Buying in Aurora from abroad can feel complex, but it does not have to be. You are juggling time zones, currency, and a new regulatory landscape while aiming for a secure, timely purchase. This guide gives you a clear, step-by-step path tailored to Aurora, plus what to know about eligibility, financing, taxes, and closing from overseas. Let’s dive in.
What to know before you start
Federal purchase restrictions
Canada has a temporary federal prohibition that restricts most non‑Canadians from buying residential property, with defined exemptions. Canadian citizens and permanent residents are not restricted, and some temporary workers and international students may qualify if they meet specific conditions. Before you plan a purchase, confirm whether you qualify for an exemption under the Prohibition on the Purchase of Residential Property by Non‑Canadians Act. Build this check into your timeline so your search aligns with what is permitted.
Ontario NRST and status definitions
Ontario’s Non‑Resident Speculation Tax may apply in the Greater Golden Horseshoe, which includes Aurora. Historically it has been an additional percentage charge on the purchase price, so it can be a significant upfront cost if it applies to you. Verify current NRST rules, rates, exemptions, and any rebates directly with the Ontario Ministry of Finance before you write an offer. Also clarify how your status is defined across different rules, since non‑Canadian, non‑resident, and foreign national can mean different things for eligibility, taxes, and lending.
Step-by-step buying process
Step 0: Confirm eligibility
Start with a quick legal and tax screen. Verify whether the federal prohibition applies to you or if you qualify for an exemption, then check your NRST exposure in Ontario. Doing this first prevents surprises later in the process.
Step 1: Assemble your team
Engage a local buyer’s agent who regularly supports international and remote clients, plus an Ontario real estate lawyer. Add a Canadian mortgage broker or lender, a tax advisor familiar with non‑resident rules, and a currency transfer specialist. Early alignment saves time and helps you move decisively when the right home appears.
Step 2: Secure pre‑approval
If you plan to finance, obtain a pre‑approval with a lender that works with non‑resident borrowers. Expect to provide passport and immigration documents, foreign income proof, bank statements, reference letters, and proof of down payment funds. A firm pre‑approval clarifies your budget and strengthens your offer.
Step 3: Search with remote support
Leverage virtual tours, live video walkthroughs, and local market context to shortlist properties. If you cannot attend in person, arrange third‑party inspections and targeted follow‑ups to validate condition and neighborhood fit. Your agent can coordinate showings and due diligence on your behalf.
Step 4: Make a competitive offer
Offers in Ontario use standard forms and can include conditions for financing, inspection, or condominium status certificate review. You can sign remotely, and some documents may require notarization and certified copies. Plan for the deposit to be sent to the listing brokerage’s trust account using a secure, approved method from abroad.
Step 5: Complete due diligence
Once your offer is accepted, move quickly on inspections and any condominium status certificate review. Confirm property disclosures, zoning, and easements, and secure your mortgage commitment. Your lawyer will review title, coordinate with your lender, and prepare closing documents.
Step 6: Retain your Ontario lawyer to close
Your lawyer manages the title search, prepares closing statements, registers the transfer and mortgage, and handles disbursement of funds. If you are overseas, arrange certified wire transfers well in advance and confirm instructions directly with the law firm for security. Keep your identification and notarized documents ready.
Step 7: Close and settle in
On closing day, the lender funds, your lawyer registers title, and you receive keys. After closing, set up utilities, confirm your property tax account with the Town of Aurora, and place home insurance on file with your lender. If you plan to rent the property, discuss registration and tax requirements with your advisor.
Financing from abroad
Higher down payments and documentation
Many Canadian lenders require larger down payments from non‑resident buyers, commonly around 35 percent or more depending on your profile. Lenders will ask for verified foreign income, translated documentation where needed, and proof of funds. You may also be asked for greater cash reserves to demonstrate capacity.
Mortgage insurance and qualification
Mortgage default insurance options for non‑residents vary by insurer. If insured products are not available to you, your lender will likely require a higher down payment and apply different qualification criteria. You must also meet the Canadian mortgage stress test based on the lender’s qualifying rate.
