Can Foreigners Buy Property in Vancouver? 2026 Rules & Taxes

Buyers from outside Canada face both federal rules and BC taxes. Some can’t buy a home in Greater Vancouver at all right now; others can, but pay significantly more. Here’s where things stand as of November 2026, including the changes proposed in the latest federal budget.

The federal ban on buying homes

The Prohibition on the Purchase of Residential Property by Non-Canadians Act stops non-Canadians from buying residential property in Canada’s census metropolitan areas and census agglomerations, which include all of Greater Vancouver. It covers houses and buildings with up to three units, and condos and townhomes. Since March 2023 it no longer applies to vacant land.

A “non-Canadian” is anyone who isn’t a Canadian citizen, a permanent resident or registered under the Indian Act, along with corporations controlled by non-Canadians (10% or more of the equity or votes, or control in fact).

The current end date, and the budget proposal

The ban currently runs until January 1, 2027. The federal budget tabled on November 5, 2026 proposes to extend it to January 1, 2029, while exempting newly built homes. That proposal isn’t law yet, and the details of what counts as “new” haven’t been set. Until legislation passes, don’t assume a new home can be bought; check the status at the time you plan to buy.

The main exceptions

Spouses and partners. A non-Canadian buying with a spouse or common-law partner who is a citizen or permanent resident.
Work permit holders. With at least 183 days left on the permit on the purchase date, and who haven’t bought more than one residential property.
Students. Only if all of these are met: enrolled at a designated learning institution, filed Canadian tax returns for the past five years, physically present in Canada at least 244 days in each of those five years, a purchase price of $500,000 or less, and no more than one residential property bought.
Refugee claimants and some protected people, and accredited diplomats.
Development. Buying residential property for development.
Not a purchase. Acquiring property through death, divorce, separation or a gift isn’t caught.

Breaking the ban is an offence with fines, and a court can order the property sold, with the buyer receiving no more than the price they paid.

BC’s additional property transfer tax

On top of the ordinary property transfer tax, foreign nationals, foreign corporations and taxable trustees pay an additional 20% of the fair market value of their share of a residential property in Metro Vancouver, the Fraser Valley, the Capital Region, Central Okanagan and Nanaimo. BC Provincial Nominees buying a principal residence can be exempt, once. Refunds are available in some circumstances. See Property transfer tax, explained.

Yearly taxes on owners

Speculation and vacancy tax. For 2026, the rate is 3% of assessed value for foreign owners and untaxed worldwide earners, unless an exemption applies, such as living in the home or renting it out for long enough. See The speculation and vacancy tax, explained.
City of Vancouver Empty Homes Tax. Homes in the City of Vancouver that aren’t a principal residence or rented for most of the year may also pay the City’s own tax.
Federal Underused Housing Tax. The 2025 federal budget proposed ending this tax; past years’ filings still apply. Ask your accountant about your situation.

If you can buy

Have a lawyer confirm in writing which exception you rely on before you sign.
Talk to a lender early. Non-resident borrowers usually need larger down payments.
Get tax advice on owning, renting and eventually selling. When you sell as a non-resident, part of the price is held back for tax. See Selling a BC home as a non-resident.

Questions people ask

I’m a permanent resident. Do any of these apply to me?

The federal ban and the additional 20% tax don’t. If you paid the additional tax and then became a permanent resident, ask about refunds. The speculation tax applies at the Canadian rate if you’re a permanent resident.

Can I buy a home outside the big cities?

The ban applies only in census metropolitan areas and agglomerations. Some recreational areas fall outside them, but many don’t. Check the exact location with a lawyer.

What about presales?

Under the current law, a presale home is residential property and is covered. The proposed new-home exemption would change that if passed; watch for the final rules.

General information as of November 2026. Federal and provincial rules are changing; the budget proposal is not yet law. Get independent legal and tax advice before making any decision.

Buying a home in BC from outside Canada