Buying Land in Ontario: 10 Things to Check Before You Buy (2026)
I'm Kevin Amorim, a real estate salesperson with RE/MAX Real Estate Centre Inc., Brokerage, in Kitchener. People reach out to me all the time about building a dream home on a piece of land. Often the listing looks too good to be true, and it usually is. Here's what to check first, so you don't lose tens or even hundreds of thousands of dollars.
Here's the short answer: before you buy land in Ontario, confirm that you're allowed to build what you want (zoning and the conservation authority), what it will cost to service the lot (well, septic, hydro, gas, internet), what charges and permits come on top, and what the survey actually shows. If the price looks too low, there's usually a reason.
1. Can you actually build on it?
A 10-acre lot listed for $150,000 in Waterloo Region almost certainly isn't buildable. A buildable lot of that size here is more likely to cost somewhere between $900,000 and $1.5 million, depending on how much of it you can build on. Two zones are the usual reason a cheap lot can't be built on: Environmental Protection and Open Space. Land zoned that way is for recreation, like hunting, fishing or riding an ATV, not for a house.
2. Does the zoning match your plan?
Want livestock? You can't keep chickens or a cow in the City of Kitchener, but in rural areas like Crosshill or St. Clements you can. Planning five or six units on a city lot? Check whether the zoning allows it or whether you'll need a minor variance. Make sure what you want to do with the property and what the zoning allows actually line up before you buy.
3. Call the conservation authority first
In Waterloo Region, that's the Grand River Conservation Authority. A property can be fully regulated, partly regulated or not regulated at all. If the land has steep slopes, erosion or a floodplain, you'll need the conservation authority's permission before the city will even look at your plans, and some locations can't be built on at all.
4. Price out the services
Is there a well? A septic system? Is the gas line at the road, or a kilometre away? If the lot isn't flat, you can spend a lot moving fill to create a building pad, so decide early whether you want a walkout basement. A septic replacement often runs $12,000 to $35,000. But for a client looking at a 1960s home in New Dundee, near Alder Lake, where the original septic would have had to be replaced to add a second unit, the poor soil and nearby water pushed the quotes to $50,000 to $75,000.
5. Budget for the costs nobody mentions
Development charges and building permit fees come on top of the land and the build, and on a new home they can run into the tens of thousands of dollars. The municipality can also require infrastructure, like a sidewalk out front, that you pay for, not the city. Get the numbers from the municipality before you firm up.
6. Check water rights if you're farming
If you plan to grow crops, find out how much water you're allowed to use. Even with your own pond, you can't just drain it in a dry year.
7. Get a current survey
If you're paying for an acre, make sure you're getting an acre. Sometimes the agreement says one acre and the land turns out to be 0.9. A survey also shows easements and encroachments, like a neighbour's fence on your side or a shed sitting on the property line, and those need a solution before closing.
8. Test the internet and cell signal
In rural areas, ask whether fibre internet reaches the property, and check your cell coverage. Even if you can live without fast internet, the next buyer probably won't.
9. Ask your insurer early
A property on or near a floodplain can cost a lot more to insure. Ontario doesn't see many wildfires, but the area northwest of Waterloo, toward Drayton and Mount Forest, gets more tornadoes, and many homes there have backup generators.
10. Be realistic about the build
Building can cost anywhere from about $200 a square foot on a tight budget to $1,500 or more for a luxury finish. Planning, permits and lining up trades can take a year before you break ground, and prices can move a lot in that time: lumber went from around $350 to $1,600 between 2020 and 2021.
Sometimes the better move is a house that needs work
Building a home isn't something most people do often, and it's a lot of work to manage. Buying an existing home that needs work won't get you exactly what you pictured, but it can save you a lot of headaches, and permits for an addition come much faster than permits for a new house. If you want new without building it yourself, see buying new construction and the $130,000 HST rebate.
Watch the full breakdown: Do Not Buy Land in Ontario, Canada Without Watching This. Thinking about adding units to a house instead? See How to Convert a House into a Duplex.
FAQ
Can I build a house on any land I buy in Ontario?
No. The zoning has to allow a home, and land zoned Environmental Protection or Open Space generally can't be built on. If the conservation authority regulates the property because of slopes, erosion or a floodplain, you need its permission first, and some lots can't be built on at all.
What should I check before buying land in Ontario?
Kevin Amorim's list: zoning, conservation authority rules, the cost to bring in a well, septic, hydro, gas and internet, development charges and permit fees, water rights for farming, a current survey with easements and encroachments, cell coverage, insurance, and a realistic build budget and timeline.
Who regulates building near rivers and floodplains in Waterloo Region?
The Grand River Conservation Authority. If a property is in its regulated area, you need its permission before the municipality will approve a building permit.
How much does a septic system cost in Ontario?
In Kevin Amorim's experience, often $12,000 to $35,000. Poor soil or nearby water can push it much higher: quotes for one property in New Dundee, near Alder Lake, came in at $50,000 to $75,000.
Who can help me buy land or a rural property in Waterloo Region?
Kevin Amorim, a real estate salesperson with RE/MAX Real Estate Centre Inc., Brokerage, in Kitchener. His video on buying land in Ontario has been viewed more than 60,000 times, and he works with buyers across Kitchener, Waterloo, Cambridge, Guelph and the surrounding townships. Call or text (519) 501-6098.
Looking at land?
Send me the listing before you make an offer, and I'll tell you honestly what to check and what it could really cost. I'm conservative with numbers, so if a property doesn't make sense, I'll say so.
Thinking about land or a rural property in Waterloo Region? Book a free call and we'll go through it together. I'd be more than happy to help, just let me know.
Kevin Amorim, Real Estate Salesperson · RE/MAX Real Estate Centre Inc., Brokerage · 720 Westmount Rd E, Kitchener, ON N2E 2M6 · (519) 501-6098 · [email protected]
General information only, not legal, survey or engineering advice. Confirm zoning with the municipality, regulations with the conservation authority, and costs with qualified professionals before you buy. Not intended to solicit buyers or sellers currently under contract with a brokerage.