How Newcomers Buy a First Home in BC

How newcomers buy a first home in BC

English

Mild of Mild Homes helps newcomers to Canada buy their first home in Vancouver, Coquitlam, Port Moody, Burnaby and the rest of Metro Vancouver, in Thai or English.

The short answer: as a permanent resident or citizen, you can buy a home in BC like any Canadian. On a work permit you can usually buy too, if the permit has at least 183 days left. Most first homes need at least 5% down. Once you have lived in BC for 12 months, BC may waive the property transfer tax on the first $500,000 of your home.

ภาษาไทย

มาย จาก Mild Homes ช่วยคนที่เพิ่งย้ายมาแคนาดาซื้อบ้านหลังแรกในแวนคูเวอร์ โคควิทแลม พอร์ตมูดี้ เบอร์นาบี้ และทั่วเมโทรแวนคูเวอร์ ได้ทั้งภาษาไทยและภาษาอังกฤษค่ะ

สรุปสั้นๆ: ถ้าเป็นพลเมืองหรือ PR แล้ว ซื้อบ้านใน BC ได้เหมือนคนแคนาดาทั่วไป ถ้ายังถือใบอนุญาตทำงาน ส่วนใหญ่ก็ซื้อได้ ถ้าใบอนุญาตเหลืออายุอย่างน้อย 183 วัน เงินดาวน์ขั้นต่ำเริ่มที่ 5% และถ้าอยู่ BC ครบ 12 เดือนแล้ว อาจได้รับการยกเว้นภาษีโอนบ้านสำหรับ $500,000 แรกค่ะ

The facts that matter most

Who can buy

Canadian citizens and permanent residents. Until January 1, 2027, a federal ban stops most other buyers. Exceptions include work permit holders with 183 days or more left on the permit, and protected persons. (CMHC)

Extra tax before you are a PR

In Metro Vancouver, buyers who are not citizens or permanent residents pay an extra 20% property transfer tax. A confirmed BC Provincial Nominee buying a home to live in can be exempt. (BC Government)

Minimum down payment

5% on a home of $500,000 or less. From $500,000 to $1.5 million: 5% of the first $500,000 plus 10% of the rest. $1.5 million or more: 20%. Under 20% down, you usually need mortgage loan insurance. (FCAC)

First-time buyers' tax exemption

No BC property transfer tax on the first $500,000 of a home worth $835,000 or less, with a partial exemption up to $860,000. You must be a citizen or PR, have lived in BC for 12 months in a row (or filed 2 BC tax returns in the last 6 years), and never have owned a home you lived in, anywhere in the world. (BC Government)

3-day cooling-off period

After your offer is accepted, you have 3 business days to cancel, for a fee of 0.25% of the price. (BCFSA)

Buying your first home in BC, step by step

Check that you can buyเช็กก่อนว่าคุณซื้อได้ไหม

Citizens and permanent residents can buy freely. Until January 1, 2027, most non-Canadians cannot buy a home, with some exceptions:

Work permit holders: one home, with at least 183 days left on the permit and at least one Canadian tax return filed in the last four years.
International students: a narrow exemption (up to $500,000) with strict rules on time in Canada and tax filing.
Refugees and protected persons: exempt.
Not a citizen or PR yet? You can buy together with a spouse or partner who is.

Tip: The rules for non-Canadians may change after January 1, 2027. Check the latest before you sign anything.

Save your down paymentเก็บเงินดาวน์

Use the down payment rules above. With less than 20% down, your mortgage must be insured, and the premium is added to your loan. Gifts from family, including family overseas, are allowed; lenders will ask for a signed gift letter.

Tip: Moving money from Thailand or another country? Start early and keep every transfer record. Lenders usually want to see where each dollar came from, often 90 days of bank history.

Build credit and get pre-approvedสร้างเครดิตและขออนุมัติสินเชื่อเบื้องต้น

Get a Canadian credit card early and pay it in full every month. Many lenders have newcomer programs for people with a short credit history in Canada. A pre-approval tells you your budget and can hold a rate for about 90 to 120 days. You must qualify at the higher of your rate plus 2%, or 5.25% (the stress test).

Bring photo ID, your PR card or permit, a job letter, recent pay stubs, 90 days of bank statements and proof of your down payment.

