Vancouver Rent Update for South African Families – June 2025
Thinking of renting a family home in BC? Here’s what to expect.
So, you’ve made the big move to Canada—or you’re planning it—and you’re trying to figure out where your family is going to live. Somewhere with space for the kids, maybe a garden, a decent school nearby, and if you’re lucky, even a braai spot?
Welcome to Metro Vancouver, where the views are stunning, but the rent can be… a bit of a shock.
Thanks to the June 2025 Rent Report from liv.rent, we’ve got the latest breakdown of prices across the region—and we’ve pulled out the bits that matter most for South African families trying to settle in.
The Big Picture: What Are Families Paying?
For unfurnished rentals (which are more common and more affordable long-term), here’s what you’re looking at across Metro Vancouver this June:
- 2-bedroom homes: $2,978/month
- 3-bedroom homes: $3,624/month
Cheapest Areas for Families to Rent
- Abbotsford
2-bedroom: $1,943
3-bedroom: $2,668 - Langley (Willoughby / Willowbrook)
2-bedroom: $2,306 – $2,356
3-bedroom: $3,085 – $3,239 - Newton (Surrey)
2-bedroom: $2,116
3-bedroom: $2,743 - South Surrey
2-bedroom: $2,288
3-bedroom: $3,273 - Burquitlam (Coquitlam)
2-bedroom: $2,635
3-bedroom: $3,484
Most Expensive Areas (For Those With Deep Pockets)
- West Vancouver
2-bedroom: $3,578
3-bedroom: $5,011 - Downtown Vancouver
2-bedroom: $3,764
3-bedroom: $4,544 - West Point Grey / UBC
2-bedroom: $3,664
3-bedroom: $4,546 - Kitsilano
2-bedroom: $3,497
3-bedroom: $4,334 - North Vancouver
2-bedroom: $3,460
3-bedroom: $4,249
Furnished vs. Unfurnished?
Most families go for unfurnished rentals. They’re more affordable, available for longer leases, and allow you to make the space your own. Furnished homes are mostly short-term and usually come with higher monthly costs.
What’s the Deal with Basement Suites?
If you’re new to Canada, this might feel strange—basement suites are incredibly common in Vancouver.
Here’s what you need to know:
- A basement suite is usually the lower floor of a house converted into a separate apartment.
- They often have their own entrance, kitchen, bathroom, and sometimes laundry.
- Some are new and beautifully finished; others can be older and darker, so always inspect before committing.
- You may also come across top-floor or main-floor suites, but they’re still considered part of a larger home.
It may feel odd to rent part of someone else’s house, but it’s very normal in BC. Many South African families start out in basement or garden suites—it’s just how things are done here.
Where to Search (And How to Avoid Scams)
Here are the best platforms for finding rentals in BC:
- liv.rent
- Craigslist (be cautious – some scams appear here)
- PadMapper
- Rentals.ca
Tips for staying safe:
- Never send money without seeing the unit or signing a proper lease.
- Be wary of listings that seem too cheap or have poor/stock images.
- Ask if utilities are included, if pets are allowed, and about parking or snow removal.
Thinking Long-Term?
If your family is here to stay, consider suburbs that are transit-connected but still family-friendly. Areas like New Westminster, Coquitlam, and Surrey offer great value while remaining accessible to central Vancouver via SkyTrain.
Looking to buy eventually? Areas like Langley and Maple Ridge are popular with first-time buyers and offer a bit more space.
South African Families, You’re Not Alone
Moving countries is no small thing. You’re navigating schools, jobs, paperwork, and figuring out what on earth a “hydro bill” is—all while missing boerewors and proper tomato sauce.
But you’re not alone. If you need help, advice, or even just a recommendation for a decent landlord—reach out. That’s what the South African Institute of Canada is here for.
