- Permanent residents can buy like any Canadian. Many lenders have newcomer programs with as little as 5% to 10% down.
- A short Canadian credit history isn't a dead end. Lenders can look at rent history, foreign credit reports and savings.
- The federal ban on non-Canadians buying residential property runs to January 1, 2027 unless extended, with exceptions. Check your status with a lawyer.
My own family's story in Winnipeg started with immigrants, so this is close to my heart. Buying a home in a new country feels like a test with unknown rules. It isn't. Here are the rules.
Your status and the federal rules
- Canadian citizens and permanent residents can buy residential property without restrictions.
- Temporary residents (work permits, study permits) are affected by the federal Prohibition on the Purchase of Residential Property by Non-Canadians Act, currently in force until January 1, 2027 unless Parliament extends it. There are exceptions, including for some work-permit holders who meet specific conditions.
Mortgages for newcomers
Many Canadian lenders have newcomer programs. Typical requirements:
- Permanent resident status or a valid work permit
- Employment in Canada (sometimes a minimum of three months)
- A down payment that may be 5% to 10%, depending on the program, credit and income
- Proof that your down payment came from your own savings, including money transferred from abroad
- Alternatives to Canadian credit: rent history, utility bills, a foreign credit report, a letter from your bank back home
Build Canadian credit from day one
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Rent first, or buy soon?
Many families rent for the first year to learn the city, and that's often wise. If you know your job and school area already, buying sooner can make sense. The rent or buy calculator helps you compare.
Buying before you arrive
Video showings, e-signatures and a local lawyer make it possible to buy remotely. I do live video walkthroughs and send honest notes, including what the camera doesn't show: street noise, smells, the neighbour's dog. Still, if you can visit once before possession, do.
Winnipeg basics newcomers ask about
- Winters: a good furnace, insulation and a garage or plug-in for the car matter more than you might expect.
- Schools: English, French immersion and several bilingual programs. See choosing a neighbourhood.
- Community: Winnipeg has strong Filipino, Indian, Ukrainian, Polish, German, Nigerian, Chinese and many other communities, plus newcomer services that help with jobs, language and settlement.
Which of these can usually buy a home in Winnipeg without restriction?
No Canadian credit yet. What can help a lender approve you?
New to Winnipeg? Let's start with a video call
- Reply within 24 hours
- Everything in writing, in plain English or Polish
- Winnipeg and all of Manitoba
Questions people ask
Can I use money from my home country for the down payment?
Yes, generally. Lenders want to see where it came from and that it's been in your account for a while. Transfer early and keep every statement.
Do I need a Canadian job to get a mortgage?
Most newcomer programs require employment in Canada. Some accept a job offer. Ask your broker.
This article is general information for Manitoba, not legal, tax, mortgage or financial advice. Rules, rates and programs change; figures are estimates as of October 2026. Check your situation with a lawyer, lender or accountant before you act. Adela Strycharz is a REALTOR® with Real Broker Manitoba Ltd. If you already have an agreement with another brokerage, please speak with your own REALTOR® first.