cheapest neighbourhoods to rent in metro vancouver via liv rent

[Updated November 2022] The 12 Cheapest Neighbourhoods For Rent In Metro Vancouver

Metro Vancouver is known for its beautiful scenery, dynamic neighbourhoods, and, of course, a high cost of living. As the most expensive city to rent in Canada, it can be hard to find cost-effective accommodation in Vancouver. We’re liv.rent, a digital rental platform that makes renting easy, and we’re going to take a look at where you can find cheap rent in the City of Vancouver and beyond, exploring municipalities and areas where the cheapest rent in Metro Vancouver is hiding.

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map of the cheapest neighbourhoods in metro vancouver via liv rent

Table of Contents


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1. Abbotsford


Average rent in Abbotsford

Abbotsford offers surprising value for renters given its broad appeal and excellent location. As of November 2022, a one-bedroom, unfurnished unit in Abbotsford rents for an average of just $1,532 per month, while a two-bedroom unit can be had for $1,835 on average – significantly lower than nearby Langley.

Neighbourhood breakdown: Abbotsford

About: Abbotsford is one of the Fraser Valley’s primary urban hubs, with plenty to attract renters and young professionals drawn to the area’s thriving job market. The city is home to the University of the Fraser Valley‘s main campus, which welcomes the majority of the university’s total 15,000+ students. Although it’s primarily seen as an agrarian community with a strong connection to its farming roots, Abbotsford has all manner of shopping destinations and the modern convenience one would expect from a city of its size. The Highstreet and Sevenoaks Shopping Centres each contain a vast assortment of shops and dining destinations and are conveniently located on opposing ends of the city.

Abbotsford also has a variety of amenity and activity spaces spread throughout the city, such as the Abbotsford Recreation Centre (ARC), which contains a skating rink, a 25-metre swimming pool, an indoor walking/running track, and more.

Proximity to Downtown Vancouver: 60 to 75 minutes by car and 90 to 110 minutes by public transit to Downtown Vancouver.

Rental types: Abbotsford is a large city in its own right with a population of over 150,000 and all manner of properties for rent. Single-family homes are the most common, but the area has seen plenty of new development activity in recent times with lots of low-rise and high-rise apartment buildings in key areas.


2. Newton, Surrey


Average rent in Newton

In the city of Surrey as a whole, the average rent for unfurnished units is $1,830 for a one-bedroom unit and $2,405 for a two-bedroom according to liv.rent’s rent report data from November 2022.

Newton, though, is well below these prices, particularly for two-bedroom, unfurnished units – which rent for an average of $1,725 per month. One-bedroom, unfurnished units in the area rent for $1,733 per month on average.

Neighbourhood Breakdown: Newton

About: Newton is best known as Surrey’s industrial hub, but is also one of the city’s foremost residential neighbourhoods and a bustling town centre in its own right. An exceedingly diverse, close-knit community, Newton is brimming with culture and is home to the region’s largest South Asian population. The vibrant neighbourhood has a booming job market with opportunities across a variety of manufacturing and industrial industries.

Kwantlen Polytechnic University also has its main campus nearby, and there are plenty of things to do for residents of all ages – such as the Newton Recreation Centre, Mud Bay Park, and the Newton Seniors Centre.

Proximity to Downtown Vancouver: 45-55 minutes by car and 80-90 minutes by public transit to Downtown Vancouver.

Rental types: Renters can find a variety of old & new apartment buildings in this neighbourhood, in addition to the many single-family occupancies and larger estate homes.

  • Studio apartments for rent: Surrey
  • One-bedroom apartments for rent: Surrey
  • Two-bedroom apartments for rent: Surrey

3. South Surrey


Average rent in South Surrey

Compared to Surrey’s city-wide $1,830 average rent for an unfurnished, one-bedroom unit, South Surrey is considerably cheaper. Looking at this area in particular, rent for an unfurnished, one-bedroom unit averages $1,733 per month as of our November 2022 rent report, while two-bedroom units are priced just below the city’s average, at $2,326 per month.

Neighbourhood Breakdown: South Surrey

About: South Surrey is the city’s largest urban centre in terms of land area, with a sprawling core that spans the beautiful Crescent Beach and two U.S. border crossings. This appealing area is popular among families in particular with a great school system and a strong community feel in spite of its large scale. Exemplifying the most beautiful aspects of British Columbia, South Surrey has views of both mountains and sea, with nearby green spaces like the Historic Stewart Farm and the Serpentine Fen Nature Reserve both popular weekend destinations for South Surrey dwellers.

Proximity to Downtown Vancouver: 40 to 60 minutes by car and 80 to 100 minutes by public transit to Downtown Vancouver.

