Demand written contracts, clear delivery windows, and a direct phone for the dispatch desk. Share service details with friends planning their own relocation. This simple gesture helps you stay connected with your old community after a cross-Canada move. Clear planning and trusted pros change stressful miles into a smooth, on-time arrival.