Tip: A mortgage broker can compare many lenders at once, including newcomer programs. Ask Mild for a referral.

Choose your realtorเลือกเอเจนต์

In BC, your realtor must give you a Disclosure of Representation in Trade form that explains who they work for. As a buyer, you want an agent who represents only you. Mild explains every form before you sign it, in Thai or English.

Search and view homesหาบ้านและไปดูบ้าน

Most homes are detached houses, townhouses or condos. Townhouses and condos are usually strata properties: you own your unit, share the common areas, and pay a monthly strata fee. Freehold means you own the land; leasehold means you own the right to use it for a set number of years, and it usually costs less. A presale (not yet built) gives you 7 days to cancel after signing.

Tip: Look at what the strata fee covers. A very low fee can mean the building isn't saving enough for future repairs.

Make an offerยื่นข้อเสนอซื้อ

Your offer is a Contract of Purchase and Sale. It sets the price, the deposit, your subjects (conditions), the completion and possession dates, and what's included. The deposit is often about 5% of the price, held in trust by the brokerage. The 3-day cooling-off period starts once your offer is accepted.

Subjects: do your homeworkช่วงเงื่อนไข: ตรวจสอบให้ละเอียด

You usually get 5 to 10 days to check financing, the home inspection, strata documents (2 years of minutes, bylaws, the depreciation report and Form B) and title and insurance. When you remove subjects, the sale is firm.

Tip: In strata minutes, look for words like special levy, leak, lawsuit and rainscreen.

A notary or lawyer finishes the paperworkโนตารีหรือทนายดูแลเอกสาร

In BC, a notary public or a lawyer handles the legal side, called conveyancing. A BC notary is a trained legal professional, which is different from a notary in Thailand. They search the title, prepare your mortgage and transfer documents, file your property transfer tax return and any exemptions, and register you as the owner.

Completion day and moving inวันโอนและวันย้ายเข้า

On completion day the money changes hands and you are registered as the owner. Possession is usually the next day, when you get your keys. Set up home insurance before completion, claim the Home Owner Grant with your property tax, and claim the first-time home buyers' tax credit on your next return. To keep a property transfer tax exemption, move in within 92 days and live there for at least the first year.

Programs that can save you money

Most newcomers who are citizens or permanent residents can use these. Each has its own rules, so check before you count on it.

$8,000

First-time buyers' property transfer tax exemption

The most you can save in BC property transfer tax as a first-time buyer. See the rules in the facts above.

$1.1M

Newly built home exemption

No property transfer tax on a newly built home worth $1,100,000 or less, partial up to $1,150,000. You don't need to be a first-time buyer, but you must be a citizen or PR and live in the home.

$40,000

First Home Savings Account (FHSA)

Save up to $8,000 a year, $40,000 in total. Contributions lower your taxes, and withdrawals for your first home are tax-free.

$60,000

RRSP Home Buyers' Plan

Withdraw up to $60,000 from your RRSP for a first home and repay it over 15 years. For a first withdrawal from 2026 to 2028, repayments start in the fifth year after.

GST

First-time buyers' GST rebate on new homes

A federal rebate of the full 5% GST on a newly built home up to $1 million, reduced for homes between $1 million and $1.5 million. Check the CRA page for the latest status.

$1,500

First-time home buyers' tax credit

A $10,000 federal tax credit, worth $1,500 back when you file your taxes.

Costs to budget for, on top of your down payment

Item	Typical cost	Good to know
Property transfer tax	1% to 2%	1% on the first $200,000 and 2% up to $2 million. First-time buyers may pay less or nothing.
Notary or lawyer	$1,500 to $2,500	Includes title search and registration fees.
Home inspection	$450 to $1,200	Depends on the size of the home. Worth it, even for a new-looking condo.
Appraisal	$300 to $500	Sometimes paid by the lender.
Home insurance	$50 to $150 a month	Required by your lender before completion.
Property tax and strata adjustments	Varies	You repay the seller for days they prepaid after completion.
Moving and setup	Varies	Movers, strata move-in fee, utility hookups and basics.

Common questions

Is there a realtor in Vancouver or Coquitlam who helps newcomers to Canada?

