BC imposes three overlapping rules on non-resident residential buyers: the federal Prohibition on the Purchase of Residential Property by Non-Canadians Act (in force until January 1, 2027), the provincial Additional Property Transfer Tax of 20% on foreign-national purchases, and the annual Speculation and Vacancy Tax (SVT), which for foreign owners and untaxed worldwide earners is 3% of assessed value in 2026 and 4% from 2027 when no exemption applies. This page walks through exactly who each rule catches and what they cost.
Craig works regularly with returning-Canadian buyers, permanent-resident purchasers, and corporate relocations — the three groups most often caught off-guard by these rules. Every number below is drawn from the BC Ministry of Finance (including the 2026 and 2027 SVT rate increases) and the federal government's February 4, 2024 announcement extending the ban to January 1, 2027.
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What should you know about BC's foreign buyer and speculation taxes?
Three rules apply. The federal ban on non-Canadians buying residential property runs to January 1, 2027, with exceptions for some work-permit holders, students and spouses. BC adds a 20% Additional Property Transfer Tax on foreign nationals' purchases in Metro Vancouver. The Speculation and Vacancy Tax charges foreign owners 3% of assessed value in 2026 (4% from 2027) without an exemption.
As of October 2026, three rules apply in sequence. First, the federal Prohibition Act makes it illegal for a non-Canadian to purchase residential property in BC until January 1, 2027 — with specific exemptions for permanent residents, diplomats, refugees, and certain temporary residents. Second, if a foreign national does qualify to buy, BC adds a 20% Additional Property Transfer Tax on the fair market value. Third, the Speculation and Vacancy Tax charges foreign owners and untaxed worldwide earners 3% of assessed value for 2026 (4% from 2027) in any year the home doesn't qualify for an exemption, such as a qualifying tenancy of at least six months.
Every figure on this page is drawn from primary BC and federal sources listed below. For a live, government-maintained version of each rule, click through — the internet can drift, the official source is always authoritative.
| Line item | Rate | Amount | Notes |
|---|---|---|---|
| General property transfer tax | 1% to $200K, 2% to $2M | $22,000 | Paid by every buyer |
| Additional property transfer tax (APTT) | 20% of fair market value | $240,000 | On the foreign national's share; Metro Vancouver is a specified area |
| Total property transfer taxes at completion | — | $262,000 | Before legal fees and other closing costs |
| SVT, 2026 tax year (no exemption) | 3% of assessed value | $36,000 per year | Assumes assessed value of $1,200,000 |
| SVT, 2027 tax year onward (no exemption) | 4% of assessed value | $48,000 per year | Rate announced by the Province |
| Federal Underused Housing Tax | Eliminated | $0 | No UHT for 2025 and later years; 2022–2024 obligations remain |
Sources: Province of B.C. property transfer tax, additional property transfer tax and SVT rate pages (gov.bc.ca); CRA Excise and GST/HST News No. 121 (canada.ca). Illustration only. SVT is based on BC Assessment value, which may differ from the purchase price.
The foreign-buyer rules are not there to catch legitimate relocations — they are there to catch non-resident investment buying. If you are moving to BC for a job, studying at a school like SFU or Douglas, or rejoining family in the Tri-Cities, there may be a legal path — the work-permit, student and spousal exceptions exist for exactly these situations, but each has strict tests. But it takes a real estate lawyer and a realtor who understand the rules before the offer is signed, not after.
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Whether you're a first-time buyer trying to master the rules or a move-up family planning your next step, a 20-minute strategy call maps out exactly what applies to your situation.
The federal Prohibition on the Purchase of Residential Property by Non-Canadians Act took effect January 1, 2023. On February 4, 2024, the Government of Canada extended it by two years to January 1, 2027. As of early October 2026, CMHC and the federal government have not published a further extension, so check the official CMHC page before acting on any timeline.
If the ban lapses as scheduled, it removes only the federal prohibition. The BC taxes are separate provincial laws and don't depend on the federal ban:
One federal tax has gone the other way. The Underused Housing Tax, a 1% annual tax that applied mainly to non-Canadian owners, has been eliminated for the 2025 and later calendar years. Returns and payments for 2022 to 2024 still stand.
In practice, a foreign national weighing a Metro Vancouver purchase after January 1, 2027 should budget for the 20% APTT at completion and plan from day one how the home will qualify for an SVT exemption, usually a tenancy of at least six months a year. Otherwise, the annual SVT bill on a home assessed at $1,200,000 would be $48,000 at the 2027 rate.
