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Non-Resident Speculation Tax calculator
Ontario’s 25% NRST and Toronto’s 10% Municipal NRST for foreign buyers, with exemptions. ✓ Rules checked Oct 10, 2026
How the Non-Resident Speculation Tax works
Ontario charges a 25% Non-Resident Speculation Tax on residential property (1–6 single-family residences) bought anywhere in Ontario by foreign nationals, foreign corporations or taxable trustees — on top of regular land transfer tax. Since Jan 1, 2025 the City of Toronto adds a 10% Municipal NRST on top of MLTT.
Exemptions (provincial): Ontario Immigrant Nominee Program nominees, protected persons, and a foreign national buying with their spouse who is a citizen, PR, nominee or protected person. Occupancy as principal residence within 60 days is required for nominee/spouse exemptions. Rebate: if you become a permanent resident within 4 years and meet the conditions, you can apply for a rebate. Rebates for international students and foreign workers ended for agreements after March 29, 2022. Toronto’s MNRST rebate mirrors the provincial one (apply within 90 days of becoming PR).
Non-Resident Speculation Tax calculator: frequently asked questions
Does NRST apply to commercial or 7+ unit buildings?
No — it applies to land containing 1–6 single family residences.
I’m on a work permit in Ontario. Am I exempt?
No. The foreign-worker rebate is no longer available for agreements after March 29, 2022.
Is NRST on top of land transfer tax?
Yes. In Toronto a foreign buyer pays LTT + MLTT + 25% NRST + 10% MNRST.
Can I get it back if I become a PR?
Possibly: within 4 years of purchase, apply promptly (Toronto: within 90 days), hold the home only with your spouse, and use it as your principal residence.
Official sources
- Ontario — Non-Resident Speculation Tax
- Ontario — NRST exemptions
- Ontario — NRST rebates and refunds
- City of Toronto — MLTT & MNRST rates
- City of Toronto — MNRST rebates
Rules checked Oct 10, 2026. Estimates only — confirm with official sources and a professional.