No New Launches, But 26 Projects Completing: The Metro Vancouver Presale Opportunity Most Buyers Are Missing

If you’ve been watching the Metro Vancouver presale market and wondering why nothing new seems to be launching, you’re not imagining it. The first quarter of 2026 recorded zero concrete condo launches across the entire region — compared to 152 in Q1 2025. Developers who can’t hit the presale thresholds required for construction financing are sitting on the sidelines, waiting for conditions to improve before they commit to a new tower.

For buyers, the instinct is often to wait too — to hold off until the market “does something.” But there’s a compelling case to be made that the smartest move right now isn’t waiting for the next launch. It’s looking at what’s already built, or nearly built, and negotiating from a position of real strength.

This year, more than 26 notable projects are reaching completion across Metro Vancouver. That means a meaningful volume of near-completion and move-in-ready presale inventory is entering the market — often held by developers who are highly motivated to close. And in a buyers’ market where condo prices are down nearly 8 per cent year-over-year, that motivation translates directly into negotiating room for buyers who know what to look for.

Why Zero New Launches Is Actually News Worth Paying Attention To

The absence of new launches isn’t just a curiosity — it has real downstream consequences for buyers over the next two to three years. When developers aren’t launching today, the supply pipeline thins out considerably for 2028 and beyond. Metro Vancouver’s population is still growing. Demand for housing isn’t disappearing. What’s happening now is a compression in the pipeline, not a structural end to presale development.

The practical implication: buyers who secure a unit in a completing project today are locking in at today’s softened prices, with a much shorter wait to occupancy than a traditional presale, and with far less uncertainty about whether the project will actually get built — because it already has been.

What’s Completing in 2026

Several significant projects are wrapping up across the region this year. In Burnaby, Concord Pacific’s first phase at Concord Metrotown involves three towers — 65, 45, and 33 storeys — totalling nearly 1,400 condominium homes, all reaching substantial completion this year. Also in Burnaby, Polygon Homes’ 38-storey Perla tower is delivering approximately 330 strata market homes. In Coquitlam, Concert Properties’ 50-storey Myriad tower is working through final inspections.

These are projects from well-established developers with strong track records of delivery in Metro Vancouver. That matters enormously at the due diligence stage — and it’s part of what makes completing inventory so different in risk profile from a new launch where construction hasn’t even begun.

Across the wider region, the Daily Hive has identified 26 notable projects reaching completion in 2026 in Metro Vancouver. That’s a significant volume of inventory entering a market where buyer demand remains soft — which sets up a genuine negotiation window that is unlikely to last once the broader market turns.

The Rate Environment: Fixed Rates Have Risen, But Variable Remains Workable

One piece of context that matters for buyers right now: fixed mortgage rates have climbed due to rising bond yields. Major bank five-year fixed rates are sitting around 4.29 per cent as of late April, with some brokers offering closer to 3.9 per cent. Variable rates through brokers are available around 3.4 to 3.65 per cent, with the Bank of Canada’s overnight rate held at 2.25 per cent on April 29 — and the prime rate at 4.45 per cent.

For buyers considering near-completion presale units, this rate environment is actually more predictable than it would be for a traditional presale with a two-to-three year completion window. You can get a rate hold or firm mortgage pre-approval now because you’re buying something that will complete within months, not years. That clarity removes one of the major uncertainties that hangs over conventional presale purchases in a volatile rate environment.

What the Price Correction Means in Practice

Metro Vancouver condo prices are currently sitting approximately 7.9 per cent below where they were a year ago, with the benchmark condo price in the region around $708,000 — down roughly 6.8 per cent year-over-year. BC home sales more broadly came in at 6,315 transactions in April, down 1.9 per cent compared to April 2025.

For buyers, this correction isn’t a reason to panic or stay out — it’s a recalibration to more realistic levels after years of prices that were, by most measures, unsustainable. Buying at today’s prices in a completing project means you’re not paying a 2021 premium. You’re paying a 2026 price with 2026 context, in a building you can walk through before you sign.

What This Means for Buyers Right Now

The window of genuine buyer advantage in Metro Vancouver doesn’t stay open indefinitely. It opens when inventory is high, launches are slow, and developers are motivated — and that’s exactly the conditions in play right now. Here’s how to approach it practically.

First, focus your search on projects that are 90 per cent or more complete, or already at occupancy. These are the situations where developers want to close quickly and will often negotiate on assignment pricing, upgrades, or deposit structures. Second, verify the developer’s financial standing and project completion status independently — your real estate lawyer can help with this. Third, get your financing in order now, before you’re in a negotiation. A buyer who walks in pre-approved moves faster and negotiates harder than one who hasn’t.

The market is offering something it doesn’t offer often: time. Use it to prepare, then act when the right opportunity presents itself.

The Bottom Line

Zero new presale launches sounds like bad news. In reality, for buyers who understand the market, it’s a signal that the window of opportunity in completing and near-completion inventory is wide open. Twenty-six projects wrapping up across Metro Vancouver this year, softened prices, motivated developers, and a stable rate environment for near-term closings — the pieces are in place for buyers who are ready.

If you’d like to know which completing projects in Metro Vancouver are worth a serious look right now, register at vancouverdwelling.ca/market-intel/ and I’ll make sure you hear about the right opportunities first.

— Jacky, Vancouver Dwelling

Sources: Business in Vancouver, Daily Hive Urbanized, Storeys, RBC Royal Bank, BCREA, CREA.

Wake-Up Call: Why BC’s Real Estate Messaging Is Falling Flat in 2026

Why This Conversation Matters in 2026

In a time when many British Columbians are feeling the weight of high interest rates, declining home values, and economic uncertainty, some voices in the real estate industry are sounding out of touch. There’s growing criticism that the way real estate professionals talk about the market doesn’t align with what people are actually experiencing on the ground.

Condo marketers, developers, and agents are being called out for pushing outdated narratives, ignoring buyer concerns, or overhyping market potential when affordability is at a breaking point for many. This disconnect is raising eyebrows, especially among younger buyers and frustrated renters trying to enter the market.

What’s Wrong With the Messaging Today

Real estate messaging in BC has often centered around urgency and scarcity: “Buy now or be priced out forever,” “Prices only go up,” or “We’re in a housing shortage, so demand will rebound fast.”

But in 2026, that tone doesn’t resonate. Many homeowners are dealing with mortgage renewal shocks, while potential buyers are cautiously watching the market cool. Pushing optimism without context can feel dismissive and alienating to the very people the industry claims to serve.

Here are some ways real estate messaging is missing the mark:

• Oversimplifying complex market data
• Failing to acknowledge affordability challenges
• Relying on outdated slogans that no longer apply
• Ignoring public frustration with developers and pricing strategies

The Shift Consumers Are Demanding

Buyers, sellers, and even renters want clarity, not spin. They want data they can trust, advice that reflects real risks, and transparency about pricing, timelines, and the true state of the market.

This doesn’t mean messaging has to be negative. It just needs to be honest.

Here’s what effective, trustworthy real estate messaging looks like in 2026:

• Balanced insights into both risks and opportunities
• Realistic projections based on market data
• Clear language, not jargon or hype
• Acknowledgment of the emotional and financial stress many are feeling

Why This Affects You — Whether You’re Buying or Selling

If you’re selling a home in 2026, tone-deaf messaging could hurt your ability to connect with the right buyers. Buyers today are cautious and value-driven. They’re not just buying a home — they’re managing risk. If your agent is using outdated sales tactics, you may lose credibility.

If you’re buying, poor messaging can distort your understanding of timing, pricing, and negotiating power. You may feel pressured to act on fear or hype instead of data. That’s a dangerous place to be when home prices are shifting and affordability remains uncertain.

What Agents and Developers Should Do Differently

To regain trust, the real estate industry in BC needs to reset how it communicates. This includes:

• Addressing reality head-on instead of glossing over challenges
• Tailoring messaging to specific buyer segments instead of using generic campaigns
• Leading with data instead of emotion
• Listening more and making space for buyer feedback

Real estate is emotional. People are making life-altering decisions, often with fear and hesitation. Messaging should reflect that with empathy and clarity.

The Takeaway for the Public

Whether you’re a first-time buyer, an investor, or a seller, the way real estate is talked about affects how you think, feel, and act. Don’t be afraid to question messaging that feels off. Ask for hard numbers. Challenge assumptions. And find professionals who communicate with clarity, transparency, and respect for your financial reality.

Frequently Asked Questions

Why is real estate messaging being criticized in BC right now

Because much of it still relies on old tactics like urgency or hype, even though the market is slowing and affordability is a real issue for most buyers.

What kind of messaging do buyers want today

Buyers want honest, data-driven advice that addresses real concerns like pricing, interest rates, and long-term stability.

Should I ignore agents who say ‘now is the best time to buy’

Not necessarily, but you should always ask for evidence. Every buyer’s situation is different. What’s good timing for one person may not be for another.

Are developers being transparent about pricing and timelines

In many cases, transparency is improving, but there’s still a lot of room for growth. Delays and unexpected fees continue to cause buyer frustration.

