Buying a Condo in Montreal from France: A Complete Guide

Buying a condo in Montreal from France is entirely possible, whether you're a permanent resident, temporary resident, or even a non-resident. Canada doesn't prohibit foreigners from purchasing residential real estate in Quebec — but financing conditions, applicable taxes, and tax obligations vary considerably depending on your status. Here's a practical guide, current as of April 4, 2026, to help you navigate this process smoothly.

Who Can Buy a Condo in Montreal?

Unlike some countries, Quebec imposes no legal restrictions on real estate purchases by foreigners. Whether you're a French citizen living in France, holding a temporary work visa, or a Canadian permanent resident, you can become a property owner. The only practical requirement if you're on a temporary visa: you must have at least 183 days of validity remaining on your visa at the time of purchase — a condition often required by lenders.

However, be aware: since January 2023, the federal Canadian legislation Prohibition on the Purchase of Residential Property by Non-Canadians Act has been in effect, but it only applies to non-residents with no legal ties to Canada (no visa, work permit, or permanent residence). If you have an active legal status in Canada, you're compliant.

Concrete Steps to Buying from France

1. Consult a French tax advisor first: this step is crucial. Buying in Canada can have implications for your French tax situation (declaration of foreign assets, future capital gains, wealth tax). Don't skip this.
2. Define your real budget: if you're buying as a non-resident or without a Canadian credit history, prepare to put down at least 35% of the purchase price, sometimes up to 50% according to some expatriates. Permanent residents with Canadian income can access down payments starting at 5% (for properties under 500,000 CAD).
3. Obtain mortgage pre-approval: contact a Canadian bank (RBC, TD, Desjardins, BMO) or mortgage broker. As a non-resident, options are more limited but they exist.
4. Hire a real estate agent in Quebec: the buyer's agent is typically paid by the seller in Quebec. Choose a certified broker registered with OACIQ (Organisme d'autoréglementation du courtage immobilier du Québec).
5. Submit an offer to purchase: a legal document governed by OACIQ, it specifies the price, conditions precedent (financing, inspection), and closing date.
6. Building inspection: practically mandatory. Use an inspector certified by AIBQ or InterNACHI Quebec.
7. Sign before a notary: in Quebec, notarization is mandatory for all property transfers. The notary verifies titles, drafts the deed of sale, and registers the transaction in the Quebec Land Register. Budget 1,500 to 3,000 CAD in notary fees.

Taxes and Fees to Budget for at Purchase

Buying a condo in Montreal involves several unavoidable fees:

• Transfer tax (welcome tax): calculated in brackets on the purchase price. For a property at 500,000 CAD in Montreal, expect around 6,000 to 8,000 CAD. Montreal applies an additional surtax on amounts exceeding 500,000 CAD.
• GST/QST on new condos: if you buy a new condo, GST (5%) and QST (9.975%) apply, unless the seller includes them in the price. Partial rebates are available under certain conditions via the Canada Revenue Agency (CRA) and Revenu Québec.
• Inspection fees: approximately 500 to 800 CAD.
• CMHC mortgage insurance: mandatory if your down payment is less than 20% (premium of 2.8% to 4% of borrowed amount).
• Condo fees (strata fees): variable depending on the building, they cover common areas, building insurance, and reserve fund contributions.

Mortgage Financing for a French Non-Resident

Getting a mortgage from France without Canadian credit history is the main obstacle. Here are your options:

• Non-resident programs from major Canadian banks: RBC, TD, and BMO offer specific programs. The required down payment is typically at least 35%, and you'll need to provide your French bank statements, tax notices, and proof of income in translation.
• Buy all cash: some expats choose to purchase without financing. This greatly simplifies the process but ties up significant capital.
• Build Canadian credit history: if you already have a work permit or permanent residence, opening a Canadian bank account and obtaining a credit card a few months before your mortgage application significantly strengthens your application.

Taxes: What You Must Report in France and Canada

The France-Canada tax treaty governs double taxation. Here are the key points:

• If you're tax-resident in France and buy a rental property in Montreal, rental income will be taxable in Canada (federal and Quebec provincial tax) and must be reported in France (with a foreign tax credit to avoid double taxation).
• As owner of foreign real estate, you must report this property to French tax authorities via Form 3916-bis (foreign accounts and assets) if applicable.
• Upon resale, capital gains are taxable in Canada. For non-residents, the seller is subject to a 25% withholding on the gross sale price (section 116 mechanism under the Income Tax Act), unless you obtain a clearance certificate from CRA before sale.
• Consult Revenu Québec (revenuquebec.ca) and the Canada Revenue Agency (canada.ca/arc) regarding your reporting obligations.

Practical Tips to Secure Your Purchase from Paris

• Give a notarized power of attorney to a trusted person on-site (or your Quebec notary) to sign on your behalf if you can't attend in person.
• Use a specialized currency transfer service (Wise, OFX, or a bank offering competitive EUR/CAD rates) to send your funds: fees can save you thousands of euros on a large transaction.
• Investigate the condo reserve fund: in Quebec, law requires condo corporations to establish a reserve fund. An underfunded reserve can mean special assessments down the road.
• Review the reserve fund study (mandatory since 2020 for condos over 5 years old) before signing.
• SOS-Expat can help you identify the right contacts (notaries, brokers, tax advisors) for your specific situation.

ℹ️ This information has been verified and updated as of April 4, 2026. Laws, procedures, and amounts may change — always verify with official authorities or a professional before proceeding.