Buying your first home in Canada is one of the most important financial decisions of your life — and in a new country, it can feel overwhelming. This guide exists to remove that friction. Ontario law places no restrictions on permanent residents, protected persons, or new Canadian citizens purchasing residential real estate. Both CMHC and several major Canadian banks offer dedicated "New to Canada" mortgage programs for immigrants with little or no Canadian credit history. Markham is one of the GTA's strongest long-term real estate markets — and one of Canada's most diverse cities. The information below is what Michael John Lau walks newcomer clients through on the first call. All of it. In plain language.
Chapter 1: Who Can Buy a Home in Canada?
Your immigration status determines both your eligibility to purchase and the taxes that may apply. Here is the complete picture for each status category — and what it means for a purchase in Markham, Ontario.
You have the same homebuying rights as Canadian citizens. No additional taxes. No restrictions. Fully eligible for CMHC mortgage insurance and all major newcomer bank programs. The vast majority of newcomer buyers fall into this category. PR card, COPR, or refugee protection documentation confirms your status at the lender and with your real estate lawyer.
May be eligible under specific conditions — primarily if you have worked or studied in Canada for a minimum qualifying period. Ontario's Non-Resident Speculation Tax (NRST) and the federal Non-Canadians Act may apply depending on your specific permit type and duration. Confirm your eligibility with a licensed Ontario real estate lawyer before signing anything. Some exemptions apply.
Subject to the federal Prohibition on the Purchase of Residential Property by Non-Canadians Act (extended through 2026), which restricts certain residential purchases. Ontario's NRST of 25% applies on top of the purchase price. Commercial properties are generally not affected. Always consult a real estate lawyer before proceeding.
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Ontario Non-Resident Speculation Tax (NRST): The NRST is a 25% tax applied to certain residential purchases by foreign nationals and foreign corporations. Permanent residents, protected persons, and Canadian citizens are fully exempt. Certain work permit holders may also qualify for exemption — for example, those who have worked full-time in Ontario for at least one year prior to closing. Confirm your status with a licensed Ontario real estate lawyer before signing any Offer to Purchase.
Chapter 2: Newcomer Mortgage Programs
Most major Canadian banks and lenders offer dedicated "New to Canada" mortgage programs that accommodate limited or no Canadian credit history. Here is every program category a newcomer buyer in Markham should know.
CMHC New to Canada
Min. 5% Down · Up to $1.5M
Canada Mortgage and Housing Corporation's insured mortgage program for newcomers allows eligible permanent residents and protected persons to qualify with as little as 5% down — even without Canadian credit history. International credit reports, foreign bank reference letters, and overseas employment records are accepted. CMHC mortgage insurance premium applies (0.60%–4.00%) and is added to your mortgage balance. Available through most chartered banks and credit unions. The most widely used newcomer program in Canada.
RBC, TD, Scotiabank, BMO, CIBC
Big Bank Newcomer Programs
Canada's five largest banks all offer dedicated newcomer mortgage programs with flexible documentation requirements. International credit reports, foreign employment letters, and proof of settlement funds are accepted in place of Canadian credit history. Scotiabank's StartRight® and RBC's Newcomer Mortgage are among the most comprehensive — allowing recent arrivals with established banking relationships to qualify faster. Some programs require 6–24 months in Canada; terms vary by institution. Compare at least two major banks before committing.
Mortgage Brokers & Alternative Lenders
More Flexibility · 30+ Lenders
A licensed mortgage broker can access dozens of lenders — including B-lenders and alternative institutions — who may approve newcomers that big banks decline. Especially useful for self-employed newcomers, those with foreign income, or buyers targeting Markham's $1M+ price range without 20% down. Brokers are paid by lenders, not by you — no cost to use one. Most newcomer buyers benefit from starting with a broker consultation before approaching any single bank.
Build Canadian Credit — Start Now
Day One Priority
Even with a foreign credit report, lenders prefer to see some Canadian credit history. Start building it immediately upon arrival: open a Canadian bank account, apply for a secured credit card, pay all bills on time, and avoid maxing any credit line. Six months of Canadian credit history meaningfully improves your mortgage options and rate. A credit score above 680 opens conventional lender programs that reduce or eliminate mortgage insurance costs on 20%+ down purchases.