What role does social media play in real estate messaging

It plays a huge role. Messaging on platforms like Instagram, TikTok, and YouTube can shape public perception, but it often oversimplifies complex decisions.

Can clearer messaging really change how the market works

It can change how buyers and sellers behave. Better communication builds trust, reduces confusion, and helps people make more informed decisions.

Conclusion

The real estate market in BC is evolving, and so should the way professionals talk about it. Whether you’re an agent, developer, or buyer, now is the time to demand and deliver better messaging — messaging that speaks to people’s real lives, not just the next deal.

Explore Further: If you’re ready to cut through the noise and take action, start by exploring presale opportunities across Metro Vancouver — we’ll help you find the right project with straight talk, no pressure.

Housing Starts Are Slowing in Vancouver — Just as Demand Is About to Return

The latest data from CMHC shows that housing starts in British Columbia have fallen sharply in 2025, marking the first sustained slowdown since the pandemic. Across Metro Vancouver, construction of new homes — especially condos and purpose-built rentals — is trending lower than last year.

That wouldn’t normally raise alarms, but this time it’s happening right as interest rates begin to fall and homebuyer confidence starts creeping back. The timing couldn’t be worse.

Fewer Shovels, Higher Pressure

According to CMHC’s September report, national housing starts are down roughly 9% year-over-year, with B.C. leading the decline. Vancouver saw a notable drop in multi-family projects, particularly large-scale condo and rental developments that fuel urban supply.

Developers point to several reasons:

• Rising construction and financing costs
• Labour shortages that have persisted since the pandemic
• Difficulty securing pre-sales or lender approvals in a cautious market

For presale developers, high interest rates over the past 18 months made it difficult to meet bank pre-sale requirements. Even as rates start to ease, lenders are still demanding stronger absorption and higher equity from builders. That hesitation is delaying projects across Burnaby, Coquitlam, and Surrey — areas that were once hotbeds for new launches.

Why It Matters Now

The slowdown might not hit immediately, but it’s setting up a supply gap that could appear by late 2026 or 2027. Once interest rates stabilize and demand rebounds, there will be fewer completed homes ready for occupancy, creating renewed upward pressure on prices and rents.

Vancouver already faces one of the lowest rental vacancy rates in the country. With population growth still outpacing completions, the province’s housing shortage isn’t just continuing — it’s worsening.

The Hidden Risk Behind the Numbers

What’s concerning isn’t just the decline in construction, but where it’s happening. Most of the slowdown is concentrated in mid-rise and high-rise developments — the exact segments that deliver the largest number of units in urban centers.

Townhome and low-rise projects are holding up slightly better, partly because they’re smaller and require less financing, but they can’t make up for the lost scale. If this trend continues, Greater Vancouver could fall short of CMHC’s own target of 570,000 new homes needed by 2030 to restore affordability.

For Buyers: Fewer Choices Ahead

If you’re a buyer waiting for prices to fall further, this is worth watching closely. Fewer new projects mean:

• Less competition among developers, which keeps prices firm
• Reduced inventory in the resale market as homeowners hold onto their properties
• Higher rental costs as fewer purpose-built rentals come online

In short, the longer construction lags, the harder it becomes for affordability to improve — even in a cooling economy.

For Developers: A Window to Re-Launch

Ironically, the coming year could be a strategic window for developers who stayed quiet during the rate-hike cycle. As borrowing costs ease and competitors remain hesitant, those who launch with realistic pricing and attractive deposit structures may capture pent-up demand early.

We’re already seeing this play out in Coquitlam and Brentwood, where projects with 5% deposits and limited incentives are drawing attention again. Buyers who recognize value are coming back.

What To Watch Next

CMHC’s next housing supply update will show whether the fall slowdown carries into 2026. If multi-family starts continue to slide, expect to hear renewed calls for government support, zoning flexibility, and development fee relief.

At the same time, keep an eye on new project announcements in Metro Vancouver. If developers stay cautious while buyers regain confidence, inventory could tighten faster than expected — setting the stage for the next price upswing.

Takeaway: The Calm Before the Crunch

Vancouver’s housing market has always been defined by imbalance. This construction slowdown might look like a lull, but it’s more likely the setup for the next shortage.

If interest rates keep falling and immigration continues at even a modest pace, the market could find itself back in familiar territory: too few homes, too many buyers, and another affordability challenge on the horizon.

What If Trade Wars Hit Home Prices? How Tariffs Could Spill Into Vancouver Real Estate

Trade tensions are back, and they’re closer to home than most Canadians realize.

Last week, the U.S. abruptly terminated trade negotiations with Canada after a political dispute involving Ontario’s government advertising. It sounds minor, but the consequences could be major. With cross-border talks frozen and retaliatory tariffs being hinted at, economists are warning of a new wave of economic uncertainty that could quietly seep into Vancouver’s housing market.

Canada’s Fragile Balancing Act

Canada relies heavily on exports: everything from lumber and energy to agriculture and manufactured goods. Roughly 75% of Canadian exports go to the United States, and British Columbia is at the heart of that trade, shipping billions in forestry and natural resources across the border each year.

So when tariff talks stall, the ripple effects start right here:

• Slower exports lead to weaker business investment
• Job losses in manufacturing, logistics, and energy sectors
• Lower consumer confidence, the real killer of housing demand

In short, if trade freezes, housing feels it.

The Vancouver Connection

Vancouver’s real estate market doesn’t exist in isolation. It thrives on confidence, capital, and population growth. If tariffs and supply chain disruptions hit the West Coast economy, several things could happen:

1. Employment risk: Reduced demand for B.C. exports can directly affect employment in ports, shipping, and forestry, industries that indirectly sustain local housing demand.
2. Developer hesitancy: Construction materials already cost more due to global shipping volatility. Tariffs on imports, especially from the U.S., could drive up construction costs again, delaying new presale launches or forcing developers to raise prices.
3. Weaker dollar = mixed blessing: The Canadian dollar has already drifted toward $0.70 USD. While that could attract international buyers back to Vancouver’s luxury segment, it also means imported materials, appliances, and fuel cost more, squeezing builders and households alike.

So while trade headlines may sound distant, their aftershocks are felt in the very bones of our city’s economy and its skyline.

The Macro Risk No One Wants to Talk About

A prolonged tariff battle could push Canada toward a mild recession, or at least the perception of one. That alone could cause credit tightening as banks price in higher risk even as interest rates come down.

Imagine this scenario:

• The Bank of Canada cuts rates to support the economy
• The Canadian dollar weakens further
• Imports get more expensive, nudging inflation up again
• The central bank is forced to pause or reverse cuts right when the housing market was starting to recover

That’s a dangerous feedback loop, and one Vancouver’s leveraged homeowners would feel quickly.

Real Estate’s “Tariff Premium”

We often talk about location premiums, but we might soon start talking about tariff premiums.

Developers already battling high financing costs may soon face new price pressures from imported steel, lumber, and finishes. If these costs rise, expect fewer new projects or even cancellations of marginal presales. This, ironically, could tighten long-term supply and keep resale prices supported, even in a weaker economy.

So paradoxically, tariffs could create short-term pain but long-term scarcity, a familiar theme in Greater Vancouver real estate.

What To Watch Next

Eyes are now on Ottawa and Washington. If negotiations don’t resume soon, expect more volatility in the Canadian dollar and resource sectors. For real estate watchers:

• Keep an eye on construction costs, a leading indicator for presale pricing
• Watch employment data in B.C.’s trade-exposed industries
• Monitor U.S.–Canada relations ahead of the U.S. election cycle, as trade policy often becomes political theater

If this tension drags into 2026, don’t be surprised if Vancouver developers start pricing in higher contingencies or delaying new releases.

Takeaway: When Trade Wobbles, Real Estate Trembles

Tariffs don’t just hit factory floors. They ripple into mortgages, materials, and market psychology.

For Vancouver, where confidence and cost of construction drive everything from presale absorption to resale stability, this trade standoff could be the quiet storm no one saw coming.

So the next time you hear about “tariffs on lumber or steel,” don’t scroll past. It might be the new interest rate story in disguise.

The Assignment Market in Vancouver: When It’s a Good Deal and When It’s a Trap

In every real estate cycle, there is quiet chatter about assignment deals. Some buyers see them as a shortcut to skip years of waiting on a presale, while others view them as a warning sign. In 2025, with higher interest rates and shifting prices, assignment listings have become increasingly common across Brentwood, Coquitlam, and Surrey.

But what exactly is an assignment sale, and when can it be an opportunity versus a financial mistake?

Understanding What an Assignment Sale Is

An assignment sale happens when a buyer who originally purchased a presale condo decides to transfer their contract to someone else before completion. The new buyer, known as the assignee, takes over the rights and responsibilities from the original buyer, who is called the assignor.

You are not buying the completed property itself but rather the contract for that property. When construction is finished, the assignee steps in as the official buyer on completion day and registers the home under their name.