Rental types: South Surrey’s different neighbourhoods each have their own distinct feel with different types of housing options throughout. Crescent Beach primarily consists of larger, beachfront homes and quiet residential areas with single-family residences, while areas like Semiahmoo Town Centre and Grandview Heights are more suited towards younger renters with a mix of multi-residential buildings and smaller homes.


4. Guildford, Surrey


Average rent in Guildford

Guildford’s average rent prices are well below that of Surrey as a whole, at an average of $1,807 per month for an unfurnished one-bedroom, compared to a city-wide average of $1,830. Two-bedroom, unfurnished units are also a bit cheaper in Guildford, at an average of $2,247 per month compared to $2,405 in all of Surrey as of November 2022.

Neighbourhood Breakdown: Guildford

About: Guildford is in Surrey’s northeast corner, bordering the Fraser River and Langley. Frequently associated with the popular Guildford Town Centre mall in the centre of the neighbourhood, Guildford has plenty of urban appeal with easy access to the heart of the city and lush walking trails in various pockets of the area.

Tynehead Regional Park is perhaps the best known of these natural areas, an expansive area where residents can fish, explore the many trails, and take in the sights & sounds of nature just minutes from home, in addition to housing a popular off-leash dog park. Guildford Recreation Centre is the neighbourhood’s primary destination for all manner of recreational activities, with a full-length pool, gymnasium, and weight room for residents to stay active.

Proximity to Downtown Vancouver: 30 to 40 minutes by car and 50 to 60 minutes by transit to Downtown Vancouver.

Rental types: Renters will find all types of rental properties within the booming Guildford neighbourhood. New high-rise developments have emerged as the city becomes increasingly popular, and there are still many pockets of the neighbourhood with larger single-family homes.

  • Studio apartments for rent: Surrey
  • One-bedroom apartments for rent: Surrey
  • Two-bedroom apartments for rent: Surrey

5. Willowbrook, Langley


Average rent in Willowbrook

Willowbrook’s average rent prices are just slightly lower than those of neighbouring Willoughby and are still similar to those of Langley‘s city-wide averages. As of November 2022, a one-bedroom, unfurnished unit in Willowbrook rents for an average of $1,833 per month. Two-bedroom, unfurnished units rent for an average of $2,085 per month.

Neighbourhood Breakdown: Willowbrook

About: Willowbrook is Langley’s primary business and shopping district, surrounded by possibility at the heart of the Fraser Valley. The neighbourhood is best known as the home of the famous Willowbrook Shopping Centre. Rounding out this exciting community are plenty of nearby parks, farms, and trails, and a host of dining destinations ranging from casual spots to sit-down restaurants.

Proximity to Downtown Vancouver: 45 to 55 minutes by car and about an hour and a half by public transit to Downtown Vancouver.

Rental types: Willowbrook has seen plenty of new development activity in recent years, with a number of recent high-rise and low-rise apartment buildings being built within the neighbourhood. On the outskirts of the city centre are more single-family residences and townhouses.

  • Studio apartments for rent: Langley
  • One-bedroom apartments for rent: Langley
  • Two-bedroom apartments for rent: Langley

6. Willoughby, Langley


Average rent in Willoughby

As of liv.rent’s November 2022 Rent Report, rent prices in Langley average $1,881 per month for an unfurnished one-bedroom unit, and $2,264 for unfurnished, two-bedroom units. Though slightly more expensive than the city-wide average, Willoughby still offers great value to renters with an average of $1,900 per month for an unfurnished, one-bedroom unit and $2,462 for two-bedroom units.

Neighbourhood Breakdown: Willoughby

About: Representative of Langley as a whole, Willoughby offers residents and visitors a taste of the Fraser Valley’s bountiful farmland in a bustling metropolitan locale. Filled with parks, trails and facilities with activities for the whole family, Willoughby has something to offer everyone. The Langley Events Centre houses the Vancouver Giants hockey team, which draws in large crowds for practically every home game. Just next door is Willoughby Community Park, another popular fixture of the vibrant neighbourhood.

Proximity to Downtown Vancouver: 40 to 50 minutes by car and 80-100 minutes by public transit to Downtown Vancouver.

About: As Willoughby has grown, more and more multi-residential communities have emerged in the neighbourhood, offering plenty of both low- and high-rise apartment buildings in the neighbourhood.

