Buying a Property on Leased Land vs. Fee Simple: What You Need to Know

General Angela Calla 16 Apr

When purchasing real estate, most people assume they’re buying the land and the home together. That’s called fee simple ownership, and it’s the most common form of property ownership in Canada. However, in some areas—especially near waterfronts, on First Nations land, or in resort communities—you might come across homes built on leased land.

So what does that mean for you as a buyer? Let’s break down the pros and considerations of purchasing a property on leased land.

What is Leased Land?

With leased land, you’re buying the home or building but not the land underneath it. Instead, you lease the land from a landlord (which could be a private owner, a government entity, or a First Nations band) for a set period—often 20, 50, or even 99 years.

Pros of Buying on Leased Land

1. Lower Purchase Price

Leased land properties are often more affordable than comparable fee simple homes, allowing access to more desirable locations or larger homes within your budget.

2. Potential Tax Savings (subject to legal advice at time of purchase)

Depending on the nature of the lease and property, you may not be required to pay GST on the purchase, and in some cases, the Property Transfer Tax (PTT) may not apply. These savings can be significant—especially for higher-value properties.

3. Restrictions

Leased land properties may be exempt from disallowing short-term rentals like Airbnb,—great for buyers seeking flexibility in ownership .

4. Opportunity to Own in Prime Locations

Leased land is common in waterfront communities, resort areas, or urban hubs. If you’ve dreamed of lake views or vacation-style living, this could be your in.

5. Less Property Maintenance

In certain leased land developments, the landowner handles common area maintenance or landscaping—similar to strata—reducing your personal upkeep responsibilities.

Considerations to Keep in Mind

1. Financing Can Be Tricky

Not all lenders finance homes on leased land. Terms may be stricter, down payments might be higher (often 25% or more), and some lenders will only finance if the lease has a long enough term remaining—usually at least 20–25 years.

2. Lease Expiration = Uncertainty

When the lease ends, you may have to renegotiate terms, vacate, or remove your home—depending on the lease agreement. Make sure you fully understand the length and renewal terms before purchasing. This will also limited your amortization options for financing.

3. Limited Appreciation Potential

Because the land isn’t yours, homes on leased land may not appreciate at the same rate as fee simple properties. That can impact your long-term investment return.

4. Monthly Lease Fees

In addition to your mortgage and taxes, you’ll pay a monthly lease or land rent. These fees can increase over time and need to be factored into your overall housing costs.

5. Legal Advice is Essential

Every lease is different. It’s absolutely essential to consult a real estate lawyer before purchasing to review the lease terms, confirm tax implications, and understand how the lease affects your o6. Possible Estate Planning Implications

Leased land can impact estate planning, including inheritance, transferability, and future value. For some families, this may offer a streamlined way to manage assets—though legal advice is crucial here to ensure proper planning. ownership and rights.

Who Might Leased Land Be Right For?

Buyers looking for affordability in high-demand areas
Snowbirds or part-time residents
Retirees who want a low-maintenance lifestyle
Investors with a short- to medium-term horizon and a clear exit plan

Final Thoughts

Purchasing a home on leased land can be a smart move—but it comes with unique considerations. It’s not “better” or “worse” than fee simple ownership; it’s just different. What matters is how it aligns with your financial goals, lifestyle, and long-term plans.

If you’re curious whether a leased land property is right for you—or you’ve found a listing and want to understand your financing options and legal considerations—we’re here to help.

Contact us at callateam@countoncalla.ca or 604-802-3983, and we’ll walk you through your options and connect you with trusted professionals to make sure you feel confident in your purchase.

 


Angela Calla is an 19-year award-winning woman of influence which sets her apart from the rest. Alongside her team, Angela passionately assists mortgage holders in acquiring the best possible mortgage. Through her presence on “The Mortgage Show” and through her best-selling book “The Mortgage Code, Angela educates prospective home buyers by providing vital information on mortgages. In light of this, her success awarded her with the 2020Business Leader of the Year Award.

Angela is a frequent go-to source for media and publishers across the country. For media interviews, speaking inquiries, or personal mortgage assistance, please contact Angela at hello@countoncalla.ca or at 604-802-3983.

Click here to view the latest news on our blog. 

CHIP Open: A Solution for Seamless Home Transitions for those over 55

General Angela Calla 13 Jul

Are you over 55 and looking to purchase a new home but want to take your time to sell their existing one? This situation is quite common, as many clients prefer to do renovations or settle into their new homes before making the transition.

Let me illustrate the benefits of one of our mortgage products an open reverse mortgage as a strategic bridge financing tool for situations like the one faced by the Johnsons, a lovely couple in their mid-70s residing in Chilliwack, British Columbia. The Johnsons live on a two-acre property valued at $2 million, which has become increasingly difficult to maintain. The Johnsons wanted to purchase a townhouse but didn’t want to rush to sell their current home until they were able to do some updates to the home to help increase the value of the home. However, their basic OAS and CPP income made it challenging to secure traditional financing to keep both properties for this short period.

With the solution we provided, the Johnsons accessed $650,000 from their home equity, allowing them to purchase the townhouse without worrying about monthly mortgage payments. They had the flexibility to settle into their new home and prepare their previous property for sale at their own pace. Here are some key benefits that helped the Johnsons choose to move forward:

  • Time: you can manage their move at a comfortable pace, sorting and storing belongings without rushing.
  • Flexible Dates: you can purchase their new home and sell their current home with flexible dates, increasing their chances of attracting higher offers.
  • Flexible Solution: you have the option to convert to a standard CHIP Reverse Mortgage if the market takes a downturn and they are unable to sell.
  • No Debt Servicing: Most clients don’t income qualify to purchase their next home before selling their current one. An open reverse mortgage makes this scenario possible.

