cheapest neighbourhoods to rent in metro vancouver via liv rent

[Updated December 2021] The 9 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 Vancouver neighbourhoods.

Table of Contents


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1. Guildford Town Centre, Surrey


Average rent in Surrey

In the city of Surrey as a whole, the average rent for unfurnished units is $1,430 for a one-bedroom and $1,796 for a two-bedroom according to liv.rent’s rent report data from December 2021.

However, if you look closely at the neighbourhood of Guildford Town Centre, the average rents are slightly lower here at $1,357 for a one-bedroom and $1,525 for a two-bedroom, according to data from Zumper.

Neighbourhood breakdown: Guildford Town Centre

About: Guildford is an incredibly diverse place to live, and its multicultural community makes it an excellent area for families. The massive Guildford Town Centre mall acts like a focal point around which the whole mini-metropolis of Guildford spreads. Nearby, the popular Tynehead Regional Park is where locals head to enjoy a sunny weekend. Full of dog-friendly parkland and plenty of trails, Guildford offers a taste of nature in the middle of a bustling urban centre.

Proximity to Downtown Vancouver: 45 to 50 minutes by car and 75 to 95 minutes by public transit to Downtown Vancouver.


Rental types: More than half of the dwellings in Guildford are single-family homes, but there are also 32% low-rise buildings, plus a small percentage of row houses and high-rise buildings.

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

2. South Arm, Richmond


Average rent in Richmond

Neighbouring Vancouver, Richmond’s average rent for unfurnished rentals is $1,740 for a one-bedroom and $2,172 for a two-bedroom according to liv.rent’s rent report data from December 2021.

Looking at the South Arm neighbourhood in particular, it’s quite affordable. This area has an average of $1,450 for a one-bedroom and $1,700 for a two-bedroom, according to data from Zumper.

Neighbourhood breakdown: South Arm

About: Home to plenty of green space, the South Arm neighbourhood is a lush escape that’s still close to big-city convenience. The neighbourhood is centred around the South Arm Community Centre, which offers a vast range of activities including outdoor tennis courts, basketball, an outdoor seasonal pool, and water slides.

Neighbouring Broadmoor is home to Broadmoor Shopping Centre which has a number of interesting shops, services and restaurants. Just a 20-minute drive away is the historic fishing village of Steveston, a popular tourist destination and a prime spot to find fresh seafood in quaint dockside restaurants. Richmond is also home to North America’s best Chinese cuisine and the Richmond Night Market, making it an ideal location for foodies.

Proximity to Downtown Vancouver: 30 to 35 minutes by car and 45 to 55 minutes by public transit to Downtown Vancouver.

Rental types: South Arm offers many larger, multi-family homes as well as a plethora of older apartment buildings and townhomes. As it’s a very residential neighbourhood, most of the properties for rent here are geared towards families.


3. Brow of the Hill, New Westminster


Average rent in New Westminster

New Westminster’s average rent for unfurnished rentals is $1,665 for a one-bedroom and $2,026 for a two-bedroom, as of December 2021’s liv.rent report.

The Brow of the Hill neighbourhood is extra affordable because it has an average of $1,485 for a one-bedroom and $1,750 for a two-bedroom according to Zumper’s data.

Neighbourhood Breakdown: Brow of the Hill

About: This quaint neighbourhood brings residents close to all the best New Westminster has to offer. A short walk will take you to Quayside, where you can grab a drink at Steel & Oak Brewing Co. or go for a leisurely walk along the Fraser River at the Waterfront Esplanade and Park.

Close to Douglas College and New Westminster Station, this is a prime spot for students and commuters alike.

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

Rental types: Renters can find a variety of new and old apartment buildings in this highly desirable neighbourhood.


4. Victoria-Fraserview, Vancouver


Average rent in South Vancouver

Renting in a South Vancouver neighbourhood like Victoria-Fraserview is typically much cheaper than in the heart of downtown. In South Vancouver, the average rent for unfurnished rentals is $1,792 for a one-bedroom and $2,612 for a two-bedroom according to liv.rent’s rent report data from December 2021.

Zooming in specifically on Victoria-Fraserview, rent looks like $1,500 for a one-bedroom and $1,900 for a two-bedroom, according to data from Zumper.

Neighbourhood Breakdown: Victoria-Fraserview

About: Victoria-Fraserview, commonly referred to as just Fraserview, is a mostly residential area with rich cultural diversity. Victoria Drive is home to many markets featuring groceries from around the world and amazing Mom and Pop eateries on practically every corner.

The Fraserview Golf Course and Driving Range offers area-dwellers peaceful recreation and beautiful walking trails, with the nearby Fraser River provides scenic views.

Proximity to Downtown Vancouver: 25 to 30 minutes by car and 40 to 50 minutes by public transit to Downtown Vancouver.

Rental types: While the entire South Vancouver area is an optimal place to find cost-effective rentals, Fraserview is the least expensive. “Vancouver Specials” are bountiful in South Vancouver, so rentals are often spacious suites in single-family homes.


5. Central Coquitlam, Coquitlam


Average rent in Coquitlam

The whole city of Coquitlam had an average rent for unfurnished rentals of $1,712 for a one-bedroom and $2,068 for a two-bedroom according to our December 2021 rent report.

In particular, the Central Coquitlam area is where you can often find a good deal because it has an average of $1,350 for a one-bedroom and $1,650 for a two-bedroom, according to Zumper.

Neighbourhood Breakdown: Central Coquitlam

About: Central Coquitlam has plenty of access to both nature and urban amenities, and is the perfect choice for renters looknig for balance in their new home.