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Michael John Lau, Kaizen Real Estate: "The most common mortgage mistake I see newcomer buyers make is approaching only one bank. Every lender has a different appetite for newcomer applications — one bank's 'decline' is another's straightforward approval. A mortgage broker can run your profile against 30+ lenders in a single application and identify the best rate, terms, and documentation requirements for your specific situation. I connect every newcomer client I work with to a broker who specialises in this before we start house-hunting."
Chapter 3: Down Payment Requirements
Canada's minimum down payment rules apply identically to newcomers and long-term residents. Here is exactly what the rules require — and what they mean for Markham's price ranges in 2026.
Up to $500,000
5% of purchase price
CMHC mortgage insurance eligible. Good entry point for condos and some townhomes in outer Markham areas (Milliken Mills, Box Grove).
$500,001 – $999,999
5% on first $500K + 10% on balance
CMHC-insured eligible. On a $750,000 purchase: $25,000 + $25,000 = $50,000 minimum. Covers entry-level Markham townhomes and condos.
$1,000,000+
20% minimum — no CMHC insurance
Not CMHC eligible. Conventional mortgage only. Markham average price is $1.5M+ in desirable segments — most newcomers buying here need 20% down.
$1,500,000 (Markham Average)
$300,000 minimum (20%)
Typical requirement for detached homes in Unionville, Berczy, Cornell, Angus Glen. Foreign funds, gifts, and settlement savings all accepted with documentation.
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Using foreign funds as your down payment: Funds transferred from a foreign bank to a Canadian account are generally accepted — provided you can document the source. Lenders typically require 90–180 days of foreign bank statements showing the funds plus wire transfer confirmation. Funds should ideally be in your Canadian account for at least 90 days before closing. Gift funds from immediate family are also accepted with a signed gift letter confirming no repayment is required. Your mortgage broker will specify requirements for your chosen lender.
Chapter 4: The Buying Process, Step by Step
Here is exactly what happens from your first conversation with a REALTOR® to picking up your keys — written for someone who has never purchased real estate in Canada before.
01
Confirm Your Eligibility & Immigration Status
Before anything else, confirm with a licensed Ontario real estate lawyer that your immigration status allows you to purchase without additional taxes or restrictions. This takes a single consultation and removes all uncertainty. Do not rely on general information alone — your specific permit type, duration, and provincial circumstances determine your eligibility for exemptions from the NRST and the federal Non-Canadians Act.
Tip: Most real estate lawyers offer a free 15–30 minute intro call. Ask your REALTOR® to refer you to one who regularly works with newcomer clients in Markham.
02
Hire a REALTOR® Who Knows Markham and Newcomer Buyers
Your REALTOR® is your buyer's representative — your negotiator, advisor, and guide through every step. In Ontario, the seller pays both agents' commissions, so buyer representation costs you nothing. Choose a REALTOR® with a proven track record in Markham, experience with newcomer clients, and the financial literacy to help you understand the true cost of ownership — not just the purchase price. Interview two or three agents before deciding.
Tip: Ask specifically: how many homes have you sold in Markham in the past 12 months? Have you worked with permanent resident and newcomer buyers before? What is your approach when we face a multiple-offer situation?
03
Get Pre-Approved for a Mortgage
A mortgage pre-approval confirms how much you can borrow and at what rate — and strengthens your offer significantly in Markham's competitive market. Start with a mortgage broker who can access multiple lenders. Bring immigration documents, proof of income (Canadian pay stubs or foreign employment records), recent bank statements, and any international credit reports or bank reference letters.
Tip: Get pre-approved before you start viewing homes. Sellers in Markham's luxury market expect serious, pre-approved buyers — showing up without one weakens your negotiating position from the start.
04
Search for Homes & Attend Showings
Your REALTOR® will set up MLS alerts matching your criteria and book private showings. In Markham's most desirable neighbourhoods (Unionville, Berczy, Angus Glen), well-priced homes can receive offers within days of listing. Come prepared with your must-have list, school catchment priorities, and commute requirements. Bring your spouse or co-buyer to every showing — decisions in a competitive market often need to be made quickly.
Tip: Don't fall in love at the showing alone. Fall in love after you understand the offer price relative to comparables, the neighbourhood context, and the true condition of the home. Your REALTOR® will pull sold data before any offer.