Contact The Angela Calla Mortgage Team today to learn how we can help you or a loved one implement this.

 


Angela Calla is an 19-year award-winning woman of influence which sets her apart from the rest. Alongside her team, Angela passionately assists mortgage holders in acquiring the best possible mortgage. Through her presence on “The Mortgage Show” and through her best-selling book “The Mortgage Code, Angela educates prospective home buyers by providing vital information on mortgages. In light of this, her success awarded her with the 2020Business Leader of the Year Award.

Angela is a frequent go-to source for media and publishers across the country. For media interviews, speaking inquiries, or personal mortgage assistance, please contact Angela at hello@countoncalla.ca or at 604-802-3983.

Click here to view the latest news on our blog. 

The benefit of giving your kids a chunk of their inheritance before you die

General Angela Calla 8 Sep

There’s an old saying that it’s better to give with a warm hand than a cold one. Put another way, for many parents, there are benefits to gifting money to the next generation while you’re still alive or providing what’s known as a “living inheritance.”

There’s an emotional reward that comes with giving adult children money to buy a house, start a business or simply support their families, experts say, as well as financial benefits of reducing the value of your future estate. The trick is not giving away too much so that it spoils the kids, or worse, curbs your retirement lifestyle.

“Assuming parents are in a strong financial position to do so, and if there are excess funds beyond their income retirement needs, then that’s when gifting should often be considered,” says Kelly Ho, a partner and certified financial planner at DLD Financial Group Ltd. in Vancouver.

Many are doing just that. A CIBC poll shows more than half of Canadian parents have either given or plan to give a significant gift or early inheritance to their children or grandchildren, either because their offspring need the money or parents want to take pleasure in seeing their kids and grandkids enjoy the funds.

The main upside to giving while alive is “getting to see how the money is making their loved one’s life better or easier,” says Moira Somers, a Winnipeg psychologist specializing in behavioural finance.

Ms. Somers points to an example from her own life, several years ago, when her mother paid for a fence when her own family couldn’t afford it.

“Every time I look at that fence, it’s with gratitude to my mom, Ms. Somers says.

Living Inheritance and Reverse Mortgages 

Sometimes accessing finances are challenging especially if you want to give a “living inheritance”. Deferrals and reverse mortgages can be a great way to generate potential “living inheritance” for your kids and grandchildren. Watch my videos below to get better acquainted with reverse mortgages and referrals! 

Don’t hesitate to reach out to us for more information or any questions you might have.

Get Advice Before You Give 

Parents looking to provide a living inheritance to their kids should talk to their financial adviser first to make sure the sum doesn’t derail their own financial goals.

When well planned, the benefits can be many: from funding the grandchildren’s postsecondary education to helping adult children purchase a first home (or a vacation home) to saving for their own retirement or treating the entire family to a winter holiday in a warm climate.

There can also be financial benefits: Cash gifts, given while alive, will ultimately reduce the size of the estate, reducing probate fees costs and taxes on the estate, says Samantha Prasad, a partner in the tax group at law firm Minden Gross LLP in Toronto.

While gifting is common among her clients, she cautions they may not always foresee the potential impact of a gift on their tax and estate situation.

“It comes up all the time, but often along the lines of, ‘I did this. That’s okay, right?’ ”

There’s no gift tax in Canada, as there is in countries such as the United States, and no threshold for how much you can give, Ms. Prasad says.

However, she says so-called “attribution rules” may apply if you gift cash to a spouse, common-law partner or minor children or grandchildren and they use it for an investment.

“Any income from that investment can be taxed in the hands of the person who made the gift,” she says, adding it’s Canada Revenue Agency’s (CRA) way of preventing people from income splitting, which is the ability to sprinkle income to family members in a lower tax bracket.

Another misconception, she says, is that people can gift real estate, investments and certain family heirlooms without tax implications. Ms. Prasad says the CRA considers the exchange a deemed disposition, meaning any increase in value on these assets while owned by the parents may be subject to capital gains tax.

She says the best option is often giving money directly from savings, or selling an asset first, paying the applicable taxes, and then gifting the proceeds.

Regardless of how it’s done, Ms. Prasad says the will should be adjusted to account for the gifts made while alive.

“That won’t entail a full revision of the will,” Ms. Prasad adds. “But a memo should be attached noting who received the gift, its size and on what date,” ensuring division of assets remains fair among beneficiaries.

With the financial, tax and estate considerations taken care of, parents can then relish in witnessing their money doing good for their family, Ms. Somers adds.

“There are lots of problems that a gift of money can help solve,” she says. “It can be great at easing burdens, giving opportunities for experiences that might not otherwise be possible, and facilitate closer connections when an unreliable car or inability to pay for a plane ticket would have been a barrier.”

Source: The Globe and Mail


Angela Calla is a 17-year award-winning woman of influence which sets her apart from the rest. She is without a doubt, a true expert in her field. Alongside her team, Angela passionately assists mortgage holders in acquiring the best possible mortgage. Through her presence on “The Mortgage Show” and through her best-selling book “The Mortgage Code, Angela educates prospective home buyers by providing vital information on mortgages. 

In August of 2020, at the young age of 37, Angela surpassed $1 Billion dollars in funded personal mortgages. In light of this, her success awarded her with the 2020Business Leader of the Year Award.

Angela is a frequent go-to source for media and publishers across the country. For media interviews, speaking inquiries, or personal mortgage assistance, please contact Angela at hello@countoncalla.ca or at 604-802-3983.

Click  here to view the latest news on our blog. 

living inheritance