New to Canada? Buying your first home in Calgary

A lot of the families I work with are new to Canada, and many of them would rather talk it through in Punjabi, Hindi or Urdu than in English. The questions are almost always the same: am I allowed to buy, will a bank lend to me, and what help is there for first-time buyers? Here are the answers, based on the federal government, CMHC and CRA rules as of November 2026. Always confirm your own situation with your lawyer, lender and accountant.

Can I buy a home in Calgary if I am not a citizen yet?

The federal Prohibition on the Purchase of Residential Property by Non-Canadians Act has been in force since January 1, 2023 and was extended to January 1, 2027. It covers homes with up to three units, including condos and semi-detached homes, in census metropolitan areas like Calgary. Here is who can still buy:

• Permanent residents: the law does not apply to you. You can buy like any citizen.
• Work permit holders: exempt if you hold a valid work permit (or are authorized to work in Canada), it has 183 days or more left on the day you buy, and you have not bought another home in Canada while the ban is in force.
• International students: the exemption is much narrower. You need to have filed tax returns for the past 5 years, been in Canada at least 244 days in each of those years, and the price can be no more than $500,000.
• Others who are exempt: protected persons and refugees, eligible refugee claimants, and a non-Canadian spouse or common-law partner buying together with a citizen or permanent resident.

Breaking the rule can mean a fine of up to $10,000 and a court-ordered sale, so have your lawyer check your status before you write an offer. As of mid-2026 the government had not announced another extension, but rules can change.

How do I get a mortgage without Canadian credit history?

• The basic rules are the same for everyone. Down payment minimums, the stress test and mortgage insurance work the same way for newcomers. My mortgage basics guide explains them.
• There are options if you have no credit file yet. CMHC offers a newcomers program for borrowers with permanent or non-permanent resident status, and its rules allow other ways to show you pay your bills, such as a reference letter from your bank in your home country. Ask your lender or mortgage broker which insurer and program fits you.
• Start building credit on day one. Open a Canadian bank account and a credit card soon after you land, use it lightly and pay it in full every month.
• Keep a paper trail for your down payment. If money is coming from savings abroad, keep statements showing where it came from and when it was transferred.

Which first-time buyer programs can I use?

• First Home Savings Account (FHSA): once you are a resident of Canada, 18 or older and a first-time buyer, you can open one. Contribute up to $8,000 a year, to a lifetime limit of $40,000. Contributions are generally tax-deductible and qualifying withdrawals for your first home are tax-free. Open it early, because your room only starts once the account is open.
• RRSP Home Buyers’ Plan: you can withdraw up to $60,000 from your RRSP to buy your first home and repay it over 15 years. For a first withdrawal made from 2026 to 2028, repayment starts in the fifth year after the withdrawal. You can use the FHSA and the Home Buyers’ Plan for the same home.
• First-time home buyers’ tax credit: claim $10,000 on your tax return, worth up to $1,500. For this credit, a home you owned and lived in outside Canada in the past four years counts, so you may not qualify if you owned a home back home recently.
• Buying brand new? Read my first-time buyer GST rebate guide.

Each program defines “first-time buyer” a little differently, so check with an accountant if you owned property in another country.

What does buying a home in Calgary look like?

• Get pre-approved so you know your budget and the rate is held while you shop.
• Choose your communities. Commute, schools, places of worship and family nearby usually decide it.
• Make an offer with conditions, usually financing and a home inspection, so you have time to check everything.
• Hire a real estate lawyer, who registers the home in your name and handles the money on closing day.
• Budget for closing costs. Alberta has no land transfer tax, but there are fees. My closing costs guide lists them.

Tips before you buy as a newcomer

• Do not change jobs or take on new debt between pre-approval and closing without talking to your lender.
• Look at homes with a suite if parents are joining you or you want rental help, and check it is legal with my basement suite guide.
• Compare areas. Many newcomer families start with Saddle Ridge, Cornerstone and Redstone in the northeast, or nearby Airdrie and Chestermere. My first-time buyer guide covers the rest.

New to Calgary? Let’s talk.

I help buyers across NE, SE, NW and SW Calgary, Airdrie, Chestermere, Balzac, Langdon, Cochrane and Okotoks, in English, Punjabi, Hindi and Urdu. Call or text me, tell me where you are in your move, and I will walk you through every step, from pre-approval to getting your keys.

Frequently asked questions