Not in most cases: federal law still prohibits non-Canadians from buying a house or a condo in Canada’s major cities, and that ban remains in force until December 31, 2026.
But the situation is about to change: unless it is extended, the ban is set to expire on January 1, 2027, and several exceptions already allow many foreign buyers to purchase a property in Quebec today.
Here is the complete picture of the rules in force, the exceptions that apply, and what the announced end of the law could mean for the Montreal real estate market.
What the law says: the ban on the purchase of residential property by non-Canadians
The Prohibition on the Purchase of Residential Property by Non-Canadians Act came into force on January 1, 2023. It prohibits anyone who is neither a Canadian citizen nor a permanent resident from buying residential property in Canada.
Initially planned for two years, the law was extended in February 2024. Its current expiry date is January 1, 2027. The federal government’s stated goal: curb real estate speculation and protect access to home ownership for Canadians and permanent residents.
Immigration status is what counts, not where you live: a Canadian citizen living in France can buy in Canada without any restriction.
Which properties are covered by the ban?
The ban covers residential properties of 3 units or fewer located in a census metropolitan area (CMA) or a census agglomeration, as defined by Statistics Canada. Montreal and its entire region are therefore fully covered.
Concretely, a non-Canadian cannot buy:
- a single-family house, semi-detached or row house;
- a condo in Montreal or elsewhere in an urban area;
- a duplex or a triplex, considered residential buildings of 3 units or fewer.
On the other hand, the law does not apply to buildings of 4 units or more, commercial buildings, vacant land, or properties located outside metropolitan areas. A foreign investor can therefore buy a quadruplex or an income property in Quebec without any restriction, even during the ban.
What are the penalties for a violation?
A non-Canadian who buys in contravention of the law faces a fine of up to $10,000, as do the professionals who knowingly assisted them (broker, notary, lawyer). The court can even order the forced sale of the property. In practice, notaries systematically verify the status of buyers, which makes an unintentional violation very unlikely.
The exceptions: who can already buy a property in Canada?
The ban is far from absolute. Since the relaxations of March 2023, several categories of foreign buyers can buy a house in Canada right now, under conditions.
Work permit holders
This is the most important exception. A temporary resident can buy a residential property if their work permit is still valid for at least 183 days on the date of purchase, and if they have not already bought another residential property in Canada. The former requirement of having worked 3 years in the country and filed tax returns has been abolished.
International students
A foreign student enrolled at a designated learning institution can buy, but the conditions are strict: physical presence in Canada for at least 244 days per year during the 5 preceding years, tax returns filed for those same years, and a maximum purchase price of $500,000.
Spouses, protected persons and other cases
A non-Canadian can buy jointly with their spouse or common-law partner if that person is a Canadian citizen or permanent resident. Refugees and protected persons can buy without restriction, as can people who acquire a property through inheritance, gift, divorce or separation.
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What changes on January 1, 2027: the planned end of the ban
Unless the federal government intervenes again, the law expires on January 1, 2027. From that date, the Canadian real estate market would once again be open to foreign buyers, with no restriction tied to immigration status.
Two caveats apply, however. First, the law has already been extended once, in February 2024: a further extension remains possible if the federal government considers that housing market conditions justify it. Second, according to several sources, Ottawa is studying a model inspired by Australia, which would allow non-residents to buy new construction and vacant land while keeping them out of the resale market.
What would the market look like for these returning foreign buyers? On the island of Montreal, the median price sits around $450,000 for a condo, $800,000 for a single-family house and $800,000 for a duplex, with plexes trading around $1,000,000. High values, but noticeably more accessible than Vancouver or Toronto, and with no provincial surtax on foreign purchases: a combination that puts Montreal at the top of the list for many international investors.
For Montreal sellers, the end of the ban would mean the arrival of a new pool of international buyers, particularly active in the central neighbourhoods. If you are considering selling a house in Montreal in 2027, this context could work in your favour.
No official decision has been announced yet: any planning should remain conditional until Ottawa confirms.
Buying in Quebec as a foreign buyer: what to plan for
Good news: unlike British Columbia (20%) and Ontario (25%), Quebec imposes no additional tax on foreign buyers. Acquisition costs are the same as for a resident, including transfer duties, which you can estimate with our welcome tax calculator.
A few particularities remain for a buyer coming from abroad:
- The down payment: without Canadian income, banks generally require at least 35% of the purchase price. With a valid work permit and income in Canada, the requirements get closer to those of a resident.
- Financing: mortgage pre-approval is step number one. Some institutions offer programs designed for newcomers, and our specialized mortgage and financing partners regularly handle foreign buyers’ files.
