Read in: English 简体中文 Español Português
Invest in Ontario Real Estate from Abroad
A plain guide for investors in China, India, across Asia and in South America who are looking at Ontario, Canada: what you are allowed to buy, what it costs, and how to add value once you own it.
Book a free 30 minute callnash@nashrealty.ca
What overseas investors can buy in Ontario today
Canada limits what non Canadians can buy, so the first step is choosing an asset you are allowed to own. Here is the picture as of November 2026:
| Property type | Federal foreign buyer ban | Ontario 25% non resident tax (NRST) |
|---|---|---|
| Houses and condos (1 to 3 units) | Not allowed until at least January 1, 2027 | Yes, plus an extra 10% in Toronto |
| Small multiplexes (4 to 6 units) | Allowed | Yes |
| Apartment buildings (7 or more units) | Allowed | No |
| Commercial and industrial property | Allowed | No |
| Vacant land for development | Allowed | Depends on what is built |
January 1, 2027: what may change
The federal ban on foreign buyers of homes is scheduled to expire on January 1, 2027. As of October 2026, Ottawa said it was still weighing its options: letting it lapse, extending it, or replacing it with a narrower rule, for example allowing foreign purchases of newly built homes only, as Australia does.
Whatever is decided, Ontario’s 25% NRST on homes with one to six units stays in place, and Toronto adds 10% on top.
Taxes and costs to plan for
- Land transfer tax: paid by every buyer in Ontario. Toronto charges a second, municipal land transfer tax.
- NRST: 25% of the price on residential property with one to six units, for buyers who are not citizens or permanent residents. A rebate may be available if you become a permanent resident within four years.
- Tax on rent: non resident owners are taxed on Canadian rental income. A Canadian accountant can set this up correctly from the start.
- When you sell: the buyer must hold back part of the price for the Canada Revenue Agency unless a clearance certificate is obtained, so plan your exit with your accountant early.
Buying through a company
Many investors ask about buying through a Canadian company. A company can be a sensible way to hold property for liability and tax planning, but it does not get around the rules. Under the federal ban, a company counts as non Canadian if foreign investors control as little as 10% of it, and Ontario’s NRST also applies to companies controlled by foreign nationals. Arrangements designed to hide who really owns or controls a property are prohibited.
The right structure depends on your country, your tax situation and the property. Have an Ontario real estate lawyer and a Canadian tax advisor review any structure before you buy.
How Nash Realty can help
- Investment planning call: we talk through your budget, goals and timeline, and what the rules allow for someone in your situation.
- Running the numbers: rents, operating costs, financing and realistic returns for the type of property you are considering.
- Renovation and value add: after you own a property, we scope the work, build the budget and oversee the renovation to raise rents and long term value.
Why investors listen to me
- I own and manage rental properties in both Canada and the United States, so I invest the same way I explain.
- I renovate properties myself, which means realistic budgets and timelines on value add projects.
- MBA and a career running operations: clear plans, honest numbers and steady follow through.
Book a free 30 minute callnash@nashrealty.ca
This page is general information as of November 2026 and is not legal, tax or financial advice. Rules for non Canadian buyers can change; confirm your situation with an Ontario real estate lawyer and a Canadian tax advisor before buying. Nash Realty does not buy, sell or lease property on behalf of others.