Ontario Non-Resident Speculation Tax (NRST) Calculator 2026

Critical Rule

If ANY ONE of the transferees is a foreign entity or taxable trustee, the NRST applies to 100% of the value of the consideration for the transfer.

It is NOT prorated to the interest acquired by the foreign entity.

Example

Tomoko, Shoshana, and Lieven buy a home together:

• Tomoko (Canadian citizen): 33% interest
• Shoshana (Canadian citizen): 33% interest
• Lieven (foreign national): 34% interest
• Purchase price: $1,500,000

The NRST is applied to the full value of the consideration, not just Lieven's share.

Liability

Each transferee is liable for any NRST payable. If a foreign entity or taxable trustee does not pay the NRST, the other transferees will be required to pay the tax — even if they are Canadian citizens or permanent residents.

Available Exemptions

1. Nominee Exemption: Foreign nationals nominated under the Ontario Immigrant Nominee Program (OINP) who have applied or certified to become a permanent resident.
2. Protected Person Exemption: Foreign nationals conferred refugee protection under the Immigration and Refugee Protection Act.
3. Spousal Exemption: Purchases jointly acquired with a spouse who is a Canadian citizen, permanent resident, protected person, or nominee.

Conditions

• All joint purchasers must also be Canadian citizens, permanent residents, nominees, or protected persons.
• All purchasers must certify that they will occupy the property as their principal residence within 60 days of registration.
• Exemptions must be claimed at the time of registration in Ontario's electronic land registration system (Teraview).
• Exemptions do NOT apply retroactively.

Permanent Resident NRST Rebate

Available if the foreign purchaser:

• Becomes a permanent resident of Canada within 4 years of the purchase date
• Owns the property solely or jointly only with their spouse
• Occupies the property as their principal residence within 60 days of purchase and continues until the rebate application or conditions are met
• Applies within 180 days of becoming a permanent resident

Industrial Use Rebate

Available for conveyances on or after November 6, 2025:

• Property must be reclassified into an eligible industrial property class within 6 years
• Apply within 6 years from the date tax was payable

Application

Apply online through the Ministry of Finance's online services portal. Supporting documentation is required. Interest on rebate/refund begins 40 business days after a complete application is received.

Section 20 Relief

Under section 20 of the Land Transfer Tax Act, the Minister of Finance has discretion to provide relief where "special circumstances" make it inequitable for the taxpayer to pay the full tax. This relief is not automatic and the bar is high.