  • Studio apartments for rent: Langley
  • One-bedroom apartments for rent: Langley
  • Two-bedroom apartments for rent: Langley

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7. Surrey City Centre, Surrey


Average rent in Surrey City Centre

Though well above average rent prices for the city of Surrey, Surrey City Centre is still below Metro Vancouver’s regional averages and offers exceptional value given its central location and proximity to transit and shopping. As of liv.rent’s November 2022 Rent Report, a one-bedroom unit in Surrey City Centre rents for an average of $1,903 per month, while a two-bedroom, unfurnished unit rents for an average of $2,699.

Neighbourhood Breakdown: Surrey City Centre

About: As the city grows, Surrey’s City Centre has become a vibrant downtown core that’s impressively walkable with a great transit network and easy access to the rest of the city and surrounding region. The neighbourhood is also home to much of Surrey’s main infrastructure, like its City Hall, Civic Plaza, Surrey Memorial Hospital and both SFU and Kwantlen Polytechnic University‘s Surrey campuses.

There’s no shortage of things to do in the area, either – facilities like the Chuck Bailey Recreation Centre and the North Surrey Sport & Ice Complex allow for a variety of activities, and there are even a couple of urban parks nearby.

Proximity to Downtown Vancouver: 35 to 45 minutes by car and 40 to 50 minutes by public transit to Downtown Vancouver.

Rental types: Surrey City Centre is primarily filled with multi-residential projects with an assortment of low-rise and high-rise buildings throughout the area. On the city’s outskirts and in surrounding Whalley, there are more residential areas with single-family occupancies.

  • Studio apartments for rent: Surrey
  • One-bedroom apartments for rent: Surrey
  • Two-bedroom apartments for rent: Surrey

8. Renfrew, Vancouver


Average rent in Renfrew

Vancouver’s rent prices are higher than ever in November 2022, at an average of $2,594 per month for an unfurnished, one-bedroom unit in the city.

Despite this, savvy renters can still find cheaper prices in certain pockets of the city. Renfrew is a good example of this, with an average price of $2,033 per month for an unfurnished, one-bedroom unit. Two-bedroom, unfurnished units offer particularly good value compared to the city-wide average, at $2,100 per month compared to $3,880 in Vancouver as a whole.

Neighbourhood Breakdown: Renfrew

About: Renfrew-Collingwood is a geographically large neighbourhood in Vancouver with an outsized population of families and a largely residential community. The area makes up the far east end of the city, bordering Burnaby along Boundary Road between Broadway to the north and Kingsway to the south, all the way to Nanaimo to the west. With the convenience of Kingsway and proximity to the best of Burnaby as well, there’s a wide range of family-friendly activities, shopping, dining and more within reach. Nature too is just outside your door at Renfrew Ravine Park and the Still Creek watershed, and there are plenty of parks in the neighbourhood as well.

Proximity to Downtown Vancouver: 15 to 25 minutes by car and 15 to 20 minutes by public transit to Downtown Vancouver.

Rental types: Renfrew Collingwood is mostly a residential area with all manner of low- and high-rise apartment buildings and single-family occupancies throughout.


9. New Westminster


Average rent in New Westminster

Across the city, New Westminster offers surprising value given how appealing the neighbourhood is for renters of all backgrounds. In New Westminster, the average rent for unfurnished units is $2,158 for a one-bedroom and $2,694 for a two-bedroom according to liv.rent’s rent report data from November 2022.

Neighbourhood breakdown: New Westminster

About: It’s no wonder why young professionals from across Metro Vancouver are flocking to New Westminster in droves. The city has something to offer just about everyone, combining the best of the big city with proximity to some of B.C.’s best parks, trails, and its famous riverside. Let’s break it down now to see what New West has to offer its residents.

If an active, community-centred lifestyle sounds good to you, then New Westminster should be right up your alley. The city’s famous Quay and the River Market make for an excellent place to spend a weekend afternoon, bordering on the Fraser River and home to plenty of local shops and seasonal events. Queen’s Park is another popular gathering spot for tourists and locals alike, with 75 acres of sprawling parkland as well as its own basketball, pickleball and tennis courts, walking/running trails, and an indoor arena.

Proximity to Downtown Vancouver: 25 to 35 minutes by car and 30 to 40 minutes by public transit to Downtown Vancouver.


Rental types: New Westminster has a good balance of older single-family residences, alongside an abundance of new developments geared towards the city’s many young professionals.


10. Brighouse/City Centre, Richmond


Average rent in Brighouse/City Centre

Despite being one of Richmond’s most appealing urban areas, Brighouse/City Centre’s rent prices are well below the city’s averages. As of November 2022, a one-bedroom, unfurnished unit in the neighbourhood rents for an average of $2,160 per month, while a two-bedroom unit goes for $2,926 on average.

