Vancouver Rental Income Calculator

How the rent estimate works

The estimate comes from a market table we maintain by area, property type and bedroom count: David Siccia Properties market table, updated Sep 2026, based on CMHC Rental Market Survey 2025, liv.rent/Zumper listing reports and our own placements. The table holds unfurnished asking rents for a standard-condition unit. The calculator adjusts for extra bathrooms, interior size against a typical size for the type, finish level (renovated +5–12%, luxury +15–25%) and, if you tick it, a furnished executive premium of 25–45%. The result is always a range: a 2-bed West Side condo does not rent for "$3,900"; it rents for $3,500 on a low floor with no parking and $4,300 with a view and two stalls. Move the slider to the position that matches your unit, or type your own number.

Asking rent is not achieved rent. In a slow month (November to January) well-priced units still take two to four weeks to lease, and an over-priced unit sits. If you want a live read on your specific property, send us the address and we will pull current comparables.

What the economics count

• Vacancy allowance, 4%. Roughly two weeks a year between tenants plus a small bad-debt allowance. CMHC's 2025 vacancy rate for Vancouver purpose-built rentals was under 2%, but turnover is when a landlord loses rent, so we budget more.
• Property management, 8% unfurnished / 12% furnished. Market range for Metro Vancouver residential management (published ranges from local management companies, 2025–26). David quotes a flat structure per property after seeing it.
• Property tax at your municipality's approximate 2025 residential rate: City of Vancouver 0.28%, Burnaby 0.26%, Richmond 0.33%, Surrey / White Rock 0.29%, North Vancouver (District) 0.33%, West Vancouver 0.24%. Check the current mill rate on your tax notice and override with the real figure.
• Speculation & Vacancy Tax and Empty Homes Tax are toggles that default off, because a home rented for six or more months a year is exempt from both. They are there so you can see what an empty unit costs.
• Insurance, strata, maintenance reserve, utilities and furnishing. Defaults of $120/mo condo or $250/mo house for a landlord policy, your actual strata fee, a repair reserve of 1% of value a year for houses or 0.5% for condos (capped), $250/mo utilities only when the rent includes them, and $25,000 of furniture amortized over five years for furnished units.

Net operating income (NOI) is what is left after those lines and before any mortgage. Cap rate is NOI divided by property value; gross yield is annual rent divided by value. Only if you switch on financing does the calculator add a mortgage (20% down, 4.6%, 25 years by default) and show cash flow after debt, cash-on-cash return, debt-service coverage and the rent that would break even with the mortgage.

What it costs to have a property managed

In Metro Vancouver, residential management fees typically run 8–12% of collected rent, and tenant placement is commonly half to one month's rent (published ranges from local management companies, 2025–26). Furnished executive management sits at the top of that range because of inventory, restocking and more frequent turnovers. David quotes a flat structure per property after seeing it; the fee line in the calculator is there so you can test the numbers with any figure.

How long it takes

A correctly priced unfurnished unit in Vancouver typically leases in two to four weeks from listing; furnished executive units take one to six weeks depending on season and corporate demand. From a signed management agreement to a placed tenant, plan on three to six weeks.

Vancouver specifics that change the numbers

The BC Residential Tenancy Act caps annual rent increases (3% for 2025; check the Residential Tenancy Branch for the 2026 figure), so the rent you sign today largely sets your income for the tenancy. Vancouver's Empty Homes Tax and the provincial Speculation and Vacancy Tax mean an empty second home costs about 4% of assessed value a year on top of everything else, which is why leasing it, even at a modest cap rate, beats holding it empty. Short-term rentals are limited to principal residences under the BC Short-Term Rental Accommodations Act and the City of Vancouver bylaw, so investor units go furnished on 30-day-plus terms instead. West Side, West Vancouver and North Shore houses draw the strongest executive-furnished demand; downtown and Burnaby condos lease fastest unfurnished.

Related tools: vacancy cost calculator, net effective rent calculator, commercial lease rate estimator, and the rental purchase analyzer if you are buying rather than already holding. See also our Airbnb advisory, portfolio and contact pages.

This calculator is general information, not financial, tax or legal advice. Rents, tax rates and bylaws change; confirm current figures with BC Assessment, your municipality, the Canada Revenue Agency and your accountant before making decisions.

Frequently asked questions