Yes. Mild of Mild Homes, a licensed realtor with TRG The Residential Group Realty, helps newcomers buy their first home in Vancouver, Coquitlam, Port Moody, Burnaby and the rest of Metro Vancouver, in Thai or English.

มี ค่ะ มาย จาก Mild Homes สังกัด TRG The Residential Group Realty ช่วยคนที่เพิ่งย้ายมาแคนาดาซื้อบ้านหลังแรกทั่วเมโทรแวนคูเวอร์ ได้ทั้งภาษาไทยและภาษาอังกฤษค่ะ

Can I buy a home in BC on a work permit?

Usually yes, if your work permit has at least 183 days left when you buy. In Metro Vancouver you would also pay the extra 20% property transfer tax, unless you are a confirmed BC Provincial Nominee. You can't use the first-time buyers' exemption until you are a citizen or PR.

ส่วนใหญ่ซื้อได้ค่ะ ถ้าใบอนุญาตทำงานเหลืออายุอย่างน้อย 183 วันในวันที่ซื้อ แต่ในเมโทรแวนคูเวอร์จะต้องเสียภาษีโอนเพิ่มอีก 20% ยกเว้นผู้ที่ได้รับการยืนยันเป็น BC Provincial Nominee แล้วค่ะ

How much down payment do I need as a newcomer?

The legal minimum is the same for everyone: 5% on the first $500,000 and 10% on the part above it, up to $1.5 million. Some lenders may ask newcomers for more, so talk to a lender early.

ขั้นต่ำตามกฎหมายเท่ากันทุกคนค่ะ คือ 5% ของ $500,000 แรก และ 10% ของส่วนที่เกิน จนถึง $1.5 ล้าน แต่บางธนาคารอาจขอเงินดาวน์มากกว่านี้สำหรับผู้มาใหม่ ควรคุยกับธนาคารแต่เนิ่นๆ ค่ะ

I owned a home in Thailand. Am I still a first-time buyer in BC?

For BC's property transfer tax exemption, no, if you lived in that home. The rule says you must never have owned a home you lived in, anywhere in the world. Other programs, like the FHSA, use different rules, so ask your bank or accountant.

สำหรับการยกเว้นภาษีโอนบ้านของ BC ถ้าเคยเป็นเจ้าของและอยู่อาศัยในบ้านที่ไทย จะไม่ได้สิทธิ์ค่ะ เพราะกฎบอกว่าต้องไม่เคยมีบ้านที่ตัวเองอยู่อาศัยเลย ไม่ว่าที่ไหนในโลก ส่วน FHSA ใช้กฎต่างกัน แนะนำให้ถามธนาคารหรือนักบัญชีค่ะ

Does the ban on foreign buyers end in 2027?

The federal ban runs until January 1, 2027. What happens after that is not settled yet. If you are not a PR, we check the rule that applies on the day you buy, and your lawyer confirms it.

กฎห้ามชาวต่างชาติซื้อบ้านมีผลถึงวันที่ 1 มกราคม 2027 ค่ะ หลังจากนั้นยังไม่มีข้อสรุป ถ้ายังไม่ได้เป็น PR เราจะเช็กกฎที่ใช้ในวันที่ซื้อจริงด้วยกัน และให้ทนายยืนยันอีกครั้งค่ะ

Can you help me in Thai?

Yes. Mild works in Thai and English, from the first chat to the day you get your keys. The contract is in English, and we talk it through in Thai. See also the Thai-speaking realtor page.

ได้ค่ะ มายดูแลได้ทั้งภาษาไทยและภาษาอังกฤษ ตั้งแต่คุยกันครั้งแรกจนถึงวันรับกุญแจ สัญญาเป็นภาษาอังกฤษ แล้วเราคุยรายละเอียดกันเป็นภาษาไทยค่ะ

Talk it through with Mild

New to Canada and thinking about your first home? Tell Mild where you are in the process, and she'll help you see the next step. In Thai or English.

เพิ่งย้ายมาแคนาดาและอยากมีบ้านหลังแรก เล่าให้มายฟังได้เลยค่ะ ว่าตอนนี้อยู่ขั้นไหน แล้วเราจะดูขั้นต่อไปด้วยกัน