05
Make an Offer to Purchase
When you find your home, your REALTOR® prepares an Offer to Purchase — a legally binding contract specifying price, deposit, conditions (financing, home inspection), and closing date. Your agent advises on offer strategy: how much to offer, what conditions are appropriate given market conditions, and how to structure the offer to win without recklessness. The deposit (typically 5% of purchase price) is due shortly after acceptance and held in trust. It is applied to your down payment at closing.
Tip: In a seller's market, your REALTOR® may advise against certain conditions to compete. Never waive a home inspection without understanding the risk — your agent will help you assess when it is and is not reasonable.
06
Fulfil Conditions — Financing & Home Inspection
If your offer includes conditions, you have a set number of business days (typically 5–7) to satisfy them. Your mortgage lender issues formal approval; a licensed home inspector reviews the property's structure, roof, plumbing, HVAC, and electrical. Never skip the home inspection as a newcomer — you may be unfamiliar with Canadian building codes, HVAC systems, or roofing standards. Your REALTOR® manages this timeline and coordinates all parties.
Tip: A home inspection costs $400–$650 and takes 2–3 hours. It is the best money you will spend in the purchase process. Attend it in person — ask the inspector every question you have.
07
Work With Your Real Estate Lawyer
Once the deal is firm, your real estate lawyer conducts a title search, prepares transfer documents, calculates land transfer tax, receives your down payment and mortgage funds, and registers the deed with the Ontario land registry. You sign documents approximately one week before closing. Your lawyer is also your best resource for verifying NRST exemption status and HST treatment if you are a newcomer buying for investment.
Tip: Budget $1,500–$2,500+ in legal fees. Choose a lawyer experienced with newcomer clients in Markham — they will anticipate documentation nuances (foreign fund transfers, PR card verification) that slow down less experienced firms.
08
Close and Pick Up Your Keys
On closing day, your lawyer transfers funds to the seller's lawyer, the deed is registered in your name, and you receive the keys. Set up home insurance before your closing date — your lender requires proof of coverage before releasing mortgage funds. Your REALTOR® remains available if anything arises on closing day — which, with proper preparation, is rare.
Tip: Schedule utilities (hydro, gas, water) to transfer to your name on closing day, not after. One call ahead of time prevents the gap that can leave a new homeowner without power or water on move-in day.
Chapter 5: Closing Costs to Budget For
Beyond the down payment, newcomer buyers in Ontario should budget an additional 1.5%–4% of the purchase price for closing costs. Here is every line item — and what it means for a typical Markham purchase.
Ontario provincial LTT on every purchase. Graduated scale based on price. First-time buyers receive a rebate of up to $4,000. Markham (York Region) has no municipal LTT — a significant cost advantage over Toronto buyers.
Your real estate lawyer charges for title search, document preparation, land registry transfer, and disbursements. Choose an experienced lawyer, not the cheapest. Disbursements (couriers, registration fees) add $300–$600 on top of legal fees.
A licensed home inspector reviews structure, roof, plumbing, HVAC, electrical, and insulation. Strongly recommended for all newcomer buyers unfamiliar with Canadian building standards. Attend in person and ask every question.
One-time premium protecting against title defects, fraud, and survey errors. Your lawyer arranges this at closing. Do not skip it — title fraud is real and title insurance is the only protection.
Applies only when down payment is less than 20%. Added to your mortgage balance (not paid at closing). On a $700,000 purchase with 5% down, the CMHC premium is approximately $26,600 added to your mortgage.
If the seller has prepaid property taxes past your closing date, you owe them the pro-rated difference. Your lawyer calculates and collects this automatically at closing — budget $500–$3,000+ depending on timing.
For condo purchases: your lawyer reviews the condo corporation's status certificate, which reveals the financial health of the corporation, any pending special assessments, reserve fund status, and condo rules. Essential — never skip it.
Professional movers, utility connections, minor repairs, home insurance (required before closing), and incidental setup costs. Budget generously — this category consistently surprises buyers who underestimate it.
Total estimated closing costs on a $1,200,000 Markham home (20% down, first-time buyer, excluding moving, not including CMHC insurance premium which does not apply at 20% down):
~$28,000–$40,000
Chapter 6: Ontario Land Transfer Tax — And the Markham Advantage
Land Transfer Tax is one of the largest closing costs in Ontario. Understanding how it is calculated, what first-time buyer rebates apply, and why Markham buyers pay substantially less than Toronto buyers can change the financial calculus of your purchase significantly.