Como Lake Park is a popular fishing spot that includes playgrounds and trails. The Como Lake Village shopping centre serves Central Coquitlam and surrounding neighbourhoods. Many Skytrain stations are also close to this residential neighbourhood.

Mundy Park on the northeastern side of the neighbourhood is a sprawling urban forest with an extensive trail system traversing Mundy Lake and Lost Lake.

Proximity to Downtown Vancouver: 35 to 40 minutes by car and 58 minutes by transit to Downtown Vancouver.

Rental types: There are plenty of apartment buildings in Central Coquitlam, and both families and young professionals would find themselves right at home in this neighbourhood.


6. Richmond Park, Burnaby


Average rent in Burnaby

Burnaby’s average rent for unfurnished rentals is $1,775 for a one-bedroom and $2,196 for a two-bedroom, per our December 2021 rent report.

But if you take a closer look at Richmond Park, you might be able to get a place for less. Zumper’s data puts an average rental cost at $1,300 for a one-bedroom and $2,500 for a two-bedroom.

Neighbourhood Breakdown: Richmond Park

About: Richmond Park is an extremely diverse neighbourhood, with immigrants making up 59% of the population. This area offers something for everyone, with quick access to transit as well as Downtown Burnaby’s many shopping centres and restaurants.

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

About: There are lots of low and high-rise apartment buildings for rent here, and the neighbourhood strikes a great balance between being close to the city and a quiet, suburban lifestyle.

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

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7. Port Moody


Average rent in Port Moody

In the Lower Mainland, Port Moody can be an affordable place to find cheap rent in Metro Vancouver. According to Zumper, you can get a one-bedroom for $1,875 and a two-bedroom for $2,249.

Neighbourhood Breakdown: Port Moody

About: Wrapped around the eastern edge of Burrard Inlet, with Coquitlam on the eastern and southern borders, and Burnaby on the west — Port Moody is home to Belcarra Regional Park, Barnet, Admiralty Point Park, Rocky Point Park and other smaller parks and recreation sites.

One of the most popular of these is Shoreline Trail, a walking trail with off-leash areas for pups and humans alike to enjoy the views of the inlet. In addition, the town boasts some excellent craft breweries and cafes.

Proximity to Downtown Vancouver: 45 minutes by car and 1 hour by public transit to Downtown Vancouver.

Rental types: This neighbourhood has a handful of small residential neighbourhoods on the eastern and southern side of the Burrard Inlet, as well as a substantial portion of parks and rural areas to the north. Within these neighbourhoods renters can find properties of all types, particularly low-rise apartment buildings and small houses and ranchers.


8. Sunset, Vancouver


Average rent in South Vancouver

We’ve already covered average rent in Vancouver as a whole, but in the Sunset area, it’s much cheaper. According to Zumper, unfurnished rentals average $1,914 for a one-bedroom and $2,800 for a two-bedroom.

Neighbourhood Breakdown: Sunset

About: Close to Fraserview in both price and location, Sunset features many of the same attributes of the diverse neighbourhood. Home of Little India on Main Street, Southeast Asian flavours and fashions abound in markets, grocers, textile shops and restaurants.

The nearby transit stations of Marine Drive and Oakridge provide easy access to most areas of the city, as well as shopping centres like Oakridge Mall.

Proximity to Downtown Vancouver: 25 to 30 minutes by car and 40 to 50 minutes by public transit to Downtown Vancouver.

Rental types: Sunset is home to plenty of multi-family homes, as well as more recently developed apartment buildings. The centrally-located neighbourhood offers something for every renter and is definitely worth checking out for those who are searching for reasonable rent within city limits.


9. Lynnmour South, North Vancouver


Average rent in North Vancouver

Generally speaking, North Vancouver isn’t that affordable. Our own liv.rent data from December 2021 puts the average rent for unfurnished rentals at $2,010 for a one-bedroom and $2,545 for a two-bedroom.

However, one corner of North Vancouver called Lynnmour is typically more affordable and according to Zumper, you can get a one-bedroom for an average of $1,925 and a two-bedroom for $2,362.

Neighbourhood Breakdown: Lynnmour

About: The neighbourhood of Lynnmour stretches north into Mount Seymour and Lynn Headwaters Regional Park, while the south side of the neighbourhood is more residential and commercial. It is bordered by Lynn Creek in the west, Seymour River to the east, and Vancouver Harbour to the south, as well as the north end of the Iron Workers Bridge.

Lynnmour is the home of Capilano University. This area of North Vancouver also features an abundance of outdoor adventure at its doorstep: the hiking, skiing, and snowboarding here are world-class offering breathtaking views and easily accessible trails.

Proximity to Downtown Vancouver: 20 minutes by car and an hour by public transit to Downtown Vancouver.

Rental types: Renters in Lynnmour can expect numerous housing options, including some student-friendly rentals geared towards Capilano University students, as well as larger homes that gives families quick access to nature while still being close to the big city.


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 December 2021 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 per square foot for cities and municipalities in metro vancouver via the december 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 Surrey and Coquitlam – 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.

For December, we’re seeing rental prices in Surrey drop even further from their already relatively low levels. The average rental cost of a furnished one-bedroom unit in the city has dropped -4.69%, while unfurnished units have fallen a significant -8.59% this past month. A trend budget-minded renters would do well to take note of is the drop in the prices of furnished rentals in Richmond. On average, a furnished one-bedroom unit in the city costs just $1,440 while unfurnished units sit at $1,740 this month – that’s a whopping $300 difference if you’re willing to forego furnishing your rental yourself.


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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