Why Assignment Sales Are Increasing in 2025

A few years ago, assignments were rare. Developers were selling out quickly, and few buyers wanted to give up their contracts. Today, the landscape has changed. Higher mortgage rates have made it harder for some buyers to qualify for financing, while others simply want to cash out before completion. Investors who bought multiple units during the presale boom are also re-evaluating their portfolios and choosing to assign certain contracts to reduce exposure.

As a result, there are more assignment opportunities than we have seen in years, but they come with both potential rewards and risks.

When an Assignment Can Be a Smart Move

Buying an assignment can make sense when you want a newer home without waiting years for construction to finish. Many assignments are only a few months away from completion, allowing buyers to move in sooner or start earning rental income more quickly.

Another advantage is price. If the original purchaser bought at an earlier phase when the developer’s prices were lower, you may step into that contract at a below-market value. This was especially common in projects launched in 2021 and 2022, when presales were priced aggressively before the rate hikes.

Assignments can also be the only way to access sold-out projects. For sought-after developments in Burnaby’s Brentwood or Vancouver’s River District, assignments are often the only path to secure a home in a completed tower.

In some cases, the price of the assignment already includes GST, which can save buyers thousands at closing. Always confirm this with your realtor or lawyer before committing.

When an Assignment Can Turn Into a Risk

Assignments can also be problematic if the numbers no longer make sense. In recent years, developers have priced projects based on future market gains. If the market softens before completion, buyers who step into those contracts may end up paying above current market value.

Financing can also be difficult. Many lenders are cautious with assignments and may not provide firm approval until the building is close to completion. This uncertainty can create stress if your approval or rate changes near the finish line.

Most developers also require written consent before a contract can be assigned, and they charge an assignment fee that typically ranges from one to three percent of the purchase price. On a $900,000 condo, that fee could be as high as $27,000, paid by either the seller or buyer depending on the negotiation.

Another risk is inheriting the original buyer’s contract terms. You cannot renegotiate with the developer, so you must accept whatever deposit schedule, upgrade decisions, or completion timelines were originally agreed upon.

The biggest risk appears when prices fall. Imagine an original buyer purchased a presale in 2021 for $900,000, but by 2025 similar homes are selling for $850,000. The buyer may try to assign the contract, but anyone taking over that agreement is paying more than current market value. If the new buyer completes at that price, they start with negative equity.

Tips for Navigating the Assignment Market

Before buying an assignment, verify that the price aligns with comparable new and resale homes nearby. Ask your realtor or lawyer to review the original purchase agreement carefully and explain the developer’s assignment policy. Make sure you understand the GST treatment, assignment fees, and deposit structure.

If you need financing, start discussions early. Provide your lender with a copy of the full contract and confirm that they are comfortable funding assignment purchases. Lastly, confirm that the developer has approved the transfer before you commit to any payment.

The Bottom Line

The assignment market in Vancouver can be an incredible opportunity or an expensive mistake. In the right circumstances, it lets you move into a new home faster, sometimes at a better price, and in projects that are already sold out. In the wrong situation, it can leave you paying more than the home is worth or scrambling for financing at completion.

In today’s shifting market, success comes down to due diligence. Compare every assignment to similar resale and presale options, and always get professional advice before signing.

Understanding Completion Risk with Presale Condos in Vancouver

Presale condos in Vancouver have long been marketed as a way to “lock in today’s price for tomorrow’s home.” But while presales can offer flexibility and opportunity, they also carry unique risks — especially when it comes time to complete. Many buyers assume that if they cannot close, the worst case is losing their deposit. The reality is more serious. Developers have legal rights to pursue damages, and in a falling market, those damages can be significant.

What is Completion Risk?

Completion risk refers to the possibility that you will not be able to finalize (or “complete”) the purchase of your presale condo when the building is finished and title transfers. Common reasons buyers fail to complete include:

• Not qualifying for a mortgage under stricter lending rules
• Changes in financial situation (job loss, income reduction, higher debt)
• Market conditions shifting, making the purchase less attractive
• Interest rates rising, leading to higher monthly payments

Why It’s More Than Just Your Deposit

A common misconception is that walking away from a presale means you simply forfeit your deposit. In British Columbia, most presale contracts allow developers to do much more:

• The developer can resell your unit on the open market.
• If they achieve a lower price than your original contract, they can pursue you for the difference.
• They can also claim additional costs, such as legal fees, marketing expenses, and carrying costs until the unit sells.

Example: When Prices Fall

Imagine you signed a presale contract for a condo in Burnaby in 2022 at $850,000, paying a 15 percent deposit of $127,500.

By 2025, market conditions shift, and comparable condos are reselling at $780,000. You cannot qualify for financing and fail to complete.

• The developer resells your unit for $780,000
• The shortfall compared to your contract is $70,000
• The developer may come after you not just for your deposit but also for the $70,000 loss plus costs

This means you could lose your deposit and still owe damages, leaving you financially exposed.

Why Developers Pursue Damages

Developers are businesses with lenders and investors to answer to. If dozens of buyers default in a slowing market, the financial impact is massive. Pursuing damages is a way to recover losses and maintain project stability.

In fact, in past market downturns in Vancouver, there have been legal cases where buyers were held responsible for hundreds of thousands in damages after failing to complete.

How Buyers Can Reduce Completion Risk

• Get pre-approved and stress test early: Do not assume today’s financing will be available at completion.
• Consider future interest rates: Mortgage rates in 2025 may be higher than when you signed.
• Be realistic about your finances: If the deposit feels like a stretch, completing will feel even harder.
• Work with experienced advisors: Realtors, lawyers, and mortgage brokers who specialize in presales can help you navigate risks.

Completion Risk in Today’s Market

In 2025, with Vancouver presale condos often priced above resale equivalents, completion risk feels higher than in past years. Buyers are locking in at ambitious pricing, betting the market will rise. If it does not, they could be left exposed.

The Bottom Line

Presale condos in Vancouver can still be a smart investment, but buyers must understand the risks. Failing to complete is not just about losing your deposit — it can mean being on the hook for large financial damages if the market shifts.

The best protection is to do your homework, know your numbers, and plan for different scenarios before signing.

How Much GST Do You Pay on a New Condo in BC?

Buying a new or presale condo in British Columbia comes with an extra cost that often surprises buyers — the federal Goods and Services Tax (GST). At 5 percent of the purchase price, GST can add tens of thousands of dollars to the total cost of your home. In a province that is already the most expensive housing market in Canada, this tax makes affordability even tougher.

But recent changes have introduced new exemptions for first time buyers, though with important limits. Here is what you need to know about GST on new condos in BC in 2025.

The Basics: GST on New Homes

• Amount: GST is charged at 5 percent of the purchase price on all new and presale condos.
• Example: On an $800,000 presale condo in Burnaby, GST adds an extra $40,000 to the price.
• When it applies: GST is due at completion, when the unit is registered in your name.

This makes new condos significantly more expensive than resales, since resale homes are exempt from GST (the tax was already paid when the property was first sold).

The New GST Exemption for First Time Buyers

In 2025, the federal government introduced a targeted GST exemption for first time homebuyers purchasing new housing. On paper, this looks like a game changer. But here are the details:

• The exemption only applies up to a set purchase price threshold (for example, homes up to $600,000 may qualify).
• Once the home price exceeds the threshold, the exemption phases out quickly.
• In Metro Vancouver, where the average new condo is often $750,000 to $900,000 or higher, many buyers are priced out of the benefit.

This means while the exemption helps in smaller markets across Canada, it has limited impact in BC, where even entry level condos often exceed the cutoff.

Why BC Feels the Heaviest Impact

BC is the most expensive province for real estate, with Vancouver leading the country in both presale and resale pricing. Because the GST is a fixed 5 percent tax, the absolute dollar amount buyers pay here is far higher than in other provinces.

• A new condo in Vancouver priced at $900,000 = $45,000 GST
• A new condo in Calgary priced at $400,000 = $20,000 GST

Same tax rate, very different financial hit.

Can You Avoid GST on a New Condo?

There are a few scenarios where GST may not apply:

• Resale units: If you buy a condo that is not brand new, GST is not charged.
• Assignments: Depending on how the contract is structured, assignments can sometimes reduce the GST impact, but buyers should review carefully with an accountant.
• Rebates: If you live in the home as your primary residence, you may qualify for a partial GST rebate, though again, higher priced homes in Vancouver often exceed the eligibility range.

What Buyers Should Watch For

• Always budget for GST in addition to the purchase price — do not assume it is included.
• Ask the developer or your realtor to clarify whether listed prices are “plus GST” or “GST included.”
• Factor in closing costs such as legal fees, property transfer tax, and GST when planning your total budget.

The Bottom Line

In British Columbia, GST adds a significant extra cost to buying a new or pre sale condo. While the new first time homebuyer exemption offers relief on paper, most Metro Vancouver condos are priced too high to qualify. For buyers here, the GST remains a major consideration, and one reason why resale condos continue to look attractive compared to presales.

