Welcome to Canada. Whether you've just received your permanent residency or you're here on a work permit, homeownership in York Region is within reach — and I'm here to guide you through every step of the process.
Book a Free Consultation with MatthewBuying a home in a new country can feel overwhelming. The rules are different, the process is unfamiliar, and there's a lot of information out there that can be confusing or out of date. That's where I come in.
I'm Matthew Gizzie, a real estate professional with over 10 years of experience serving York Region, Simcoe County, and the Greater Toronto Area. I work with new permanent residents and foreign workers regularly, and I understand the unique challenges and questions that come with purchasing property in Canada for the first time.
This page is your complete guide — eligibility, the Foreign Buyer Ban, taxes, mortgages, the buying process, and what I do to help make it all as smooth as possible.
💡 Good news: As a permanent resident or qualifying work permit holder, you have the same right to purchase property in Canada as a Canadian citizen. Let's walk through exactly what that means for you.
Canada's rules around who can buy residential property have changed in recent years. Here is a clear breakdown based on your status:
| Your Status | Can You Buy? | Key Conditions |
|---|---|---|
| Canadian Citizen | ✅ Yes | No restrictions |
| Permanent Resident (Landed Immigrant) | ✅ Yes | Full buying rights, same as a citizen. No restrictions. |
| Work Permit Holder | ✅ Yes — with conditions | Must have at least 183 days remaining on your work permit at time of purchase. Cannot have purchased more than one residential property in Canada previously. |
| Spouse/Common-Law Partner of a Citizen or PR | ✅ Yes | Exempt from the foreign buyer ban when purchasing jointly with a qualifying Canadian citizen, PR, or eligible temporary resident. |
| Foreign National (no PR, no work permit) | ❌ Currently Banned | Canada's Foreign Buyer Ban prohibits non-Canadians from purchasing residential property in Census Metropolitan Areas until January 1, 2027. |
⚠️ Not sure about your status? Don't guess. Violating the Foreign Buyer Ban carries fines of up to $10,000. Always confirm your eligibility with a qualified immigration lawyer or legal professional before proceeding. I can refer you to trusted legal professionals in York Region who can clarify your situation quickly.
In 2023, the Canadian government introduced the Prohibition on the Purchase of Residential Property by Non-Canadians Act. The ban was extended in February 2024 and is currently in effect until January 1, 2027.
The primary goal of the ban is to reduce speculative foreign investment in Canadian housing and keep homes more affordable for people who live and work here. If you are a permanent resident or a qualifying work permit holder, this ban does not apply to you.
📌 Bottom line for most people reading this page: If you are a permanent resident or a work permit holder with 183+ days remaining on your permit, the Foreign Buyer Ban does not prevent you from purchasing a home in York Region. There are additional tax considerations, however — read on.
Even if you are exempt from the federal Foreign Buyer Ban, Ontario has its own tax called the Non-Resident Speculation Tax (NRST) — sometimes called the Foreign Buyer's Tax. This is important to understand before you make any decisions.
The NRST is a 25% tax applied to the purchase price of a residential property in Ontario when the buyer is a foreign national — meaning someone who is not a Canadian citizen or permanent resident. It is charged on top of the standard Ontario land transfer tax.
⚠️ This is a significant amount of money. On a $800,000 home, a 25% NRST would add $200,000 to your costs. If you are on a work permit and not yet a permanent resident, this must be factored into your budget. I will always make sure you are fully aware of all costs before you proceed. A qualified real estate lawyer is essential here — I can connect you with one.
One of the biggest questions newcomers have is whether they can qualify for a mortgage without a long Canadian credit history. The short answer is yes — but it requires working with the right lender and being prepared.
As a permanent resident, you have access to the same mortgage products as Canadian citizens. With a down payment of 5% or more (for homes under $500,000) and proof of income, most major banks and credit unions will work with you. If you have been in Canada for less than 3 years, some lenders have specific newcomer mortgage programs with more flexible credit requirements.
Qualifying for a mortgage on a work permit is possible but typically requires a larger down payment — often 20% or more — and documentation of stable employment income in Canada. Some lenders will also ask for proof of your work permit validity and your intention to remain in Canada.
💡 I work with a trusted mortgage broker who specializes in helping newcomers and foreign workers navigate Canadian financing. I'll connect you with them as part of my service — at no cost to you — so you know exactly what you qualify for before you start looking at homes.
Buying your first home in a new country comes with a lot of moving pieces. Here's what I do to make sure you're supported at every step — including over $1,750 in exclusive buyer perks, free:
I walk you through the entire process from start to finish — what to expect, when, and why. No surprises, no confusing jargon. Just clear, straightforward guidance in plain language.
Before anything else, we confirm that you are eligible to purchase and understand any taxes or conditions that apply to your specific situation. I'll connect you with a real estate lawyer if needed.
I connect you with a trusted mortgage broker who works with newcomers regularly and understands the specific requirements for permanent residents and work permit holders.
York Region is one of the most diverse communities in Canada. I'll help you find a neighbourhood that fits your lifestyle, your commute, your budget, and your community preferences.
Choose from Matthew's trusted partners or bring your own inspector — completely your call. A thorough inspection protects you from costly surprises and gives you negotiating power if issues are found.
Know exactly what the property is worth before you finalize your purchase. Covered through mortgage partners or reimbursed with a valid receipt. Ensures you're not overpaying.
Full coverage for major systems and appliances for an entire year after closing. If something breaks in your first year in your new home, you're covered. Peace of mind from day one.
Move into a spotless home with professional cleaning services before you settle in. Your new home will be fresh and move-in ready — a perfect start to your new chapter in Canada.
