Buying your first home in Winnipeg as a newcomer
New country, new rules, new words for everything. I'm Pavel Streltsov, a REALTOR® with Real Broker Manitoba Ltd., and I help newcomer families buy their first Canadian home — in English, Ukrainian, Russian, or Hebrew. Here are the answers to what newcomers ask me most.
Real estate help in your language
Contracts, mortgages, inspections — real estate is stressful enough in your first language. I work with buyers in English, Ukrainian, Russian, and Hebrew, so you can ask every question the way it comes to mind and understand exactly what you're signing.
Winnipeg is one of Canada's most affordable major cities to buy a home, with strong, established newcomer communities. I've lived in several areas of the city myself and will tell you honestly which neighbourhoods fit your budget, commute, schools, and community life.
What does a REALTOR® cost you as a buyer?
In most Winnipeg purchases, working with me as a buyer costs you nothing directly — the commission for both agents is typically paid out of the sale by the seller's side.
That surprises many newcomers: you get a licensed professional searching, booking showings, checking the property's condition, negotiating the price, and guiding all the paperwork — and in the typical transaction the buyer doesn't pay the agent a fee. Commissions in Manitoba are negotiable and are always set out in writing before you commit, so there are no surprises.
Selling is different — the seller pays the listing commission. If you're selling, I'll walk you through that in plain numbers too.
How buying a home works in Canada
The Canadian process is different from many countries — offers, conditions, and possession dates have their own logic here. In short:
- 1
Mortgage pre-approval
Before looking at homes, a bank, credit union, or mortgage broker confirms how much you can borrow. It's free and doesn't commit you to anything.
- 2
Choose your REALTOR®
One agent works for you through the whole purchase — and as a buyer, this typically costs you nothing.
- 3
Search & showings
We shortlist homes and I book private showings. With my construction background, I'll tell you what shape a house is really in.
- 4
Offer & conditions
We make a written offer, usually conditional on financing and a home inspection — so you can step away safely if something's wrong.
- 5
Inspection & financing
A licensed inspector checks the home and your lender finalizes the mortgage. Once the conditions clear, the deal is firm.
- 6
Lawyer & possession day
A Manitoba lawyer transfers the title and the money. On possession day, you get the keys.
Down payment & first-home programs
Canada has real, significant programs for first-time buyers — and most newcomers qualify like anyone else:
Minimum down payment
5% on homes up to $500,000 — on a typical $350,000 Winnipeg starter home, that's $17,500.
First Home Savings Account (FHSA)
Save up to $8,000 a year ($40,000 lifetime) for your first home — contributions reduce your income tax and withdrawals for the purchase are tax-free.
Home Buyers' Plan (HBP)
Withdraw up to $60,000 tax-free from your RRSP for a first home ($120,000 for a couple), repaid over 15 years.
No Canadian credit history yet?
You can still get a mortgage. Major Canadian banks and Manitoba credit unions run newcomer mortgage programs that accept alternative proof instead of a Canadian credit score — things like 12 months of rent and utility payments, or your credit history from your home country. Permanent residents and many work-permit holders qualify.
Two practical tips: start building Canadian credit the day you arrive (a secured credit card and on-time bill payments go a long way), and talk to a lender earlier than you think you need to. I can connect you with mortgage brokers who work with newcomers every week.
Frequently asked questions
Can I buy a home in Canada if I'm not a citizen?
Yes, in many cases. Permanent residents can buy with no restrictions. Canada currently has a temporary ban on purchases by some non-Canadians (in force until January 1, 2027), but it exempts permanent residents and many work-permit holders — generally those with 183 days or more left on their permit. The rules do change, so tell me your status and we'll confirm what applies before you start looking.
How much down payment do I need in Winnipeg?
The legal minimum is 5% on homes up to $500,000. Many Winnipeg starter homes sell in the $250,000–$400,000 range, so a down payment often starts around $12,500–$20,000. With less than 20% down, mortgage default insurance is added to the loan — that's normal, and it's how most first-time buyers in Canada purchase.
Can I get a mortgage without a Canadian credit history?
Often yes. Banks and credit unions offer newcomer programs that accept alternative records — rent and utility payments, or international credit reports — especially for permanent residents and workers. A larger down payment can also strengthen your file. A mortgage broker who knows newcomer lending is the best first call, and I can recommend one.
Do I pay the REALTOR® anything as a buyer?
In the typical Winnipeg purchase, no — the commission for both agents is paid out of the transaction by the seller's side. Commissions are negotiable and always confirmed in writing before you sign anything, so there are no surprises.
How long does buying a home take?
Once your offer is accepted, closing typically takes about 30–60 days, depending on the possession date we negotiate. The search itself can take anywhere from a week to a few months — it moves at your pace, not mine.
What other costs should I plan for besides the down payment?
Budget roughly 2–4% of the purchase price for closing costs: Manitoba land transfer tax, a lawyer, a home inspection, and adjustments. My site has a full plain-language guide to Winnipeg closing costs — read it before you set your budget.
Let's talk — in your language
Tell me where you are in the process — just arrived, still saving, or ready to look. The first conversation is free, no pressure, in English, Ukrainian, Russian, or Hebrew.