Average Deposit Structures for Presale Condos in Burnaby Explained

When it comes to buying a presale condo in Burnaby, one of the first questions buyers ask is, “How much do I need for the deposit?” The deposit structure can make or break a deal, especially for first time buyers and investors. In 2025, developers are offering more flexibility than ever, but the numbers still vary widely depending on the project, location, and demand.

Here is a breakdown of what you can expect if you are considering a Burnaby presale condo this year.

The Standard Deposit Structure

Traditionally, Burnaby presale condos required 20 percent down before completion. This is usually broken into smaller payments, spread across the construction timeline. A common schedule looks like this:

• First deposit: 5 percent at the time of writing the contract
• Second deposit: 5 percent within 30 to 90 days
• Third deposit: 5 percent at 6 to 12 months
• Final deposit: 5 percent at 12 to 18 months or when construction reaches a major milestone

By the time the building completes in 2 to 4 years, buyers will have paid the full 20 percent.

More Flexible Options in 2025

With sales velocity slowing compared to previous years, many Burnaby developers are offering reduced deposit structures to attract buyers. Some recent projects in Brentwood and Metrotown have launched with just 10 percent total deposit, split into:

• 5 percent at contract signing
• 5 percent within 6 to 12 months

This lighter schedule can make presales more accessible to first time buyers who need more time to build savings.

Extended Deposit Timelines

Another trend is extended deposit deadlines. Instead of requiring the entire 20 percent within a year, developers may stretch payments across two or even three years. This strategy has become common in larger master planned communities in Burnaby, where developers want to keep pricing competitive while still moving inventory.

Incentives and Promotions

On top of reduced deposits, some developers are layering incentives like:

• Credit back at completion for early buyers
• Decorating allowances or upgrades in lieu of higher deposits
• Locking in deposit schedules as low as 5 percent for a limited number of homes

These strategies are becoming more frequent in 2025 as developers compete not only with other presales but also with attractive resale options nearby.

Risks to Consider

Lower deposits sound appealing, but they also come with considerations:

• Commitment: Once you sign, deposits are non refundable except under specific circumstances outlined in the disclosure statement.
• Market changes: If values soften before completion, you are still obligated to complete.
• Financing approval: You may qualify for a mortgage today, but final approval happens at completion, which could be years away.

Local Example: Brentwood vs Metrotown

In Brentwood, a recent tower launch offered a 15 percent deposit spread over 18 months. In Metrotown, a competing project attracted attention by offering just 10 percent total, with no additional payments until construction reached a certain stage. These competitive structures highlight how Burnaby developers are adjusting to current market conditions.

The Bottom Line

Deposit structures for Burnaby presale condos have become more flexible in 2025, but the standard still hovers around 15 to 20 percent. Buyers should pay close attention to the timing of payments, total deposit required, and what incentives are being offered.

For some, a lighter deposit schedule makes presales a smart entry point into the Vancouver real estate market. For others, resale condos may still offer more certainty and less risk.

Presale vs. Resale Condos in Vancouver 2025: Which One Makes More Sense?

For over a decade, presale condos were the obvious choice in Vancouver real estate. Buyers could lock in a unit at today’s price and, by the time it completed, watch values climb by 20% or more. It felt like free money. Fast forward to 2025, and the story looks very different. Developers are now pricing projects at levels that reflect future gains, not today’s market realities. Meanwhile, resale condos, especially newer ones — are becoming the smarter, more cost-effective option.

So, is it better to buy a presale or resale condo in Vancouver in 2025? Let’s dig into the truths the market is showing us right now.

Why Presales Used to Be a No-Brainer

Back in 2010–2015, buying a presale condo in Vancouver was almost like printing equity. Developers launched projects at conservative price points, leaving room for natural market appreciation. Buyers who put down a deposit often saw double-digit increases before they even picked up their keys.

This created the perception that presales were a safe, low-risk way to get ahead in the Canadian housing market.

What’s Changed in 2025

Today’s presale landscape is far less buyer-friendly. Developers are no longer underpricing units. Instead, they are pricing in future appreciation, meaning they launch projects at valuations that already assume the market will rise.

For example, presale condos in Burnaby and Coquitlam are frequently listed above comparable resale units just a year or two old. In other words, instead of buying below market and riding the appreciation wave, buyers are being asked to pay tomorrow’s price today.

That shift has tilted the balance toward resale condos, which often deliver better value.

The GST Cost That Buyers Forget

One of the biggest financial differences between presale and resale condos is the GST tax.

• Presales: Buyers must pay 5% GST on top of the purchase price. On an $800,000 condo, that’s an extra $40,000.
• Resales (even 1-year-old units): No GST applies, since the first owner has already paid it.

Despite new tax rules around exemptions and rebates, this distinction is huge. A nearly new resale condo can save you tens of thousands of dollars compared to a presale unit in the same neighbourhood.

Why Buyers Still Consider Presales

Presales aren’t without merit, they just come with more caveats now. Benefits include:

• Lower deposits upfront: Many developers accept 5–10% to start, with the balance spread out over construction.
• Brand-new product: Modern amenities, fresh interiors, and full 2-5-10 warranty coverage.
• Time to save: If your completion is in 2027, you have years to build savings or stabilize income.

These perks still matter, particularly for first-time buyers who value flexibility or investors with long horizons.

Why Resales Look More Attractive in 2025

Resale condos, especially those 1–5 years old, offer clear advantages this year:

• No GST: Avoid the 5% premium baked into presales.
• Immediate possession: Move in or rent out right away.
• Negotiation room: Unlike developers, resale sellers may be motivated and open to offers.
• Transparency: You can see the finished product, review strata documents, and assess the neighbourhood.

In today’s market, where affordability is stretched and developers hold firm on pricing, resales often come out ahead.

Vancouver Market Example

Take Brentwood and Lougheed, two of Burnaby’s hottest markets. Presale condos are being launched at premium pricing, while comparable 1–2 year-old resale units in the same towers can be purchased for less, with no GST attached.

That math is pushing many buyers to question whether presales are truly worth it in 2025.

The Bottom Line

Ten years ago, presales were the clear winner. In 2025, the dynamic has flipped. Developers are protecting their margins by pricing projects at future values, leaving less upside for buyers. Meanwhile, resale condos — particularly nearly new units, offer lower costs, no GST, and immediate certainty.

So, is it better to buy a presale or resale condo in Vancouver in 2025? For many buyers, resale is finally taking the lead.

Global Real Estate Trends 2025: How Vancouver Stacks Up Against London, Sydney, and San Francisco

Vancouver has long been compared to other high-demand, globally recognized housing markets. Like London, Sydney, and San Francisco, the city faces a mix of strong population growth, limited land supply, and housing policies that often lag behind demand. As we move through 2025, global real estate markets are adjusting to interest rate cuts, shifting migration patterns, and affordability concerns. Where does Vancouver stand among its peers?

Interest Rates and Buyer Sentiment

Globally, central banks are cutting interest rates to support slowing economies. In Canada, the Bank of Canada’s rate cuts are creating cautious optimism among buyers, though affordability remains a challenge.

In the U.S., the Federal Reserve has also begun easing, giving buyers in cities like San Francisco some relief after years of high borrowing costs. Sydney’s market is seeing similar effects, with Australia’s Reserve Bank trimming rates to encourage lending. London, still dealing with Brexit-era economic uncertainty, has leaned on rate cuts as well, but housing demand there is more tied to international investors than local buyers.

Vancouver’s position is unique: rate cuts make a visible difference in monthly affordability, but the city’s high price-to-income ratios mean relief is limited. Buyers feel the cuts, but many still find themselves priced out.

Housing Supply Challenges

Vancouver, Sydney, and London share a common constraint: geography. Each city is hemmed in by water, protected lands, or historic districts, making large-scale expansion difficult. This limits new housing supply and pushes prices higher.

San Francisco faces a different challenge: restrictive zoning and community opposition to density. While its geographic constraints are less severe, policy barriers have kept new construction below what is needed for decades.

Among these global peers, Vancouver’s pace of new housing supply remains modest. Large presale projects in Burnaby, Coquitlam, and Surrey are helping, but approvals in the City of Vancouver itself remain slow compared to demand.

Affordability Metrics

• Vancouver: Average home prices sit around $1.8 million, with price-to-income ratios above 11.
• San Francisco: Prices average around $1.4 million, with ratios closer to 8, though incomes are higher.
• Sydney: Among the most expensive globally, with ratios over 10 despite recent corrections.
• London: Ratios range from 8 to 12 depending on borough, with international capital playing a large role in demand.

These numbers show that Vancouver is among the least affordable markets in the world, outpacing even San Francisco in price relative to income.

Investor Activity and Global Demand

International investment continues to shape each of these markets, though to varying degrees. London still attracts overseas capital despite higher transaction taxes. Sydney has seen a resurgence of foreign buyers as borders reopened post-pandemic. San Francisco’s investor demand has softened with the slowdown in tech, but remains relevant.

Vancouver, with stricter taxes on foreign ownership, has shifted toward local demand, but investors — both domestic and international — still see presale condos as a long-term bet. Strong immigration to Canada has also added pressure, keeping demand resilient even in a high-rate environment.

