The taxes and rules that catch out-of-province buyers off guard — property transfer tax, the foreign-buyer ban, the speculation tax, GST on new homes, and notary vs lawyer closings.
Buying across provincial lines into BC is straightforward for Canadian citizens and permanent residents — but BC has a handful of taxes and process quirks that surprise people moving from provinces without them. This guide lays out each one so nothing ambushes you at closing.
The short answer
If you’re a Canadian citizen or permanent resident buying in BC from another province, the federal foreign-buyer ban and BC’s additional property transfer tax don’t apply to you. What does apply: BC’s Property Transfer Tax at closing (1% / 2% / 3% tiers plus 2% over $3M), the speculation and vacancy tax (exempt for principal residences via an annual declaration), GST only on newly built homes, and the option to close with a notary or a lawyer.
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BC charges a one-time Property Transfer Tax (PTT) when you register a purchase: 1% on the first $200,000, 2% on the portion to $2,000,000, 3% on the portion above $2,000,000, and a further 2% on residential value above $3,000,000. On a $1.2M home that’s about $22,000. You need it as cash at closing, separate from your down payment — your notary or lawyer collects it.
Provinces like Alberta and Saskatchewan have no land transfer tax, so this is often a brand-new cost for movers. Run your number with the PTT calculator and read the full PTT explainer.
| Portion of price | PTT rate |
|---|---|
| First $200,000 | 1% |
| $200,000 to $2,000,000 | 2% |
| $2,000,000 to $3,000,000 | 3% |
| Residential value above $3,000,000 | +2% (additional) |
Two main ones. The first-time home buyers’ exemption can eliminate PTT on homes up to $835,000 (full exemption on the first $500,000 of value, phasing out by $860,000) — but “first-time” means you’ve never owned a principal residence anywhere, so many movers won’t qualify. The newly built home exemption covers new construction up to $1,100,000 (phasing out by $1,150,000), which can apply to a new Burke Mountain or Riverwood build.
Both have residency and occupancy conditions. Confirm eligibility with your notary or lawyer before counting on the saving.
Only if you’re not a Canadian citizen or permanent resident. The federal Prohibition on the Purchase of Residential Property by Non-Canadians (extended to January 1, 2027) and BC’s 20% additional property transfer tax in Metro Vancouver both target foreign nationals — they do not apply to Canadians relocating from another province.
If you’re moving to Canada from abroad, or buying as a non-resident, that’s a different situation — see foreign-buyer rules in BC.
Almost certainly not if you’re moving in. The speculation and vacancy tax is an annual tax in designated areas (including the Tri-Cities) aimed at empty and under-used homes. Your principal residence is exempt — you simply file a short annual declaration confirming it. The tax mainly catches vacant second homes and certain non-resident owners.
Every owner in a designated area must declare each year, even when exempt — it’s a quick online form, not a bill, for owner-occupiers.
Only on newly built homes. Resale homes carry no GST. New construction is subject to 5% GST, with a partial rebate on lower-priced new homes and an enhanced first-time-buyer rebate on new builds up to certain thresholds. If you’re buying a new Tri-Cities build, factor GST in; if you’re buying resale, it doesn’t apply.
See GST on new homes in BC for the rebate detail.
BC is one of the provinces where a notary public can handle residential conveyancing — you don’t need a lawyer for a straightforward purchase. Notaries prepare and register the transfer, calculate and remit the PTT, and handle the funds. For complex transactions (estate, corporate, contentious) a real estate lawyer is the safer choice.
Coming from a province that requires a lawyer (Ontario, Alberta), the notary option is often faster and cheaper for a clean deal.
Can I buy a home in BC if I live in another province?
Yes — Canadian citizens and permanent residents can buy anywhere in BC regardless of which province they currently live in. The federal foreign-buyer ban and BC’s foreign-buyer tax apply only to non-Canadians.
How much is BC’s property transfer tax?
1% on the first $200,000, 2% to $2,000,000, 3% above that, and a further 2% on residential value over $3,000,000 — roughly $22,000 on a $1.2M home. It’s a one-time tax due as cash at closing.
Does the foreign-buyer ban apply to Canadians moving from another province?
No. The federal ban (extended to January 1, 2027) and BC’s 20% additional PTT apply only to non-Canadians. Interprovincial movers who are citizens or permanent residents are unaffected.
Will I owe the BC speculation and vacancy tax on my new home?
Not if it’s your principal residence — you’re exempt and just file a short annual declaration. The tax targets empty and under-used homes, not owner-occupiers.
Do I pay GST on a home in BC?
Only on newly built homes (5%, with rebates on lower-priced and first-time-buyer new builds). Resale homes carry no GST.
Can I qualify for the first-time home buyer PTT exemption if I owned a home in another province?
No — the exemption requires that you’ve never owned a principal residence anywhere in the world. If you owned a home in your previous province, you won’t qualify, though a new-build purchase may still qualify for the newly-built-home exemption.
Do I need a lawyer or can I use a notary to buy in BC?
A notary public can close a straightforward residential purchase in BC — no lawyer required. For complex deals a real estate lawyer is advisable. Notaries are often faster and cheaper for a clean transaction.
How much cash do I need beyond the down payment?
Budget the property transfer tax (about $22,000 on a $1.2M home), legal/notary fees (roughly $1,000–$1,800), and adjustments. For new builds, add GST. The closing-cost calculator itemises it.
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This page is general information for people relocating to the Tri-Cities, not legal, tax, financial, or immigration advice, and figures are current as of June 2026 and subject to change. Property transfer tax, the foreign-buyer ban, and provincial taxes have specific rules and exemptions — confirm your situation with a BC real estate lawyer or notary, an accountant, or the relevant authority (BC Government) before acting. Sebastian Czarkowski is a licensed REALTOR® (BCFSA). MLS® figures sourced from current Tri-Cities board data.