How to buy property overseas with a money transfer

Are you thinking of buying property overseas as an investment? Or, are you a foreigner looking to purchase some land or a home in Canada? Our guide covers what you need to know about buying property overseas or in Canada, including some of the most frequently asked questions about investing in foreign property.

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• Why do foreigners buy property in Canada?

  For many decades, the Government of Canada has encouraged foreign buyers to purchase property and land in Canada. In provinces and territories across the nation, it’s estimated that up to 5% of both land and property is foreign owned. With a constantly fluctuating economy and market, Canada’s property market has seen a boom in the last few years. Prices have skyrocketed to an all-time high in certain cities and provinces.

  There are a number of reasons why overseas buyers are investing in Canada, including:

  • Buying property in Canada is not seen as risky since the value of real estate consistently increases.
  • Wealthy families are looking to invest overseas due to political instability in their own countries.
  • Investors are looking to establish the residency of a family member in a safe country, like Canada.

• Why do Canadians buy property overseas?

  Since the price of buying property in Canada has increased dramatically over the last few years, many Canadians are looking overseas to purchase more affordable land and homes. They see their overseas investment as much more affordable than if they were to purchase land here in Canada.

  There are many reasons why Canadians are investing overseas, including:

  • In comparison to prices at home in Canada, overseas investments tend to seem undervalued and therefore likely to appreciate in the future.
  • Buying property overseas can be risky, however it can also be very rewarding.
  • Retirees often look to purchase land or property overseas in order to experience a different or more affordable lifestyle.

Process of buying property overseas

Compared to other parts of the world, investing in Canadian property in certain cities and provinces is very expensive, where property values and rents have hit an all time high in recent years. This is why Canadians are now looking for cheaper alternatives overseas in other countries like the United States, Mexico and Greece.

When purchasing property overseas, there are important considerations that you’ll need to take into account including:

• Each country will have its own rules and regulations, which you will first need to check before diving into any investments.
• Reach out to a real estate agent or a broker who can guide you through the specific process for the country where you’re interested in purchasing land or a house. The Internet and overseas experts can provide you with further insight and help you make an informed decision.
• Some rules and regulations may be too complex to understand on your own, so it’s wise to seek advice from professionals to ensure that you’re fully aware of the market you’ll be getting into and the commitment you’ll ultimately be making.
• You’ll need to understand a variety of different things when purchasing land or property overseas including taxes, official procedures, laws and regulations, among others. Keep in mind these procedures, laws and regulations are likely constantly changing, so hiring an expert is an excellent way to ensure you don’t miss anything important.

Where do I find my source of financing?

If you can’t raise the full amount required to purchase property overseas, you’ll need to find a way to finance your investment. There are financing institutions in Canada that have branches or business partners in foreign countries worldwide, which you may be able to rely on for a financial solution. Most of them will even be able to assist you in filling out the required paperwork and making the necessary transactions.

Again, the Internet has a wealth of information regarding financial options in specific countries. If you can’t find what you’re looking for, it may be worthwhile to reach out to a broker or a financial expert in order to receive more guidance when looking to invest in property overseas.

What are my options for transferring money overseas?

When transferring money overseas, you have a few options including:

• Banks or another financial institution like a credit union. Banks tend to charge higher transfer fees and provide less competitive exchange rates. Sending money overseas is one of many services banks provide and their efforts tend to focus more on providing local services.
• Specialist money transfer service. Specialist money transfer companies, on the other hand, are dedicated to sending money overseas, which means they focus on providing competitive exchange rates and low transfer fees. This will likely be your best option when sending money overseas. Some companies even waive their transfer fees if you’re sending over a certain amount of money.

Do I need to consider currency transfer exchange rates?

The total amount that you’ll end up spending when investing in overseas property will be greatly affected by the exchange rates. Exchange rates vary and fluctuate constantly, so it’s better for you to purchase an overseas property when the rates are favourable.

