Two rules apply to non-Canadian buyers of BC homes: the federal Prohibition Act and BC's 20% Additional Property Transfer Tax. They overlap but are not the same thing. Here's how both work, on one page.
Part 1The federal foreign buyer ban
What it is In force through Jan 1, 2027
The Prohibition on the Purchase of Residential Property by Non-Canadians Act came into force on January 1, 2023, originally as a 2-year ban. It was extended in February 2024 to January 1, 2027. While in force, it prohibits non-Canadians from purchasing residential property in Canada.
Who is a "non-Canadian"
Anyone who is not a Canadian citizen, registered Indian under the Indian Act, or permanent resident. The ban also captures privately held corporations controlled by non-Canadians (≥10% ownership/control threshold). Certain exceptions apply allowing non-Canadians to purchase a residential property in defined circumstances.
Which properties are covered
Residential properties including detached houses, semi-detached, row houses, and condominium units containing up to 3 dwelling units, located within a Census Metropolitan Area (CMA) or Census Agglomeration (CA). The prohibition does not apply to residential buildings with 4 or more dwelling units, vacant land, residential property purchased for development purposes, and commercial property. Enter the address of the property in the map page to see if it's in a CMA or CA.
Key exemptions for non-Canadians
Exemptions include: temporary residents studying at a designated learning institution in Canada (stayed in Canada min. 244 days in each of the last 5 calendar years, filed income tax returns for the last 5 years, property price not exceeding $500K, not previously purchased residential property in Canada during the prohibition); temporary residents working in Canada (having a valid work permit with min. 183 days of validity remaining, not previously purchased residential property in Canada during the prohibition); refugees and protected persons; non-Canadians purchasing jointly with a Canadian spouse; and accredited members of foreign missions in Canada.
Penalties
Violating the ban is an offence punishable by a fine of up to $10,000 for the non-Canadian purchaser and for anyone who knowingly assists. A court may also order judicial sale of the property.
BC's 20% Additional Property Transfer Tax
What it is 20% surtax on top of standard PTT
A provincial transfer tax in addition to the regular PTT — paid on completion by a foreign buyer when registering title in specified BC regions. Originally enacted in 2016 at 15%, raised to 20% in February 2018, and currently in place with no scheduled expiry.
Who pays it
Foreign nationals (not Canadian citizens or permanent residents), foreign corporations (incorporated outside Canada, or controlled by non-Canadian), and taxable trustees. Applies to the foreign buyer's proportional interest in the property.
Which regions
The 20% Additional PTT applies to residential property within these regional districts: Metro Vancouver, Capital Regional District (Victoria), Fraser Valley Regional District, Regional District of Central Okanagan (Kelowna), and Regional District of Nanaimo. For the list of municipalities and electoral areas within the specified B.C. areas please check.
Property types covered
Residential property, including but not limited to single-family homes, condos, townhouses, duplexes, that is classified as Class 1 residential by BC Assessment.
Exemptions & refunds
Provincial Nominees (with a confirmed BC PNP nomination) using the property as principal residence are exempt. A refund is available for foreign nationals who become a Canadian citizen or PR within 1 year of property registration, move in within 92 days of registration, use the home as their principal residence for a continuous period of at least one full year, and apply for the refund within 18 months of registration. For other exemptions please check.
Information current as of publication; accuracy and currency are not guaranteed. Confirm with the official sources below or consult a qualified professional.