Up to $55,0000.5%
$55,001 – $250,0001.0%
$250,001 – $400,0001.5%
$400,001 – $2,000,0002.0%
Over $2,000,0002.5%
LTT on a $1,200,000 purchase~$21,475
First-time buyer rebate (Ontario)Up to $4,000
Net LTT (first-time buyer, $1.2M)~$17,475
First-time buyer rebate applies only if neither you nor your spouse has ever owned a home anywhere in the world. This is verified by your lawyer and applied automatically at closing.
Markham (York Region) — $1.2M purchase~$21,475 provincial only
City of Toronto — $1.2M purchase~$42,950 (provincial + municipal)
Savings buying in Markham vs. Toronto~$21,475 saved
Markham with first-time buyer rebate~$17,475
Toronto with first-time buyer rebate~$34,475 (both rebates applied)
Total LTT advantage — Markham vs. Toronto$17,000–$21,000+ saved
Markham is in York Region — not the City of Toronto. York Region does not levy a municipal land transfer tax. This is a permanent structural advantage of buying in Markham over comparable Toronto addresses — and the savings compound with every price increase.
Chapter 7: Markham's Best Neighbourhoods for Newcomer Families
Markham is a city of distinct communities — each with its own school rankings, price point, community character, and demographic mix. Here is a practical guide to the most popular areas for newcomer families in 2026.
Unionville & Angus Glen
$1.5M – $3M+
LuxuryTop SchoolsHeritage
Markham's most prestigious addresses. Historic Unionville Main Street, Angus Glen Golf Club, large detached homes on wide lots. Unionville High School (Fraser 8.8–9.2/10) and proximity to Pierre Elliott Trudeau HS (Fraser 9.5/10, ranked #6 Ontario) make this the strongest school corridor in all of York Region. Ideal for families where secondary school ranking is the primary criterion.
Berczy Village & Wismer
$1.2M – $2M
Pierre Elliott Trudeau HSQuiet StreetsHigh Demand
Among Markham's most family-oriented communities, famous for feeding into Pierre Elliott Trudeau High School — ranked #6 in Ontario, Fraser Institute 9.5/10. Tree-lined streets, strong community identity, and consistently high resale demand. The school catchment here is one of the strongest investment arguments in any Markham neighbourhood. Larger detached homes at lower price points than Unionville.
Cornell & Box Grove
$900K – $1.5M
Master-PlannedWalkableFamily Design
Master-planned communities offering newer construction, walkable layouts, Cornell Community Centre (129,000 sq ft), and Rouge Valley trail access. One of Markham's most family-forward communities by design — front porches, walkable schools, and a welcoming newcomer culture. The final phase of Cornell Rouge borders Rouge National Urban Park. Strong elementary school catchments. Well-priced entry into Markham ownership.
Cathedraltown & Cachet
$1.5M – $2.5M
Grand ArchitectureLarge LotsExecutive
Distinctive European-inspired architecture, large lots, and quiet residential courts. Cathedraltown's cathedral centrepiece and Cachet's mature trees create one of Markham's most visually striking streetscapes. Ideal for families from European or Middle Eastern cultural backgrounds who value architectural distinction and large private lots. Quieter community character than Cornell or Berczy.
Milliken Mills & Buttonville
$700K – $1.3M
Chinese-Canadian CommunityTransitEntry-Level
One of Markham's most established areas with deep Chinese-Canadian community infrastructure — Pacific Mall, T&T Supermarket, Chinese-language schools, temples, and community associations. One of the most welcoming entry points for newcomers from China, Hong Kong, and Taiwan. Strong transit access. Semi-detached and detached homes at Markham's most accessible price points.
Swan Lake & Greensborough
$800K – $1.4M
Newer BuildsLake ViewsGrowing
Newer subdivisions built around Swan Lake offering more contemporary construction at relatively accessible price points. Popular with South Asian families relocating from Toronto or Brampton seeking more space and a strong local community. Strong demand from families whose children are early elementary age — good school catchments and community growth trajectory.
Stouffville & Whitchurch
$1.5M – $4M+
AcreagePrivacyRural Estate
Just east of Markham, Stouffville offers estate acreage, a historic main street, and space that urban Markham cannot provide. Ideal for newcomer families from cultures where land, privacy, and multigenerational living space are priorities. Large detached homes and custom builds at prices that deliver far more square footage than comparable Unionville product. Within 30 minutes of all Markham amenities.