What This Means for Vancouver Buyers and Sellers

For Vancouver buyers, understanding global context matters. The affordability pressures they feel are mirrored in other global cities, showing this is not just a local issue. What is different in Vancouver is the pace of immigration relative to supply, which continues to drive long-term demand.

For sellers, Vancouver’s global reputation as a stable, desirable housing market means long-term fundamentals remain strong. While short-term conditions may favor buyers, the city’s limited land base and global appeal keep it aligned with some of the world’s most resilient markets.

Vancouver Real Estate in Fall 2025: Are Buyers Finally Gaining Leverage?

As we head into the fall of 2025, the Vancouver real estate market is showing early signs of a shift. After years of sellers holding the upper hand, a rise in active listings across Metro Vancouver suggests buyers may finally have more negotiating power. But does this mean prices will soften, or are we simply seeing a seasonal adjustment?

Mortgage & Interest Rates

The Bank of Canada’s recent series of rate cuts has provided a small dose of relief for buyers. While variable mortgage rates remain above the ultra-low levels of 2020 and 2021, they are finally trending downward, with some lenders offering five-year fixed rates below 5 percent. For households stretched by higher borrowing costs over the last two years, this easing has renewed interest in both presale condos and resale homes.

That said, affordability remains strained. The average detached home in Vancouver still sits above $1.8 million, and while lower rates improve monthly payments, qualification stress tests continue to limit how far buyers can stretch. The real test this fall will be whether reduced borrowing costs actually translate into stronger sales or if affordability challenges keep demand restrained.

Housing Supply in Metro Vancouver

Active listings in Greater Vancouver are up nearly 25 percent compared to last summer, climbing to their highest levels since 2019. Much of this increase has come from condos and townhomes, as investors look to cash out and some homeowners brace for mortgage renewals at higher rates.

Presale inventory is also building. Developers in Burnaby, Coquitlam, and Surrey have adjusted their sales strategies, offering incentives such as reduced deposits, decorating allowances, and even limited-time price adjustments. For buyers, this means more choice and in some cases, the opportunity to negotiate upgrades or better terms.

For sellers, however, the competition is heating up. Homes that are priced even slightly above market value are sitting longer, while sharp, competitive pricing is what is moving units quickly.

Market Trends Across Canada

Vancouver is not alone in this balancing act. Toronto is also seeing a rise in active listings, particularly in condos, where investor sales are adding to supply. Calgary, meanwhile, remains the outlier: migration-driven demand continues to fuel price growth, making it one of Canada’s hottest markets.

Nationally, the Canadian housing market appears to be settling into a more balanced territory. While 2022 and 2023 were defined by rapid rate hikes that cooled demand, 2024 and 2025 have been characterized by gradual adjustments, a tug of war between improving borrowing conditions and lingering affordability constraints.

North American & Global Context

Looking south, U.S. housing markets are experiencing similar patterns. In cities like Seattle and San Francisco, more inventory has come online, giving buyers a rare opportunity to negotiate after years of fierce bidding wars. However, much like Vancouver, affordability remains the biggest barrier.

Globally, major housing hubs like Sydney and London are also entering correction phases after years of double-digit growth. The common thread is higher borrowing costs combined with stretched affordability, which are tempering demand even as immigration and population growth continue to add pressure on supply.

What This Means for Buyers & Sellers in Vancouver

For buyers, fall 2025 may be the best window in years to secure a property without the frenzy of multiple offers. More listings, slightly lower rates, and motivated sellers create conditions where patience and negotiation can pay off.

For sellers, realistic pricing and strategic marketing are more important than ever. With more competition, standing out requires thoughtful preparation, staging, professional photography, and pricing aligned with the market rather than last year’s peak.

What to Watch Next Week

All eyes will be on September’s housing data from the Real Estate Board of Greater Vancouver. Sales-to-active listings ratios will reveal whether the market is moving toward true balance or if sellers still maintain the edge. Additionally, any new policy announcements from the BC government, particularly around housing supply and affordability, could play a key role in shaping buyer sentiment this fall.

Canadian Real Estate Update – August 20, 2025

Vancouver Resale Momentum Builds as Rate Cuts Loom

This week the Vancouver real estate market is showing signs of renewed momentum, particularly in resale condos and townhomes, as buyers anticipate further Bank of Canada rate cuts this fall. Presale activity remains selective, with developers relying on incentives to move inventory. Across North America, housing affordability continues to be a defining challenge, but regional trends are beginning to diverge between Canada and the United States.

Mortgage and Interest Rates

The Bank of Canada left its overnight rate at 4.25 percent earlier this month, but markets are now expecting a cut of between 25 and 50 basis points by October. With inflation slowing toward the 2 percent target, borrowing costs could ease just as the fall market heats up.

For buyers in Vancouver real estate, this creates a window of opportunity. Mortgage pre approvals locked in today may reset lower if cuts materialize, improving affordability. Lenders are already adjusting, with five year fixed terms now dropping below 4.5 percent at some credit unions, the lowest level since early 2023.

In the United States, the Federal Reserve has signaled that it may keep rates higher for longer, reflecting stronger economic growth. That divergence could pressure the Canadian dollar, but for housing the more important factor is that financing conditions in Canada are improving heading into September.

Housing Policy and Supply

The BC provincial housing ministry confirmed this week that new presale condo disclosure requirements, aimed at giving buyers clearer timelines and stronger deposit protections, will take effect in January 2026. Developers are preparing for stricter rules around construction delays, a change expected to add transparency but also cost to projects.

In Metro Vancouver, municipalities continue to fast track approvals for multi family housing near transit. Burnaby announced a new rezoning framework at Metrotown designed to speed up high rise approvals, while Coquitlam approved a 1,200 unit master planned community near Burquitlam Station. These moves align with the province’s target to deliver 250,000 new homes by 2030, though industry experts warn that construction capacity remains stretched.

Market Trends in Canada and BC

In Greater Vancouver, July sales were up 14 percent year over year, led by apartments in Burnaby, Surrey, and Coquitlam. Detached homes remain sluggish, with buyers cautious on properties priced above two million dollars. Entry level condos under seven hundred thousand dollars are seeing competitive offers again.

Here is a look at sales and active listings in Metro Vancouver through the first half of 2025.

The chart shows that sales have steadily climbed, while active listings have risen even faster, crossing seventeen thousand by July. This highlights the ongoing shift toward a more balanced market where buyers have more choice, but competition remains tight in the lower price ranges.

Nationally, the Canadian housing market is stabilizing after a slow spring. Toronto remains soft in its high rise resale segment, with active listings at their highest level since 2018. Calgary continues to be the exception, with detached homes selling quickly amid strong migration and relative affordability.

For presale condos in British Columbia, projects in Burquitlam, Brentwood, and Richmond are adjusting pricing and offering incentives such as five percent deposits and early completion bonuses. Developers recognize that buyers are waiting for clarity from the Bank of Canada before committing.

Global Real Estate Context

In the United States, homebuilders are gaining confidence as mortgage rates ease slightly, pushing new construction sales to a fifteen month high. However, affordability remains a hurdle, with the median home price still above four hundred and twenty thousand dollars.

In the United Kingdom, housing activity is slowing again after a brief spring rebound as inflation pressures keep rates higher than in North America. Meanwhile, Australia’s property markets, particularly Sydney and Melbourne, are rebounding strongly. This mirrors Vancouver’s cycle, where affordability concerns compete with the reality of limited supply.

These global patterns reinforce a central theme. North American real estate trends are being shaped by interest rate policy, with affordability hanging in the balance.

What to Watch Next Week

The next major event will be updated Canadian CPI numbers, due August 27, which will heavily influence the Bank of Canada’s rate decision. Locally, keep an eye on new presale launches in Richmond and Surrey as developers test buyer appetite ahead of the fall season.

For Vancouver real estate buyers and investors, the next six weeks could be pivotal. If rate cuts arrive as demand builds, the market may see another surge in activity.

Purpose-Built Rentals in BC: The Next Big Investment Opportunity?

🏘️ Rising Demand, Shifting Strategy

British Columbia’s real estate market in 2025 is at a crossroads. While homeownership remains the Canadian dream, the realities of persistent affordability challenges, population growth, and mortgage stress testing have created a major shift in demand: rental housing is no longer a secondary option—it’s a necessity.

And within the rental segment, one asset class is drawing growing attention from developers, REITs, and institutional investors: purpose-built rental housing.

With government support ramping up and rental demand far outpacing supply, the question is no longer whether purpose-built rentals are viable—it’s whether they’re the smartest real estate investment strategy for the next decade.

📈 Rental Demand Is Surging

British Columbia is facing a structural undersupply of rental housing, particularly in urban centres like Metro Vancouver, Kelowna, and Victoria.

