Buying pre-construction as a newcomer or non-resident in Ontario
By Dinesh Jindal, licensed REALTOR® · Reviewed November 2026
Many of Dinesh's clients are new to Canada. The rules depend on your status, so start with that.
Your status matters
- Citizens and permanent residents: no special restrictions.
- Work permit holders, students and non-residents: federal rules on purchases by non-Canadians may apply, with exceptions that depend on your situation and dates. These rules have been extended and changed; confirm the current position before signing.
Taxes
- Non-Resident Speculation Tax (NRST): charged on residential purchases by foreign nationals in Ontario, currently 25%. Some buyers who later become permanent residents can apply for a rebate.
- Land transfer tax and HST apply as for any buyer.
Mortgage
- New-to-Canada programs often need 35% down or less, depending on status and credit.
- Keep employment letters, pay slips, bank statements and proof of the deposit's source.
Practical tips
- Get a lawyer's opinion on your status before signing.
- Keep every deposit payment traceable.
- Allow time for document checks at closing.
Dinesh helps newcomers through every step. Book a call
Quick answers
Can newcomers buy pre-construction in Ontario?
Permanent residents and citizens can buy freely. Temporary residents and non-Canadians face federal purchase restrictions with exceptions, and may pay the Non-Resident Speculation Tax. Rules change, so confirm before you sign.
What is the Non-Resident Speculation Tax?
An Ontario tax charged on residential purchases by foreign nationals, foreign corporations and taxable trustees, currently 25% across the province, with limited exemptions and rebates.
Can I get a mortgage without Canadian credit history?
Many lenders have new-to-Canada programs that accept a larger down payment and alternative proof of credit. A mortgage professional can tell you what you qualify for.
General information, not legal, tax or financial advice. Programs, limits and rebates change; confirm current rules with Dinesh Jindal, your real estate lawyer and your mortgage professional before you sign.