Richmond Hill (South)
$1.1M – $2.5M
Bayview Ave CorridorKorean CommunityTop Schools
While technically in Richmond Hill rather than Markham, South Richmond Hill along the Bayview Avenue and Yonge Street corridors is a top-choice community for newcomer families — particularly those from Korean, Persian, and Russian-speaking backgrounds. Strong school rankings and proximity to both Markham and Toronto. eXp Realty's office at 8763 Bayview Ave puts Kaizen directly in the heart of this community.
Chapter 8: Documents You'll Need
Preparation is everything. Gather these documents before you start house-hunting — having them ready speeds up your pre-approval and strengthens your position when you find the right home.
Immigration documents — PR card, COPR, study or work permit as applicable
Valid passport — all pages for identity verification
Canadian employment letter — confirming position, salary, and start date
Recent Canadian pay stubs — last 3 months
If self-employed: 2 years of T1 Generals, Notices of Assessment, or foreign equivalents
Canadian bank statements — last 3 months showing income and down payment
Foreign bank statements — 3–6 months showing source of down payment funds
International credit report — from Equifax, Experian, or home country bureau
Foreign bank reference letter — if no Canadian credit history
Wire transfer records — documenting any funds transferred from abroad
Gift letter — if any portion of down payment is from a family member
Two government-issued IDs — passport plus PR card or Ontario driver's licence
Mortgage commitment letter — issued by your lender confirming approval
Signed Offer to Purchase — prepared and reviewed by your REALTOR®
Home insurance policy — required before mortgage funds are released
Proof of down payment — showing funds in a Canadian bank account
Social Insurance Number (SIN) — required for Ontario title registration
Void cheque or direct deposit form — for mortgage lender records
Certified cheque or bank draft — for down payment balance and closing costs on closing day
Utility account info — hydro, gas, and water for transfer to your name on closing day
Home inspection report — keep a copy for your records and any warranty claims
NRST exemption documentation — if applicable to your immigration status
Chapter 9: The Newcomer Buyer Due Diligence Checklist
Newcomer buyers face a set of due diligence requirements that differ meaningfully from buyers with long Canadian histories. The checklist below ensures nothing critical is missed before you sign an Offer to Purchase.
01
Confirm Immigration Status Eligibility with a Lawyer Before Shopping
Do not assume your status qualifies you — confirm it. NRST exemptions and Non-Canadians Act restrictions are fact-specific. A one-hour consultation with an Ontario real estate lawyer costs $200–$500 and removes all uncertainty. It is the most important $200–$500 you will spend in this process.
02
Verify School Catchment by Civic Address — Not by Proximity
The school nearest to a home is not necessarily the school that home feeds into. In Markham, catchment boundaries are maintained by YRDSB and can split streets, communities, and even individual cul-de-sacs. Confirm your specific address against YRDSB's catchment map before making any offer. If Pierre Elliott Trudeau HS or Unionville HS is the reason you are buying in a specific area, verify the catchment first — not after signing.
03
Get a Mortgage Pre-Approval — Not Just Pre-Qualification
A pre-qualification is an estimate. A pre-approval is a conditional commitment. In Markham's market, sellers expect pre-approved buyers — submitting an offer with only a pre-qualification weakens your negotiating position and signals inexperience. The pre-approval process also surfaces any documentation gaps before you find your home, not after.
04
Understand HST Treatment if Buying for Investment
New construction homes are subject to HST. The treatment of the HST rebate depends on whether you occupy the home as your primary residence. Investors who buy in their own name intending to rent at closing face HST exposure that can exceed $100,000 if not structured correctly. Have your accountant and real estate lawyer review the HST structure before signing any purchase agreement — especially for pre-construction or new build purchases.
05
Budget for the Full All-In Cost — Not Just the Purchase Price
First-time newcomer buyers consistently underestimate closing costs. On a $1,200,000 Markham home, add $28,000–$40,000 in closing costs to your required funds — before moving costs, appliances, or any renovations. Ensure your pre-approval and savings account for this gap. Mortgage lenders do not finance closing costs.
06
Document Foreign Fund Transfers Before You Need Them
If your down payment is coming from abroad, start the documentation process before you make an offer. Gather 90–180 days of foreign bank statements, wire transfer records, and a bank reference letter. Lenders need to verify the source of every dollar in your down payment. Delays in this documentation are the most common cause of newcomer mortgage approval delays in Ontario.