- The funds: the down payment money generally has to be in a Canadian bank account at least 30 days before signing, with documented traceability.
- The notary: in Quebec, the notary finalizes the transaction and signs the deed of sale, a marked difference from many countries.
- The overall budget: use our mortgage calculator to validate your borrowing capacity before you start shopping.
These tax and banking obligations may seem heavy, but they are well mapped out: with the right preparation, a real estate purchase in Quebec closes on a timeline comparable to a resident’s, that is 45 to 90 days between the promise to purchase and the signing.
The steps to buy a property in Quebec from abroad
Once your eligibility is confirmed, the buying process follows the same broad steps as for a resident, with a few extra precautions tied to your status. Here is the typical path:
- Validate your status and your financing. Confirm that you fall under an exception to the law (or wait for 2027), then obtain a mortgage pre-approval from a Canadian bank. Open your bank account and transfer your funds early.
- Target the right sector. Central neighbourhoods, proximity to the metro, rental potential: the choice of sector weighs heavily on resale value. Our street-by-street knowledge of Montreal’s neighbourhoods spares you unpleasant surprises.
- Visit and submit a promise to purchase. Virtual tours let you move forward from a distance. The promise to purchase, governed by OACIQ forms, sets the price, the inspection and financing conditions, and the deadlines.
- Fulfil the conditions. Building inspection, mortgage confirmation, review of the co-ownership documents if it is a condo: this period generally lasts 7 to 21 days.
- Sign at the notary. The notary verifies the titles, receives the funds, signs the deed of sale and registers it in the Land Register. This is the step where physical presence (or a power of attorney) is required.
At every step, local support saves time and prevents costly mistakes, especially when thousands of kilometres separate you from the property you have your eye on.
Why work with a broker for a purchase from abroad?
Buying a property remotely, within a legal framework you do not know, multiplies the risk of error: misjudging the sector, a poorly conditioned promise to purchase, underestimated financing delays. This is exactly the type of project where the Steve Rouleau Team, your real estate broker in Montreal, makes the difference.
With more than 22 years and hundreds of transactions in Montreal’s central neighbourhoods, our team also guides international buyers: eligibility analysis based on your status, coordination with the notary and tax advisors, virtual tours and on-site negotiation.
A key advantage for you: since 2022, the law has prohibited double representation in Quebec. A broker who represents the seller can no longer represent the buyer in the same transaction. By hiring us as your buyer’s broker, you have the certainty that our advice serves your interests, and yours alone. See the profile of the Steve Rouleau Team to learn more.
Frequently asked questions: buying a house in Canada as a foreigner
Can a foreigner buy a house in Canada in 2026?
Not in most cases. The ban on the purchase of residential property by non-Canadians remains in force until December 31, 2026 in metropolitan areas. Holders of a work permit valid for 183 days or more, spouses of Canadian citizens or permanent residents, and certain other categories are exceptions, however, and can buy right now.
When will foreigners be able to buy a house in Canada?
The law is set to expire on January 1, 2027. Unless it is extended, non-Canadians will then be able to buy residential property anywhere in the country, with no restriction tied to their status. The federal government has not yet officially confirmed its intentions, and a model limiting foreign purchases to new construction is also under study.
Can a non-resident buy a plex or an income property in Montreal?
Yes. The ban only targets residential buildings of 3 units or fewer. A building of 4 units or more, a commercial building or vacant land can be bought by a non-Canadian without any restriction, even before 2027.
Is there a tax for foreign buyers in Quebec?
No. Quebec imposes no surtax on foreign buyers, unlike Ontario and British Columbia. You pay the same costs as a resident: transfer duties (the welcome tax), notary fees and property tax adjustments.
What down payment does a foreign buyer need in Canada?
Without Canadian income, plan for a down payment of at least 35%; banks also require the funds to be in Canada about 30 days before signing. With a work permit and Canadian income, the down payment can drop to 5% to 20% depending on the file and the price of the property.
Can an American buy a house in Canada?
Yes, under conditions. The law applies to U.S. citizens like all other non-Canadians: without Canadian citizenship or permanent residence, an American cannot buy a house or a condo in Greater Montreal before 2027, unless they hold a work permit valid for 183 days or more or fall under another exception. Buildings of 4 units or more and areas outside the metropolitan zones remain accessible without restriction.
Does buying a property in Canada give you immigration status?
No. A real estate purchase and immigration are two entirely separate processes. Buying a house in Canada confers neither permanent residence, nor a work permit, nor any advantage in an immigration application.
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