How much house can you afford in Vancouver?
Greater Vancouver’s composite MLS benchmark is $1,100,300 as of February 2026, down 6.8% year-over-year and 12.2% below April 2022 peaks. The average sold price is even higher at $1,206,180. With 8 months of supply and a sales-to-active ratio of just 12.2%, Vancouver is firmly in a buyer’s market — the most favourable conditions for buyers in years.
Vancouver affordability by property type
Real GVA benchmark data — February 2026:
| Property Type | Benchmark | YoY | Avg Price | Income Required (20% DP) |
|---|---|---|---|---|
| Apartment | $708,200 | -6.8% | $739,258 | $155,400 |
| Townhouse | $1,046,100 | -5.6% | $1,184,502 | $220,500 |
| Composite | $1,100,300 | -6.8% | $1,206,180 | $230,944 |
| Detached | $1,835,900 | -8.8% | $2,122,572 | $372,724 |
Income assumes 3.99% rate, 25-year amortization, 32% GDS.
Townhouse is the only segment with growing sales (+7.8% YoY), suggesting buyers are finding this price point balances space and affordability.
GVA neighbourhood breakdown
| Area | Property Focus | Price Data |
|---|---|---|
| Langley/Maple Ridge | Detached | Under $1.3M |
| Burnaby | Apartments | $718,000–$809,000 |
| Vancouver East | Detached | ~$1.8M avg |
| Richmond | Detached | ~$2.1M avg |
| North Vancouver | Detached | ~$2.2M avg |
| Vancouver West | Detached | Over $3.3M avg |
The $2M+ gap between Langley/Maple Ridge detached ($1.3M) and Vancouver West ($3.3M+) underscores how much geography matters.
BC Property Transfer Tax
| Fair Market Value | Rate |
|---|---|
| First $200,000 | 1% |
| $200,001–$2,000,000 | 2% |
| $2,000,001–$3,000,000 | 3% |
| Over $3,000,000 | 5% |
PTT at benchmark $1,100,300: ~$20,006
| Exemption | Threshold |
|---|---|
| First-time buyer — full exemption | Up to $500,000 |
| First-time buyer — partial | $500,000–$525,000 |
| Newly built — full exemption | Up to $750,000 |
| Newly built — partial | $750,000–$800,000 |
At Vancouver benchmark prices, only apartment buyers near $708K might partially benefit from the newly-built exemption.
Vancouver’s additional housing taxes
| Tax | Rate | Who Pays |
|---|---|---|
| Foreign Buyer Tax | 20% | Non-Canadian buyers |
| Speculation & Vacancy Tax | 0.5%–2% | Vacant homes, foreign/satellite families |
| Empty Homes Tax (CoV) | 5% | Vancouver properties vacant >6 months |
These taxes are designed to cool demand but also affect the investment case for Vancouver real estate.
Vancouver vs other major cities
| City | Benchmark/Avg | Income Needed | Transfer Tax |
|---|---|---|---|
| Vancouver | $1,100,300 | $230,944 | ~$20,006 + taxes |
| Toronto | $1,008,968 | $213,376 | ~$31,000 (double LTT) |
| Calgary | $627,776 | $139,895 | ~$200 |
| Ottawa | $641,436 | $142,484 | ~$8,629 |
| Edmonton | $448,761 | $105,383 | ~$200 |
Vancouver requires the highest income but Toronto has higher combined transfer taxes.
Vancouver market conditions — February 2026
| Metric | Value |
|---|---|
| Composite benchmark | $1,100,300 (-6.8% YoY, -0.1% MoM) |
| Average price | $1,206,180 |
| vs. April 2022 peak | -12.2% |
| Total sales | 1,648 (-9.8% YoY) |
| Active listings | 13,545 (+6.3% YoY) |
| vs. 10-year avg | Above seasonal average |
| Months of supply | 8 |
| SNLR | 12.2% |
| Market condition | Buyer’s market |
Sales are 28.7% below the 10-year seasonal average. This is a deep buyer’s market.
See the Vancouver housing market report for the latest.
Tips for Vancouver homebuyers
- 12.2% below peak — Benchmark has come down significantly from 2022. Patience is paying off
- 8 months of supply — Serious buyer leverage. Negotiate hard on price and conditions
- Budget ~$20K for PTT — On top of your down payment
- Langley/Maple Ridge — Detached under $1.3M vs $3.3M+ in Vancouver West
- New build exemption — Explore new construction under $750K for full PTT exemption
- Compare mortgage rates — Rate shopping matters most on large mortgages
Related calculators
- Vancouver Mortgage Calculator — Estimate your monthly payment
- BC Mortgage Rates — Compare current rates
- Vancouver Housing Market — Latest prices and trends
- BC Affordability — Provincial overview
- Calgary Affordability — Compare with Alberta