07
Never Skip the Home Inspection — Especially as a Newcomer
Canadian homes have specific maintenance requirements — forced-air HVAC systems, shingle roofing, basement waterproofing, electrical panel standards — that may be unfamiliar to buyers from other countries. A home inspection reveals issues that only a trained eye can identify, and attending gives you a complete education on your new home's systems before you own it. The $400–$650 cost is nominal against a roof replacement ($15,000+) or HVAC failure ($8,000+).
08
For Condos: Review the Status Certificate Before Signing
A status certificate reveals the condo corporation's financial health, reserve fund balance, any pending or approved special assessments, and the rules governing your unit. A special assessment can add $5,000–$50,000+ to your ownership costs with little warning. Your real estate lawyer must review the status certificate — typically within 10 days of receiving it. Never waive or rush this review.
09
Use Independent Buyer Representation — Not the Seller's Agent
The listing agent on a property represents the seller. In Ontario, both agents are paid by the seller — so independent buyer representation costs you nothing. A buyer's agent owes you a fiduciary duty: full disclosure, undivided loyalty, and advice that serves your interests. A listing agent owes you only honesty and fairness — not the same thing. For a transaction this large and complex, you want the full protection.
10
Set Up Home Insurance Before Closing — Not On Closing Day
Your mortgage lender will not release funds without proof of home insurance effective on closing day. Arrange your policy at least one week before closing. Newcomers without Canadian insurance history may need to shop more carefully — some insurers require 3+ years of Canadian insurance history for standard rates. Your REALTOR® can recommend insurers with strong newcomer programs.
Chapter 10: Who Markham Is — and Isn't — the Right Market For
Markham is an exceptional city, but no market is perfect for every buyer profile. Here is an honest picture of who thrives in Markham — and who might be better served looking elsewhere first.
Markham Is Right for You If...
The Newcomer Who Thrives in Markham
Secondary school quality is a top priority — and you want access to one of Ontario's top five secondary school catchments (PET HS at 9.5/10, Unionville HS at 8.8+)
You are a permanent resident or new citizen with a 20%+ down payment and a stable Canadian income — and you are ready to commit to a long-term ownership position in one of the GTA's most resilient markets
You value being part of a large, established immigrant community where cultural infrastructure (language schools, temples, ethnic grocery, community associations) is already built — not something you need to create
You want a home in the $900K–$2M range that delivers more space, better schools, and lower LTT than a comparable Toronto address — and you can reach downtown Toronto in 30–40 minutes via GO Train or 407
Long-term property appreciation matters to you — and you understand that Markham's combination of land scarcity, school quality, and economic infrastructure creates a structurally strong long-term market
Consider Other Options First If...
When Markham May Not Be the Right First Step
You have been in Canada less than 12 months, are still building your credit history, and do not yet have a mortgage pre-approval — your first step is building the financial foundation, not rushing to buy in a $1.5M average market
Your workplace is in central Toronto and you want to walk or take a short subway ride to work — Markham's commute to downtown Toronto is 30–50 minutes by transit or car; if proximity is paramount, inner-city condos may suit you better for a first home
Your available down payment is below $100,000 — in Markham's price environment, this limits you to entry-level condos or townhomes where your long-term equity position and school catchment options are more constrained
You need maximum flexibility to move in 2–3 years due to employment or immigration uncertainty — transaction costs of buying and selling within a short window erode gains in any market; renting and building savings for 2–3 years first may be the smarter financial move
Your Guide for This Purchase
Michael John Lau
REALTOR® · CPA/CMA · Kaizen Real Estate Team · eXp Realty · Markham, Ontario
Michael John Lau is a licensed Ontario REALTOR® and Chartered Professional Accountant (CPA, CMA) based in Markham. He leads the Kaizen Real Estate Team at eXp Realty and has helped dozens of newcomer and immigrant families purchase their first Canadian home across Markham, Richmond Hill, and York Region. His CPA background means he approaches every newcomer transaction with financial discipline — helping clients understand the true cost of ownership, NRST exposure, HST treatment on new construction, land transfer tax implications, and long-term equity strategy. He and his team operate across three ranked websites, produce neighbourhood content in English and Mandarin, and bring a depth of local market knowledge that most agents cannot match. Independent buyer representation at any Markham property costs you nothing — but the decision not to have it costs far more than most newcomer buyers realize until after the fact. Licence #4784577.