Matthew contributes up to $3,000 toward your moving costs when you purchase through him. Moving to a new home in a new country is a big step — this takes one more thing off your plate. Conditions apply.
Ontario real estate transactions require a real estate lawyer. I connect you with trusted legal professionals experienced in working with newcomers and non-residents.
Need repairs, renovations, or help getting settled? I connect you with reliable, pre-vetted tradespeople across York Region so you're never left searching for someone you can trust.
Every buyer's situation is different. If there's something specific that would make your purchase easier or more successful, reach out. Matthew is here to help you win.
* Total value of buyer perks: over $1,750 in savings. Some conditions apply. Read the full details of all buyer perks on the Buyers page →
Here is exactly what the process looks like from your first conversation with me to getting the keys to your new home:
We start with a conversation — no cost, no obligation. You tell me your situation, your budget, and what you're looking for. I'll confirm your eligibility, explain what taxes apply to you, and map out a clear plan for moving forward.
Before you look at homes, you need to know what you can afford. I connect you with a trusted mortgage broker who will review your income, documents, and status to get you pre-approved. This tells sellers you're serious and gives you a clear budget.
Once we know your budget, we start searching. I use the MLS system and my local market knowledge to find properties that match what you're looking for in the right neighbourhoods across York Region. I'll set up alerts so you hear about new listings immediately.
We visit homes together — in person or virtually if needed. I'll point out things to look for, flag potential issues, and help you evaluate each property objectively so you can make a confident decision.
When you find the right home, I prepare and present your offer on your behalf. I negotiate hard to get you the best possible price and terms. I explain every clause in the agreement so you know exactly what you're signing.
Once your offer is accepted, we arrange a home inspection — which I cover up to $600 and you choose from my trusted partners or bring your own inspector. The inspection protects you by identifying any issues with the property before you finalize the purchase.
Ontario law requires a real estate lawyer to close the transaction. Your lawyer will review the title, handle the transfer of funds, register the property in your name, and ensure everything is legally complete. I connect you with a trusted lawyer who works with newcomers regularly.
On closing day, the funds are transferred, documents are registered, and the home officially becomes yours. I'll be there with you to hand over the keys and make sure everything goes smoothly on one of the biggest days of your life in Canada.
In addition to your down payment and mortgage, here are the key costs to plan for when purchasing a home in Ontario:
Ontario charges a land transfer tax on every property purchase. The amount depends on the purchase price. For example, on an $800,000 home, the provincial land transfer tax is approximately $12,475. First-time buyers who are Canadian citizens or permanent residents may qualify for a rebate of up to $4,000.
As noted above, work permit holders who are not permanent residents may be subject to Ontario's 25% NRST. This is a significant cost to factor in. A rebate may be available once you obtain permanent residency.
You will need a real estate lawyer to close the transaction. Budget approximately $1,500–$2,500 for legal fees and disbursements in Ontario.
Typically $400–$600 in York Region. I cover this up to $500 as part of my service to you.
Title insurance protects you and your lender against issues with the property's title. It is standard practice in Ontario and typically costs $200–$400 as a one-time fee at closing.
I cover up to $3,000 toward your moving costs when you purchase through me. Conditions apply.
💡 As a general rule, budget approximately 1.5% to 4% of the purchase price for closing costs on top of your down payment — more if the NRST applies to your situation. I will walk through all of these numbers with you in detail during our first consultation so there are no surprises.
Yes. As a permanent resident, you have the same right to purchase property in Canada as a citizen — effective immediately. There is no waiting period. The foreign buyer ban and the Ontario NRST do not apply to you.
The key requirement is that your work permit must have at least 183 days of validity remaining at the time of purchase, and you must not have previously purchased more than one residential property in Canada. If you meet these conditions, the federal ban does not prevent you from buying. However, Ontario's NRST may still apply — speak with a real estate lawyer to understand your full cost picture.
Yes, it is possible. Many lenders have newcomer mortgage programs designed specifically for this situation. Some lenders will accept international credit references or employment letters in place of Canadian credit history. Working with a mortgage broker who understands your situation — which I facilitate — is the best way to find the right lender for you.
You need to be legally residing in Canada to qualify under most mortgage programs, and eligibility rules generally require Canadian residency. If you are already living and working in Canada on a valid permit, this is not an issue. Remote or virtual home tours are available if needed.
For permanent residents purchasing a primary residence, the minimum down payment is 5% for homes up to $500,000, and 5% on the first $500,000 plus 10% on any amount above that (up to $999,999). For homes $1 million and above, the minimum is 20%. Work permit holders will typically be required to put down 20% or more by most lenders.
York Region is one of the most diverse regions in Canada, with vibrant multicultural communities across Markham, Richmond Hill, Newmarket, Aurora, and more. The right neighbourhood depends on your family's needs, your workplace, schools, and community preferences. I'll help you find the right fit during our consultation.
This website's built-in translation tool allows you to read all content in your preferred language. For direct communication, please reach out and we will do our best to accommodate. I also have a network of professionals across York Region who speak a wide range of languages and can assist where needed.
In most cases, the process is very similar. The main differences are around confirming your eligibility under the Foreign Buyer Ban, understanding whether the NRST applies to you, gathering the right immigration documents for your mortgage application, and potentially sourcing international funds for your down payment — which requires additional documentation. I guide you through all of this.
Whether you just landed your permanent residency or you're working toward it on a permit, I'm here to help you navigate the Canadian real estate market with confidence. Let's start with a conversation.
Book Your Free Consultation Today📞 (289) 338-1433 | ✉️