Neighbourhood Breakdown: Brighouse/City Centre

About: Brighouse/City Centre comprises the majority of Richmond’s downtown core, including many civic offices, community facilities, and Richmond Centre mall. The area is filled with things to do, with diverse shopping experiences as far as the eye can see, and some of the region’s best dining destinations spread throughout the neighbourhood. Brighouse/City Centre also has its own dedicated SkyTrain station in the heart of the area, which transports residents to Vancouver in short order.

Proximity to Downtown Vancouver: 25 to 35 minutes by car and 25 minutes by public transit to Downtown Vancouver.

Rental types: A true urban community, most of the residences in Brighouse/City Centre are low- and high-rise apartment buildings as the area is densely populated.


11. South Vancouver


Average rent in South Vancouver

Another part of the city with below-average rent prices in November 2022, South Vancouver offers great value to budget-minded renters. Compared to the city-wide average rent of $2,594 for an unfurnished, one-bedroom unit, South Vancouver has markedly lower prices rent prices – just $2,215 for a one-bedroom unit, and $2,918 for a two-bedroom.

Neighbourhood Breakdown: South Vancouver

About: One of the most ethnically diverse areas of the city, South Vancouver contains a plethora of excellent dining options and is also home to Langara College. South Vancouver is defined as the area south of 49th Avenue and east of Marpole, bounded by Knight Street to the east, SE Marine Drive to the south, Ontario Street to the west and 49th Avenue to the north. There are plenty of recreational facilities within the area, like the Sunset Community Centre and Ice Rink, as well as convenient access to the Langara Golf Course.

Proximity to Downtown Vancouver: 10 to 20 minutes by car and 20-30 minutes by public transit to Downtown Vancouver.

Rental types: The famous ‘Vancouver Special” house can be found in abundance here, as well as an assortment of new developments to accommodate the increased demand for rental housing in South Vancouver.


12. Burquitlam, Coquitlam


Average rent in Burquitlam

As with Coquitlam as a whole, Burquitlam offers great value considering its excellent location and broad appeal. As of November 2022, a one-bedroom, unfurnished unit in the neighbourhood rents for an average of $2,251 per month. Two-bedroom, unfurnished units rent for $2,876 per month on average.

Neighbourhood Breakdown: Burquitlam

About: As its name implies, Burquitlam is situated right on the border between Coquitlam and Burnaby. A popular residential neighbourhood that’s also home to thriving restaurant, shopping, and cultural scenes and a vibrant community of residents of all ages. Its excellent location between two busy Metro Vancouver cities have made it exceedingly popular, with new development coming to the community year after year.

Proximity to Downtown Vancouver: 25 to 35 minutes by car and 40 minutes by public transit to Downtown Vancouver.

Rental types: Burquitlam is both a bustling urban centre and a quiet residential neighbourhood, with all types of rental properties available in different sectors of the region.


Average rent in Metro Vancouver

The average rent in Metro Vancouver varies greatly depending on the area you’re looking to rent in. Typically, rent is highest within Vancouver itself, particularly in the Downtown core, while surrounding areas tend to offer a little more value. The graphic below breaks down the average rent throughout Metro Vancouver for November 2022 in terms of cost per square foot, so you can get a sense of where each city stands. For more of the latest rental data for Vancouver, be sure to take a look at our monthly rent reports.

average rent across metro vancouver for the November 2022 liv rent report

Where is the cheapest rent in Metro Vancouver?

Looking at Metro Vancouver as a whole, the cheapest rent can typically be found in Abbotsford, Surrey, and Langley – according to our latest liv.rent Rent Report. That’s certainly not to say that other areas don’t offer value, but rather that these cities average rental costs are considerably lower than most. There are plenty of great neighbourhoods for budget-savvy renters in Vancouver, and the above list should be viewed as a starting point rather than a comprehensive list.


How to find cheap rent in Vancouver

While Vancouver has a reputation as the most expensive city in Canada to rent in, there is still some great value to be found for those willing to do their homework. Vancouver renters should make liv.rent their starting point for any home search. The all-in-one platform allows you to easily search for verified rental properties throughout the lower mainland, and connect with trusted landlords to help avoid the uncertainty of the usual rental process.

There are a number of other sites where Vancouver renters can find and secure cheap rent, including Craigslist, Kijiji, and Facebook Groups made specifically for Vancouver renters. For some top tips on reducing your rent in Vancouver, check out our post here.


Resources for Metro Vancouver renters

Renting in BC

For more information on renting in B.C., you can refer to these extensive resource posts to help you in your rental journey.

COVID-19 resources 

For information regarding COVID-19, refer to these comprehensive resource posts. They include information on the various federal and provincial assistance initiatives available to help support landlords (small business relief) and tenants (rent relief):



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