This section describes the rules as published; it isn't legal or tax advice. A real estate lawyer who handles non-resident files should confirm your position before you sign.
With foreign-buyer rules, the order matters: confirm whether you can buy at all, then what it will cost, then what it will cost to keep. I go through that order before any offer.
I start with your status as of the offer date: citizen, permanent resident, work permit, study permit or protected person. That decides whether the federal ban applies to you and which exception might fit. I then ask you to confirm the details with an immigration or real estate lawyer before we look seriously.
If you're a foreign national who can buy, I lay out the 20% Additional Property Transfer Tax on your share next to the regular PTT. I also flag whether a BC Provincial Nominee exemption or a later PR refund might apply, so the cash needed at completion isn't a surprise.
When a Canadian spouse or relative is buying with you, the percentages on title change both the APTT and the SVT exposure. I raise this early so your lawyer can set the ownership shares deliberately, rather than by default, on the Form A transfer.
Before you commit, I look at how the home will be used each year. Foreign owners pay 3% in 2026 and 4% from 2027 without an exemption, and family-tenant rules are stricter. I also cover the yearly declaration every owner on title must file by March 31.
For examples of how I've worked through detailed purchase situations, see my Tri-Cities case studies. Read the Tri-Cities case studies →
Anyone who isn't a Canadian citizen, a permanent resident, or a person registered under the Indian Act. It also covers corporations controlled by non-Canadians, with a 10% threshold for private corporations since March 2023. Some non-Canadians can still buy under exceptions: work-permit holders with at least 183 days left on their permit, qualifying students, refugees and protected persons, diplomats, and a non-Canadian spouse buying jointly with an eligible spouse.
Only in limited cases while the federal ban is in force. The student exception requires meeting income-tax filing and physical-presence requirements in Canada, and the purchase price can't exceed $500,000. In Coquitlam, Port Moody and Port Coquitlam, that generally means a smaller apartment. For context, the August 2026 Coquitlam apartment benchmark was $646,100. A student who qualifies still pays BC's 20% Additional Property Transfer Tax as a foreign national.
Yes, in most cases. Meeting the federal ban's work-permit exception only means you're allowed to buy. BC still treats you as a foreign national, so the 20% Additional Property Transfer Tax applies to your share of a home in Metro Vancouver or another specified area. The main exemption at purchase is for BC Provincial Nominees whose nomination is confirmed, if the home becomes their principal residence. Otherwise, the route is a refund after becoming a permanent resident within a year.
Yes, if you become a permanent resident or Canadian citizen within one year of the transfer being registered. You must also move in within 92 days of registration and live there as your principal residence for at least one continuous year. Apply after the first anniversary of moving in and before 18 months from registration. Your PR effective date comes from your COPR or PR card, not an approval letter, and anyone who used the Provincial Nominee exemption can't also claim this refund.
It applies only to the foreign national's share. The tax is calculated on the proportion of interest the foreign entity registers on title. For example, a foreign national taking 50% of a $1,200,000 Port Moody townhouse pays 20% on $600,000, or $120,000, while the Canadian co-owner pays only the regular property transfer tax. How you split title affects this, so settle the percentages with your lawyer before completion. See property transfer tax explained.
Only in urban areas. The ban covers residential property, meaning buildings of up to three dwelling units and condos, in Census Metropolitan Areas (100,000+ people) and Census Agglomerations (10,000+ people). Recreational property outside those areas isn't caught. Coquitlam, Port Coquitlam, Port Moody, Anmore and Belcarra all fall within the Vancouver CMA. Since March 27, 2023, vacant land zoned residential or mixed-use is excluded from the ban. The 20% BC tax still applies to residential purchases anywhere in Metro Vancouver.
The rate is higher and the family-tenant rules are stricter. Without an exemption, a foreign owner pays 3% of assessed value for 2026 and 4% from 2027, compared with 1% for Canadian citizens and permanent residents. Letting a relative live there qualifies only if they're a Canadian citizen or PR, a B.C. resident, and have B.C. income of at least three times the annual fair market rent. Foreign owners who report B.C. income may claim a credit against the tax.
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BCFSA-licensed REALTOR® (V99960). 47+ years Tri-Cities. Top 2% Team — Royal LePage nationwide, 2023–2025. Works across Metro Vancouver, with a focus on Coquitlam, Port Moody and Port Coquitlam transactions across resale, new construction, and strata. The same rules above apply on every deal, and I check where a buyer stands on each of them before an offer is written.
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