Key Stats (Q2 2025):

• Metro Vancouver vacancy rate: 0.9% (CMHC)
• Average 1-bedroom rent (Vancouver): $2,950/month
• Projected population growth (BC 2025–2030): +850,000 residents
• Average rent growth (Metro Van, past 12 months): +6.3%

Even traditionally “overlooked” markets like Langford, Chilliwack, and Maple Ridge are reporting tight rental conditions, with new developments fully leased before completion.

“We’re not just behind—we’re decades behind on rental stock. Purpose-built rentals are the only scalable solution.”

— Caitlyn Friesen, Housing Policy Analyst, BC Housing

🧱 What Are Purpose-Built Rentals (PBRs)?

Unlike individually owned condos rented out on the secondary market, PBRs are designed and operated as long-term rental housing from day one.

Key Benefits:

• Professional management
• Tenant protections under the Residential Tenancy Act
• Often include community amenities (gyms, lounges, daycare spaces)
• Lower turnover and vacancy risk for landlords
• Long-term stable income for investors

With soaring construction costs and tight lending, many developers are now pivoting from condo to PBR models, especially in areas where rent growth outpaces sale price appreciation.

💰 Why PBRs Are Gaining Investor Interest in 2025

1. 

Government Incentives Are Stronger Than Ever

BC and Canada are pushing hard to encourage purpose-built development:

These programs significantly improve pro formas and can make previously marginal projects pencil out.

2. 

Long-Term Income Over Short-Term Speculation

As interest rates recalibrate and resale price growth slows, institutional investors are prioritizing income stability over quick appreciation.

• Cap rates for PBRs in Metro Vancouver: ~3.75%–4.5%
• Cap rates in secondary markets (e.g., Abbotsford, Nanaimo): ~4.75%–5.5%
• Low turnover, stable cash flow, and often escalating lease structures make PBRs ideal for long-hold strategies

“Private capital is following institutional money. They’re all chasing yield, and purpose-built rentals offer that with reduced volatility.”

— Marcus Alvi, Investment Sales Broker, Vancouver

🏙️ Where the Opportunity Lies: Top PBR Markets in BC

⚠️ Challenges Still Facing Rental Developers

While the fundamentals are strong, purpose-built rentals are not without obstacles:

1. 

High Construction Costs

• Hard costs remain elevated (~$350–$500/sq. ft.)
• Labour shortages and materials pricing make budgeting volatile

2. 

Financing Remains Cautious

• Lenders favour stabilized income assets
• Pre-leasing and CMHC financing are key to unlocking debt

3. 

Policy Friction at the Municipal Level

• Despite provincial backing, some cities resist mid-rise density, slow permitting, or impose parking requirements that raise costs
• NIMBY sentiment can delay approvals, even for rental-focused projects

💼 Who Should Be Looking at Purpose-Built Rentals?

🔮 Looking Ahead: A Permanent Shift in Strategy?

As the market transitions away from speculative condo investment and toward livability and long-term income, purpose-built rentals could become the backbone of future residential development in BC.

Expect to see:

• More rental-only zones and expedited approvals
• Greater public-private collaboration
• Increased emphasis on rental affordability and energy efficiency
• Developers making permanent pivots to build-to-rent models

“This isn’t just a cycle—it’s a structural shift. BC’s future housing supply will be led by purpose-built rentals, not private condos.”

— Tracy Leung, Director, Rental Housing Council of BC

📌 Final Takeaway

For years, the BC real estate market focused heavily on ownership models. But in 2025, the smart money is moving into rentals—and purpose-built rentals offer the clearest path to sustainable, scalable housing.

With the right financing, municipal support, and long-term vision, PBRs can deliver consistent income, policy-aligned development, and real community impact—a rare win-win in today’s complex housing environment.

Where Are the Hot Emerging Markets in Greater Vancouver? A Region Reshaped by Growth Pressures

📈 Growth Without Infrastructure: BC’s Emerging Market Moment

With record immigration targets and a chronic housing and infrastructure backlog, Greater Vancouver is facing a defining moment. More people are arriving than the region can currently accommodate, not because of a lack of political will or economic demand—but because the systems that govern how we grow are under strain.

By 2025, the federal government aims to welcome over 500,000 newcomers annually, a significant portion of whom land in urban hubs like Vancouver. From an economic and demographic standpoint, immigration is essential: it offsets our aging population, fills labour gaps, and sustains long-term GDP growth.

But the pace of population growth far exceeds the pace of housing completions and civic infrastructure delivery. In places like Vancouver, Burnaby, and Surrey, the symptoms are everywhere: overburdened transit, rising rents, school waitlists, and housing scarcity. In response, demand is shifting outward—to the suburbs, exurbs, and overlooked nodes that are better positioned to absorb the next wave of growth.

🔍 Why Emerging Markets Matter More Than Ever

These areas—often outside the city core—are seeing the fastest price growth, the most active rezoning, and the highest concentration of first-time buyers. They represent the new frontier of affordability, livability, and investment in a region otherwise defined by scarcity.

But they’re not just “cheaper alternatives.” They’re becoming centres of gravity in their own right, supported by transit expansions, city-led densification, and private sector development.

📍 Top 5 Emerging Markets in Greater Vancouver (2025)

1. Port Moody: Lifestyle Urbanism with SkyTrain Access

Why it matters:

Port Moody is no longer a sleepy suburb. With SkyTrain connectivity, walkable waterfront trails, and boutique mixed-use developments, it’s now a target destination for young professionals and downsizing Boomers alike.

Market Stats:

• Benchmark condo price: $754,000
• YoY price growth: +4.7%
• Vacancy rate: <1.2%

Key Projects: Moody Yards, Bayrock Heights

Urban Edge: Brewer’s Row, Shoreline Trail, densification near Moody Centre Station

“Port Moody is what Kitsilano was 15 years ago—except with more upside and fewer bidding wars.”

2. Maple Ridge: Where Affordability Still Exists

Why it matters:

As prices in Coquitlam and Pitt Meadows climb, Maple Ridge is emerging as the last bastion of affordability for growing families. It’s undergoing a transformation, with a new town centre plan and increasing mid-density zoning.

Market Stats:

• Townhouse benchmark price: $849,000
• YoY price growth: +6.2%
• Rental yield: ~4.4%

Key Drivers:

• Lougheed Hwy upgrades
• Golden Ears connectivity
• Transit-oriented infill development

“The bones of a livable, mid-size city are there. Now the investment is catching up.”

3. Chilliwack: The Fraser Valley’s Quiet Boom

Why it matters:

Often overlooked in Metro-centric discussions, Chilliwack has become a magnet for remote workers, young families, and small-scale investors looking for higher cash flow.

Market Stats:

• Detached home price: $825,000
• YoY price growth: +5.3%
• Cap rates on small multi-family: ~5.2%

Key Growth Factors:

• Expansion around Sardis and Garrison Village
• Increased immigration from South Asian and Filipino communities
• New commercial hubs anchored by big-box and healthcare services

“This is where people priced out of Abbotsford are now landing. It’s the edge of affordability in the Fraser Valley.”

4. North Surrey: The New Downtown in Waiting

Why it matters:

Surrey is absorbing more new residents than Vancouver itself. With three SkyTrain stations, multiple universities, and large-scale redevelopment, North Surrey is becoming a second urban core.

Market Stats:

• 1-bed condo price: $509,000
• YoY price growth: +3.2%
• Absorption rate: Steady with upward rental pressure

Major Projects:

• University District by Bosa
• King George Hub
• Holland Parkside

“With international students and tech tenants driving demand, this market will never lack for renters.”

5. Langley City: The Future Is (Almost) Here

Why it matters:

Set to be the terminus of the Surrey-Langley SkyTrain extension by 2028, Langley City is preparing for a transformation that will echo what Brentwood saw a decade ago.

Market Stats:

• Condo benchmark: $587,000
• YoY price growth: +4.0%
• Population growth (last 5 yrs): +11%

Strategic Zones:

• Fraser Hwy corridor
• Logan Avenue revitalization
• New mixed-use OCP overlays

“Investing before the SkyTrain arrives is one of the best timing plays in the Lower Mainland.”

🏘️ Emerging Markets Are Rising Because Core Markets Are Stalled

These markets are gaining steam not just because of local strengths—but because the core is struggling to deliver supply quickly enough.

According to CMHC, Metro Vancouver needs over 570,000 new homes by 2030 to restore affordability. Yet even with progressive policy shifts—missing middle zoning, Housing Accelerator Fund incentives, transit-oriented pre-zoning—completions are down year-over-year due to:

• Labour shortages
• Permitting bottlenecks
• Financing gaps and high interest rates

So while the political appetite is high, the execution remains slow, driving more demand into flexible, growth-ready municipalities.

💼 Who Benefits in These Markets?

🔮 Looking Ahead: Emerging No Longer Means Peripheral

As we enter the second half of the decade, it’s clear: today’s emerging markets are tomorrow’s economic anchors. These areas aren’t just absorbing population overflow—they’re evolving into complete communities, often with more modern infrastructure, forward-thinking city planning, and untapped development potential.

To succeed in BC real estate in 2025, it’s no longer enough to know where the jobs are. You need to know where the next wave of housing and infrastructure is being built.

