Every year people move to Nova Scotia from Ontario, Alberta, British Columbia and from outside Canada, and many of them buy before they arrive. It can be done well. It can also go badly if you treat it like buying in the place you are leaving. Here is what is different.
The tax that changes everything: 10% for non-residents
Nova Scotia charges a Non-Resident Provincial Deed Transfer Tax of 10% on residential property with three or fewer units, calculated on the purchase price or assessed value, whichever is higher. It applies to agreements signed after March 31, 2025.
The exemption: a non-resident who moves to Nova Scotia within six months of the transfer can be exempt, with proof of residency. If you are relocating, this is the single most important date in your plan. Buying in March and moving in September works. Buying in March and moving next year does not.
This tax is on top of the municipal deed transfer tax every buyer pays, which is 1.5% inside Halifax Regional Municipality. Our deed transfer tax guide has the full detail. Confirm your own situation with a Nova Scotia lawyer before you sign anything.
Get a Nova Scotia lawyer early
Property law, closing practice and the deed system are provincial. You need a lawyer licensed in Nova Scotia, and it is worth choosing one before you make an offer rather than after, so they can review the agreement and advise on the residency exemption.
Financing from another province or country
Canadian lenders will finance a purchase in Nova Scotia for a buyer living elsewhere in Canada with the usual documentation. If you are coming from outside Canada, expect more documentation, possibly a larger down payment, and a longer approval time. Start the conversation with a lender or broker before you start viewing, and ask specifically about newcomer programs if you are new to Canada.
The federal down payment minimums apply everywhere: 5% of the first $500,000, 10% of the portion from $500,000 to $1.5 million, and 20% at $1.5 million and above.
Viewing homes you cannot visit
Buying unseen is common for relocations, and it works when you have someone on the ground you trust. What that looks like in practice:
- Live video walk-throughs where you direct the camera, not a polished listing video.
- The neighbourhood, not just the house: the street at different times of day, the commute, the nearest grocery store and school.
- Honest condition notes on the things video hides: smells, slopes, noise, moisture.
- A professional home inspection with a written report, and on rural properties a well and septic inspection.
Akshay does this regularly for buyers moving to the Halifax area and will tell you when a home is not worth a second look.
Understanding "conditional" and closing timelines
Nova Scotia offers typically include conditions such as financing and inspection, with a short window to satisfy them. Once conditions are removed the deal is firm. Closing usually follows a few weeks later, though it can be longer by agreement, which helps if you need to line up the closing with your move. Your lawyer can also handle the signing remotely in many cases; confirm what they require.
Where people settle
Halifax proper, Bedford, Dartmouth, Sackville, Fall River and Hammonds Plains all attract newcomers for different reasons: walkability, new construction, lot size, commute, and price. Each has its own price band and its own municipal deed transfer tax rate if it falls outside HRM. Browse homes for sale by community to compare, or ask Akshay for an honest read on where your budget goes furthest.
A simple plan for buying from away
- Talk to a lender first and get a pre-approval that reflects your real situation.
- Retain a Nova Scotia lawyer and ask about the six-month residency exemption.
- Set your budget including deed transfer tax and closing costs.
- Work with one local agent who will show you the full picture on video.
- Time your move so the residency exemption applies, if it can.
Frequently asked questions
Do I pay extra tax if I buy a house in Nova Scotia before I move there?
Non-residents pay a 10% provincial deed transfer tax on residential property with three or fewer units. If you move to Nova Scotia within six months of the transfer and can prove residency, you can be exempt.
Can I buy a home in Nova Scotia without seeing it in person?
Yes. Many relocating buyers do, using live video walk-throughs, a professional inspection with a written report, and a local agent they trust to be candid about condition and location.
Do I need a Nova Scotia lawyer to buy property in Nova Scotia?
Yes. Real estate closings are handled by lawyers licensed in the province. Retain one before you make an offer so they can review the agreement and advise on the non-resident tax.
Can I get a mortgage in Nova Scotia if I live in another province?
Yes, Canadian lenders finance purchases across provinces with standard documentation. Buyers coming from outside Canada should expect additional documentation and should start with a lender early.
Sources
This guide is general information, not legal, tax or financial advice. Rules and rates change; confirm current figures with the source linked above, your lawyer, and your lender before you act on them.
Have a question about buying or selling in Nova Scotia?
Akshay Bansal is a REALTOR® with REMAX Nova in Halifax. No pressure, just straight answers.