Remember that the fluctuating exchange rate will also affect any income that you’ll receive if you rent out your property, and you may find your income varying from one year to the next. You may want to consider a specialist money transfer company to help you get the best rates and lowest fees for sending your money between the country where you’re investing and Canada.

Buying property within Canada as a non-resident

The Government of Canada regulates foreign investment in the housing sector relatively heavily, since the value of land and houses has skyrocketed in the past few years. Foreigners can generally get approval for vacant land and existing residences for redevelopment as long as they apply for approval in advance and in the correct manner.

While lenders will allow you to borrow money as a non-Canadian resident, your down-payment on the property will need to be significantly larger than if you were a Canadian buying the property. You’ll usually need to have a 35% cash down-payment. In addition, mortgage rates are normally significantly higher than those a Canadian resident would be offered.

What’s the process for buying land or property in Canada?

It’s relatively easy to purchase property or land in Canada as a non-resident. Important things to consider include:

• You’ll need to find a realtor who can guide you through the buying process.
• You’ll usually need a 35% cash down-payment for the land or property.
• You must be aware of any taxes in the different provinces and territories.
• You have to get insurance.
• Making an offer and signing any official documents can usually be done digitally.

Remember that buying land or property in Canada will not result in your becoming a Canadian citizen.

What are my options for transferring money to Canada?

Since you’ll typically need a 35% down-payment for your land or property, you must figure out how to transfer your money overseas to Canada. You generally have two options:

• Banks. Although banks are trustworthy, they charge high fees for money transfers. Furthermore, they usually give customers poor exchange rates.
• Specialist money transfer services. There are many online companies who specialize in sending large sums of money overseas. If you’re sending over $10,000, some companies will even waive the transfer fee, which can save you a large chunk of money. These companies also provide customers with much more competitive exchange rates than the banks.

Finder survey: How do Canadians with different incomes prefer to set up an international money transfer?

Frequently asked questions

• Can I buy property in Canada as a foreigner?

  Yes, foreign property ownership is encouraged in Canada. There are many rules and regulations that must be followed, so do your research and understand exactly what you’re getting into.

• Does buying property in Canada give me citizenship?

  Buying property in Canada does not grant citizenship, no matter how long you hold the property for.

• Will I pay any additional taxes?

  Some provinces have introduced a speculation tax that’s imposed on foreign buyers of Canadian property. Find out the rules in the location you wish to purchase before taking the final steps to owning a home.

• Is there any limit on the number of properties I can invest in?

  The majority of provinces, including British Columbia, Ontario, Quebec, Nova Scotia, Newfoundland and New Brunswick, have no restrictions on the amount or cost of property or land purchased by a foreigner. Other provinces, including Alberta, Manitoba, Saskatchewan and Newfoundland and Labrador, limit the amount of property and land that a non-resident can purchase.

  However, banks will usually restrict the number of properties they finance to five per person. Keep this in mind for financing purposes.

• Can I lodge applications for different properties at the same time?

  Yes, but only some provinces allow you to buy multiple properties. Alberta, Manitoba, Saskatchewan and Newfoundland and Labrador limit the amount of property and land that a non-resident can purchase.

• Can I rent out my property?

  Yes, you can rent out your property, however keep in mind that you will have to pay tax on your rental income.

• How do I go about selling my property?

  You’ll need to contact a broker or a real estate agent in order to properly sell your property. Since there may be additional rules and regulations surrounding the sale of a home by a foreigner, your agent or broker will guide you through the process.

• As a foreign non-resident purchasing a house together with my spouse who is a permanent resident in Ontario, will I need to pay the Non-Resident Speculation Tax?

  No, you probably won’t have to pay the tax if your spouse is a Canadian citizen or a permanent resident.

Written by

Emma Balmforth

Producer

Emma Balmforth is a producer at Finder. She is passionate about helping people make financial decisions that will benefit them now and in the future. She has written for a variety of publications including World Nomads, Trek Effect and Uncharted. Emma has a degree in Business and Psychology from the University of Waterloo. She enjoys backpacking, reading and taking long hikes and road trips with her adventurous dog. See full bio