Currency and transfers
Exchange rates, transfer fees, and wire timing can materially affect your total cost. Use regulated bank wires or currency specialists and allow several business days for international transfers. Expect anti‑money‑laundering checks and provide clear source‑of‑funds documentation to your lawyer and lender.
Costs and taxes to budget
Upfront closing costs
- Ontario Land Transfer Tax applies on all purchases in the province. Aurora does not have Toronto’s additional municipal land transfer tax.
- Non‑Resident Speculation Tax may apply in Aurora depending on your status. Verify current rules, rates, and any exemptions or rebates.
- Legal fees and disbursements often range from about $1,000 to $3,000 or more depending on complexity.
- Title insurance is commonly a few hundred dollars, depending on price and provider.
- Inspection and appraisal typically range from a few hundred dollars each, and may be required by your lender.
Ongoing and ownership costs
- Property taxes are billed by the Town of Aurora based on assessed value, with payment schedules set by the municipality.
- Utilities include electricity, gas, water, and waste services. Expect account setup steps and possible connection fees.
- Home insurance is required by lenders and recommended for all owners.
Renting out the property
If you rent your Aurora home, Canadian tax rules require withholding on gross rent received by a non‑resident owner unless you elect to be taxed on net rental income and file the required annual returns. Work with a tax advisor to register, file elections, and remit on time. Proper setup usually reduces friction and cash flow surprises.
Selling in the future
If you sell as a non‑resident, the buyer may be required to withhold a portion of the proceeds unless you obtain a clearance certificate under section 116 from the Canada Revenue Agency. Your lawyer and tax advisor will guide the process and timelines. Plan ahead because certificates can take time to issue.
Remote closing essentials
- Power of attorney: Consider a limited power of attorney so a trusted representative can sign in Ontario if you cannot attend.
- Notarization: Many documents signed abroad must be notarized, and some may need certified translations.
- Wire timing: Book international wires several days before closing and confirm instructions by phone with your law firm to prevent fraud.
- Digital coordination: Use secure portals for document exchange and e‑signing to keep everything organized and trackable.
Why Aurora appeals to overseas buyers
Aurora offers strong connectivity, including GO Transit at Aurora GO Station plus access to Highway 404 and major corridors for Toronto commutes. You will find established neighborhoods, newer developments, and a mix of detached homes and townhomes that suit family and executive lifestyles. Public and French school boards serve the area, and there are private school options nearby, which many families evaluate as part of their move. Municipal planning in Aurora and York Region highlights ongoing growth and infrastructure investments that support long‑term livability.
Your next step
If you want a smooth, time‑saving purchase from abroad, align early on eligibility, financing, and a disciplined closing plan. A boutique, systems‑driven approach keeps your search focused and your timeline protected. For curated guidance and white‑glove coordination in Aurora and across York Region, connect with Lisa Colalillo.
FAQs
Can I buy in Aurora while living overseas?
- In many cases yes, provided you qualify under federal restrictions and understand any Ontario NRST obligations. Confirm your exemption status and lending options before you start.
How much down payment do non‑resident buyers need?
- Many lenders ask for significantly higher down payments from non‑residents, commonly around 35 percent or more depending on your profile and the lender.
Does the Ontario NRST apply in Aurora?
- It may apply because Aurora is within the Greater Golden Horseshoe. Verify the current rate, exemptions, and any rebates with the Ontario Ministry of Finance.
What taxes apply if I rent out the property?
- Non‑resident owners are subject to Canadian tax on rental income, with required withholding unless you file to be taxed on net rental income and submit the annual return.
How do I close from overseas without traveling?
- Use notarized documents, secure e‑signing, and consider a limited power of attorney. Arrange wires several days ahead and work closely with your Ontario lawyer and agent.
Do I pay Toronto’s municipal land transfer tax in Aurora?
- No. Aurora is in York Region, so only Ontario’s provincial Land Transfer Tax applies at closing.
