Multi-unit and multifamily investments

Yes, at four units or more, which is outside the federal ban. Ontario’s 25% Non-Resident Speculation Tax still applies to buildings of up to six units, and does not apply to rental apartment buildings with more than six. Buying through a company does not avoid these rules: a corporation controlled by foreign nationals is treated as a foreign buyer.

It depends on the lender, the building and your residency. CMHC-insured loans on buildings of five or more units can reach high loan-to-value ratios for qualifying projects. Conventional commercial loans require more equity, and non-resident borrowers are usually asked for a larger down payment. We introduce you to mortgage brokers who place these loans before you make an offer.

We do not quote expected returns. For a specific building we show you the rent roll, operating costs, financing terms and comparable sales, and you decide with your advisers.

Annual increases for a sitting tenant are capped by a provincial guideline in most units: 2.1% for 2026 and 1.9% for 2027. Units first occupied as homes after November 15, 2018 are exempt from the guideline. In every unit, the rent is set freely when a new tenancy begins.

Yes. A non-resident landlord needs a Canadian agent to handle tax withholding on the rent, and most appoint a property manager to do that along with leasing and maintenance. Our non-resident buyer guide explains how the tax works.

The Greater Toronto Area and southern Ontario, including Toronto, Mississauga, Vaughan, Richmond Hill, Oakville, Burlington, Hamilton, Oshawa and London.