📌 Final Thoughts: Planning Must Match Growth

Until Vancouver and its inner suburbs catch up with their housing goals, the region’s outer edges will continue to do the heavy lifting. But that growth must be matched with coordinated infrastructure investment, fast-tracked project approvals, and a long-term vision that sees housing as more than just a market—it’s the foundation for social and economic resilience.

Greater Vancouver isn’t shrinking—it’s spreading. And smart buyers are already moving ahead of the curve.

From Boomers to Zoomers: How Demographic Shifts Are Reshaping BC Real Estate

👥 A Generational Tug-of-War Over BC Real Estate

British Columbia’s real estate market has long been influenced by global capital, local policies, and economic cycles. But in 2025, one of the most powerful — and under-discussed — market forces is demographic change.

We’re now witnessing a significant hand-off between two major groups:

• Baby Boomers (born 1946–1964): Many are downsizing, relocating, or passing on wealth to younger generations.
• Millennials and Gen Z (born 1981–2012): These younger cohorts are entering their peak homebuying years, but facing higher barriers to entry.

This intergenerational shift is already transforming housing demand patterns across BC — not just in Vancouver, but also in suburbs, secondary cities, and recreational markets.

📊 Demographic Trends in British Columbia (2025)

Source: BC Stats, CMHC, 2024 Census Estimates

🏡 Boomers: Downsizing, Unlocking Equity, or Staying Put?

Key Observations:

• Many Boomers are sitting on significant home equity, having purchased decades ago at a fraction of today’s values.
• While some are downsizing to condos or moving to retirement destinations like Penticton, Parksville, or Kelowna, many are choosing to age in place, especially in homes with suites or main-floor living.
• Intergenerational wealth transfer — through gifts, inheritances, or co-signing — is a growing force behind younger buyers entering the market.

“We’re seeing parents unlocking equity not just for retirement, but to help their kids afford a down payment. That wasn’t common 15 years ago.”

— Karen McBride, Senior Realtor®, North Shore

🧑‍💼 Millennials & Gen Z: Entering the Market Differently

Key Housing Behaviours:

• Millennials are forming families later, but increasingly prioritizing space, transit access, and work-from-home layouts.
• Co-buying among siblings or friends is rising in popularity, especially in areas like East Vancouver, Surrey, and New Westminster.
• Gen Z is starting to invest in real estate earlier through joint ventures, assignment sales, or by “rentvesting” (owning in one city, renting in another).

Barriers They Face:

• High home prices and limited affordable supply
• Mortgage stress test qualification, even as rates soften
• Competition from investors in the same price range

📍 Geographic Impact: How Demographics Are Shaping Demand

🔄 The Rise of Multigenerational Living

One of the biggest shifts is the return of multigenerational households. Census data shows that nearly 1 in 10 BC households now include three generations under one roof — a number expected to grow.

Why it’s happening:

• High housing costs necessitate shared living
• Cultural preferences in immigrant families
• Older parents offering child care or financial support

Real estate impact:

• More demand for homes with suites, separate entrances, and secondary kitchens
• Builders are increasingly designing flexible floor plans to suit these needs

🧠 Expert Commentary

“Developers who fail to adapt to the changing demographic landscape will miss the mark. We’re designing for households that don’t fit the traditional nuclear family anymore.”

— Ali Qureshi, Principal Architect, West Coast Housing Solutions

“We used to sell one-bedroom condos to solo buyers. Now we’re selling two-bed-plus-dens to siblings or couples with parents — in the same unit.”

— Shannon Lai, Pre-Sales Consultant, Burnaby

🏘️ What This Means for Buyers, Sellers & Investors

✅ For Buyers:

• Opportunity: More creative financing (co-ownership, family help) and targeted inventory (duplexes, townhomes)
• Advice: Consider suburban or secondary markets with infrastructure and job access

✅ For Sellers:

• Opportunity: High demand for homes with suites or multigenerational layouts
• Advice: Market homes by highlighting flexibility — not just square footage

✅ For Investors:

• Opportunity: Focus on areas with strong rental demand from Gen Z and millennial renters
• Advice: Look for 2-3 bedroom units near transit or universities — ideal for co-living or rent-by-room models

🔮 Looking Ahead: Demographics as Destiny?

As we move toward 2030, BC’s real estate landscape will continue to evolve based on who lives here — and how they want to live.

By 2027, expect:

• More flexible housing designs (lock-off suites, laneway homes, stacked townhomes)
• Continued pressure on policy to support co-ownership and shared housing
• Municipal incentives for missing-middle housing tailored to young families and downsizers alike

📌 Final Takeaway

BC’s real estate market is no longer shaped just by prices and interest rates — it’s being reshaped by the people who live here. From downsizing Boomers to property-hungry Millennials and innovative Gen Z buyers, the province is navigating a housing evolution.

Understanding these demographic dynamics is essential to making smart decisions — whether you’re buying your first home, selling the family house, or investing for the long haul.

The Future of Housing Affordability in BC: Pipe Dream or Policy-Driven?

🏡 Housing Affordability in BC: Still Within Reach?

In a province where the benchmark price for a home in Greater Vancouver sits above $1.2 million, the question on many minds is:

Is housing affordability in BC a lost cause — or can policy still make a difference?

The answer is complicated. British Columbia’s housing market is shaped by global demand, limited land, complex zoning rules, and a persistent supply-demand imbalance. While affordability continues to deteriorate for many — especially first-time buyers and renters — 2025 is also a year of meaningful policy shifts, designed to slow the erosion and, potentially, reset the path forward.

Let’s explore the economic realities, policy innovations, and market forces that are shaping the future of affordability in BC.

💸 Defining “Affordability” in 2025

The Canada Mortgage and Housing Corporation (CMHC) defines affordable housing as costing less than 30% of a household’s gross income. In Metro Vancouver, this is becoming increasingly rare.

• Median household income: ~$85,000/year (2024)
• 30% housing threshold: ~$2,125/month
• Average monthly mortgage payment (20% down, $1.2M home @ 5%): ~$5,100/month

Result: Ownership is financially out of reach for many middle-income earners unless aided by generational wealth or alternative financing models.

📊 Current State of Affordability: A Snapshot

🏗️ What’s Driving the Affordability Crisis?

1. 

Limited Land and Zoning Constraints

• Single-family zoning still dominates large portions of BC municipalities.
• Until recently, building 4+ units on a standard lot was impossible in many regions.
• Gentle density initiatives are just beginning to unlock new options.

2. 

Demand Pressures and Immigration

• BC is a global migration hub: international students, permanent residents, and interprovincial movers continue to drive demand.
• Canada welcomed over 400,000 immigrants in 2024 — many settling in BC urban centers.

3. 

Construction Costs and Labour Shortages

• Builders face high material costs, trades shortages, and slow permitting.
• Even when zoning is approved, construction timelines can stretch years.

🏛️ What’s Being Done: Policy Shifts in 2025

✅ 

Zoning Reform

• Vancouver and Victoria now permit multiplex housing (4–6 units) in formerly single-family zones.
• New Transit-Oriented Development Areas are being pre-zoned in Surrey, Burnaby, and Coquitlam.

✅ 

Federal Housing Accelerator Fund (HAF)

• Funding tied to municipal commitments for increased density and faster permitting.
• Target: 100,000+ new homes in BC over the next decade.

✅ 

BC Builds Initiative

• A new provincial program to support below-market housing for moderate-income households.
• Focus on partnerships with non-profits and local governments to deliver housing at ~80% of market rent.

✅ 

Property Tax Exemptions and First-Time Buyer Credits

• Increased Property Transfer Tax exemptions for homes under $835,000.
• Expansion of shared equity programs like First-Time Home Buyer Incentive (FTHBI).

🔍 Is It Working? Early Signs of Progress

➕ Affordability Slowly Improving (in Pockets)

• Fraser Valley markets like Chilliwack, Mission, and Langley are seeing moderate price corrections, giving buyers more access.
• Slight rate relief in mid-2025 (with a possible second cut in Q4) could improve purchasing power.

➖ But Systemic Challenges Remain

• Low turnover of existing homes due to mortgage rate lock-in
• Slow build-out of new supply despite policy change
• Rising interest in multigenerational co-living as families consolidate resources

🧠 Expert Perspective

“The new zoning and incentive programs are a positive step — but without faster delivery of actual housing units, the affordability gap will persist. We need thousands more mid-density homes in walkable, transit-accessible locations.”

— Derek Mander, Principal, Urban Housing Strategies Inc.

🏘️ Affordability Outlook by Buyer Profile

🔮 Looking Ahead: Pipe Dream or Achievable Vision?

While we may never return to early 2000s-style affordability, a more balanced market is achievable. This will depend on:

• Sustained policy reform
• Efficient housing delivery
• More realistic pricing expectations
• Innovative ownership models (e.g., co-ownership, lease-to-own, modular housing)

By 2026–2027, we could begin to see a meaningful affordability reset — but only if today’s policy efforts turn into actual rooftops.