ICON Award 2024 Diamond Award 2023 Titanium Award 2022 Realtor of the Year 2022 Platinum Award 2021 Realtor of the Year 2021
Frequently Asked Questions
Can I buy a home in Canada as a permanent resident?
Yes — fully. Permanent residents in Ontario have identical homebuying rights to Canadian citizens. No additional taxes, surcharges, or restrictions apply. You are fully eligible for CMHC mortgage insurance, all major New to Canada bank programs, and Ontario's first-time homebuyer Land Transfer Tax rebate (up to $4,000). Your PR card or COPR is the key document your lender and lawyer will need to confirm your status.
What is the CMHC New to Canada mortgage program?
The CMHC New to Canada program allows eligible permanent residents and protected persons to purchase with as little as 5% down, even without Canadian credit history. Accepted documentation includes international credit reports, foreign bank reference letters, and overseas employment letters. CMHC mortgage insurance premiums (0.60%–4.00%) are added to your mortgage balance — not paid at closing. The program is available through most major Canadian banks and credit unions and is the most widely used newcomer mortgage program in the country.
Can I use money transferred from my home country as a down payment?
Yes. Foreign funds transferred into a Canadian bank account are generally accepted as a down payment, provided you can document the source. Lenders require 90–180 days of foreign bank statements showing the funds plus wire transfer records. Funds are ideally in your Canadian account for at least 90 days before closing. Gift funds from immediate family are also accepted with a signed gift letter confirming no repayment is required. Your mortgage broker will specify the exact documentation requirements for your chosen lender.
Is there a land transfer tax in Markham, and does it differ from Toronto?
Yes — and the difference is substantial. Markham is in York Region, which charges only the Ontario provincial Land Transfer Tax. The City of Toronto charges both provincial and municipal LTT on top of each other. On a $1,200,000 purchase, a Markham buyer pays approximately $21,475 in provincial LTT. A Toronto buyer at the same price pays approximately $42,950 combined. Buying in Markham instead of Toronto saves $17,000–$21,000+ in LTT alone — before the first-time buyer rebate of up to $4,000, which reduces this further.
Which Markham neighbourhood has the best schools for newcomer families?
For secondary school quality, Berczy Village and Wismer feed into Pierre Elliott Trudeau High School — ranked #6 in Ontario with a Fraser Institute score of 9.5/10. This is the strongest secondary school catchment of any established neighbourhood in York Region. Unionville and Angus Glen offer access to Unionville High School (Fraser 8.8–9.2) and proximity to PET HS. For families with younger children, Cornell's walkable elementary school environment and community infrastructure are also highly regarded. School catchment must always be verified for your specific address with YRDSB before any purchase.
Do I need a lawyer to buy a home in Ontario?
Yes — a licensed Ontario real estate lawyer is legally required to complete a residential property purchase in Ontario. Your lawyer conducts the title search, prepares and reviews transfer documents, pays land transfer tax, receives funds from your mortgage lender, and registers the transfer with the Ontario land registry. Budget $1,500–$2,500+ in legal fees plus disbursements. Choose a lawyer experienced with newcomer clients in Markham — they will anticipate documentation nuances (foreign fund transfers, PR card verification, NRST exemption documentation) that slow down firms without newcomer experience.
Does the buyer pay the REALTOR® in Ontario?
In the standard Ontario real estate transaction, the seller pays both the listing agent and the buyer's agent commissions from the sale proceeds. As a buyer, you receive independent representation from a REALTOR® who owes you full fiduciary duty — loyalty, full disclosure, and advice in your interest — at no direct cost to you. This means there is no financial reason not to have your own buyer's agent, and significant risk in not having one. The only exception is if a buyer chooses to work directly with the listing agent — in which case the agent represents both parties (called multiple representation) and owes reduced duties to each.
Is Markham a good long-term real estate investment for newcomers?
Markham's long-term real estate fundamentals are strong: land scarcity (it is bounded by greenbelt and established communities), a growing population with strong immigration-driven demand, top-ranked schools that consistently attract premium buyers, and a technology employment base that supports high household incomes. Over 20 and 30-year horizons, Markham freehold properties have shown consistent appreciation. That said, real estate is not guaranteed — short-term market conditions vary, and buyers who need flexibility within 2–3 years should consider the transaction cost impact before buying. For newcomers planning to remain in the GTA long-term, Markham homeownership has historically been one of the most effective wealth-building decisions available.