📌 Final Takeaway

Housing affordability in BC is no longer just an economic issue — it’s a generational and societal one. While it may not be “solved” overnight, 2025 is shaping up to be a pivotal year where policy meets action.

Whether you’re a buyer seeking entry, a policymaker navigating trade-offs, or an investor evaluating long-term demand — now is the time to pay close attention to where affordability is improving, not just where prices are falling.

How the Federal Housing Accelerator Fund Is Impacting BC Municipalities

🏗️ Building Faster, Smarter: The Role of the Housing Accelerator Fund in BC

Canada’s housing crisis has reached a boiling point, and British Columbia sits at the heart of it. With demand outpacing supply across much of the province — especially in urban centres like Vancouver, Burnaby, Surrey, and Kelowna — both provincial and federal governments are seeking urgent solutions. One of the most significant tools in this push is the Federal Housing Accelerator Fund (HAF).

Announced in 2023 and now in active deployment, this $4 billion federal initiative aims to cut red tape, accelerate approvals, and unlock new housing starts in municipalities across the country. In BC, it’s already reshaping how cities plan, zone, and prioritize development — with some moving faster than others.

🧱 What Is the Housing Accelerator Fund?

The HAF is a federal funding program designed to help municipalities:

• Streamline development approval processes
• Implement zoning reforms
• Promote higher-density and affordable housing
• Unlock “shovel-ready” projects more quickly

In return for federal funding, municipalities must commit to ambitious housing targets and policy changes that enable long-term growth in housing supply.

📍 BC Municipalities Taking the Lead

1. 

City of Vancouver: Gentle Density in Action

Vancouver was among the first BC municipalities to secure funding under the HAF. In return, it committed to:

• Legalizing fourplexes and sixplexes citywide on single-family lots
• Streamlining building permits and approval timelines by 25–30%
• Targeting 72,000 new housing units over the next decade

“This is the most aggressive rezoning Vancouver has seen in decades. It’s a major shift away from exclusionary zoning.”

— Cynthia Holmes, Urban Planner, City of Vancouver

2. 

Surrey: Unlocking Transit-Oriented Development

Surrey received over $95 million from the fund, with a focus on:

• Accelerating development around SkyTrain extensions and bus rapid transit (BRT) corridors
• Pre-zoning land near Fleetwood and Clayton Heights for mid-rise housing
• Launching an online portal to fast-track permit processing

Surrey’s population is projected to surpass Vancouver by 2030, and the HAF is being used to proactively address that growth.

3. 

Kelowna: Mid-Sized City, Big Ambitions

Kelowna’s HAF deal includes funding for:

• Increasing multi-family zoning around downtown and university corridors
• Revising the city’s official community plan (OCP) to streamline infill development
• Committing to a 33% increase in annual housing starts by 2026

“Kelowna is quickly becoming a test case for whether smaller BC cities can scale smart growth rapidly.”

— Darren Kellar, Real Estate Analyst, Interior BC

🔧 What Changes Are Being Made?

Across BC, here are the most common reforms tied to HAF funding:

🏘️ Why This Matters for Buyers and Investors

✅ 

More Housing Supply on the Horizon

If fully realized, these HAF-enabled initiatives could add tens of thousands of new units across Metro Vancouver and BC’s fastest-growing regions. This could help:

• Stabilize price growth over time
• Create more “missing middle” housing
• Offer buyers more options in diverse price brackets

Investor Opportunities in Transition Zones

Investors should pay close attention to pre-zoned areas and neighborhoods undergoing density transitions. Examples include:

• East Vancouver’s Grandview-Woodland area
• Surrey’s King George Corridor
• Burnaby’s Metrotown and Brentwood extensions

“Smart money is looking at properties near zoning transitions — today’s bungalows may be tomorrow’s land assemblies.”

— Trish Deo, Land Acquisition Consultant, Lower Mainland

⚠️ Challenges and Growing Pains

1. 

Labour and Construction Bottlenecks

Even with faster approvals, BC still faces a labour shortage, especially in skilled trades. The risk is that entitlements won’t convert to builds fast enough.

2. 

Community Pushback

Some neighborhoods are resisting densification, raising concerns about parking, infrastructure, and loss of character. While these are valid, they may slow rollouts in historically low-density areas.

3. 

Affordability vs. Profitability

Developers still face tight margins. Building family-oriented housing that’s both financially viable and truly affordable remains a challenge.

🔮 Outlook for the Rest of 2025 and Beyond

The Housing Accelerator Fund is not a silver bullet — but it is a meaningful policy tool that’s nudging BC municipalities toward more supply-oriented planning.

By Q4 2025, expect to see:

• A visible uptick in permit approvals and pre-construction activity
• Greater clarity on how zoning changes are being interpreted by local planning departments
• Early-stage redevelopment applications for infill and multiplex housing

📌 Final Takeaway

The Federal Housing Accelerator Fund is pushing BC’s municipalities into a new era of planning — one that prioritizes density, speed, and long-term affordability. For homebuyers, investors, and developers, understanding how these changes are unfolding at the local level will be crucial for identifying opportunity zones, navigating the approval process, and staying ahead of the curve.

Whether you’re a first-time buyer looking for more options, or a landowner assessing redevelopment potential, the HAF is a policy you can’t afford to ignore in 2025.

BC Real Estate Outlook: What to Expect in the Second Half of 2025

BC Real Estate Outlook: What to Expect in the Second Half of 2025

📊 Overview: A Market at a Crossroads

As we move into the second half of 2025, the British Columbia real estate market stands at a critical juncture. Following a volatile few years marked by inflation, aggressive interest rate hikes, and shifting buyer behavior, the landscape in Greater Vancouver and across the province is showing early signs of stabilization — but not without underlying uncertainties.

While benchmark home prices have begun to level off in most submarkets, buyer activity remains cautious. With mortgage rates expected to decline slightly in the latter half of 2025, there’s growing optimism — tempered by affordability concerns, limited housing supply, and slow development pipelines.

📈 Key Trends Shaping BC’s Housing Market in 2025

1. 

Mortgage Rates Easing — But Gradually

• The Bank of Canada’s June rate cut of 25 basis points — its first since 2020 — has been welcomed by buyers and brokers alike.
• Fixed rates remain in the 4.8%–5.2% range, but economists anticipate another rate cut before year-end if inflation trends downward.
• Slight increases in mortgage pre-approvals suggest buyers are positioning for fall market activity.

Expert Insight:

“We’re seeing renewed interest in pre-sale projects and fixed-rate mortgages. Buyers are cautiously optimistic, but rate sensitivity is still strong.”

— Mark Jennings, Senior Mortgage Broker, Vancouver

2. 

Home Prices Stabilizing in Key Markets

According to the Real Estate Board of Greater Vancouver (REBGV), the composite benchmark price for all residential properties is now hovering around $1.19M, representing a 0.4% monthly increase and 1.2% year-over-year rise as of May 2025.

• Detached homes are showing modest strength in East Vancouver, Richmond, and Surrey.
• Condo prices remain soft in some downtown cores but are holding steady in transit-oriented suburbs.

3. 

Inventory Still Tight Despite Slower Sales

New listings have ticked up, but total active inventory remains below the 10-year average, especially for entry-level detached homes and townhouses.

• Sales-to-active listings ratio sits at 18.7%, indicating a balanced market—but with regional variation.
• Inventory levels are particularly low in Burnaby, North Vancouver, and Port Moody.

🏘️ Regional Spotlights: Greater Vancouver & Beyond

🧭 Opportunities and Risks: Who Should Act Now?

✅ For Buyers

• Opportunity: Reduced competition and rate drops could improve affordability by fall.
• Risk: Short-term price dips may continue in some condo submarkets — don’t overleverage.

✅ For Investors

• Opportunity: Purpose-built rentals and transit-proximate townhomes show strong rental yields.
• Risk: High carrying costs persist; assess cap rates carefully.

✅ For Developers

• Opportunity: Policy support (e.g., Housing Accelerator Fund) could unlock stalled zoning.
• Risk: Labour shortages and permitting delays continue to impact project timelines.

🧠 Policy Watch: What to Monitor in H2 2025

• Federal Housing Accelerator Fund: Funding is being disbursed to key BC municipalities; local densification plans will follow.
• BC’s Speculation and Vacancy Tax: Expansion to more regions could impact investment decisions.
• Zoning Reforms: Vancouver and Burnaby moving toward streamlined approvals for multi-family housing.

🔮 Market Outlook: What’s Ahead for Fall & Winter 2025?

Expect a modest fall rally in the housing market — particularly if interest rates drop again by October. However, meaningful affordability improvements will depend on structural changes in supply, not just financial conditions.

📌 Final Thoughts

While British Columbia’s real estate market isn’t headed for a boom, the worst of the correction may be behind us. The second half of 2025 offers cautious optimism for buyers and investors alike — especially those who are prepared, patient, and well-advised.

Whether you’re watching rates, tracking neighborhood trends, or planning to enter the market, now is a critical time to stay informed and nimble.