Before You Start Looking
Buying property on Vancouver Island isn't like buying in Toronto or Calgary. The island has its own set of realities — well water instead of city water, septic instead of sewer, strata rules that can block your renovation plans, Agricultural Land Reserve restrictions that limit what you can build, and waterfront regulations that mean "your" beach isn't really yours. If you're coming from a city where you turned on a tap and didn't think about where the water came from, you need to read this.
This guide covers the practical, unglamorous side of island property ownership. Not the dream — the plumbing, the paperwork, and the real costs. For current market prices by community, see our Vancouver Island real estate overview.
Water: Municipal vs. Well
One of the biggest differences between urban and rural island properties is where your water comes from. In Victoria, Nanaimo, Courtenay, Comox, Campbell River, and other incorporated municipalities, you'll have municipal water — treated, tested, and delivered through infrastructure you never think about. Outside those areas? You're on a well.
Municipal Water
Municipal water on Vancouver Island is generally excellent quality. The Greater Victoria system draws from the Sooke Lake Reservoir, which is surface water that's naturally filtered through a protected watershed. Nanaimo's system draws from multiple reservoirs. Comox Valley draws from the Comox Lake watershed.
What it costs:
Advantages are obvious: reliable supply, tested quality, no maintenance on your end, fire hydrant access for insurance purposes. The downside is you're paying for it and subject to water restrictions in summer — which are increasingly common as the island's population grows and summers get drier.
Well Water
Outside municipal boundaries — and that's a lot of Vancouver Island — properties rely on drilled or dug wells. This includes much of the Cowichan Valley, rural areas around Courtenay, the islands, Sooke area properties, and essentially everywhere north of Campbell River.
Wells are not all created equal. Some produce 20+ gallons per minute of clean, mineral-balanced water year-round. Others produce 1 gallon per minute with high iron content and go dry in August. You absolutely need to know which kind you're buying.
Well Water — Real Costs
Drilling a new well: $8,000–$25,000+, depending on depth required. Island geology varies enormously — some areas hit water at 60 feet, others need 300+ feet through rock. Average cost for a standard residential well on Vancouver Island is $12,000–$18,000.
Well pump replacement: $2,000–$5,000 installed (submersible pumps last 10–20 years).
Water treatment system: $2,000–$8,000 for UV filtration, sediment filters, water softeners, or iron removal systems. Many island wells need some form of treatment.
Annual water testing: $150–$400 for comprehensive testing (bacteria, minerals, flow rate). You should test annually — and you should actually do it, not just plan to.
Ongoing costs: $200–$600/year for electricity to run the pump, filter replacements, and maintenance.
⚠️ Well Water Red Flags
- Low flow rate: Anything under 3 gallons per minute will be challenging for a family. Under 1 GPM is marginal — you'll need a holding tank and careful water management.
- Seasonal variation: A well that tests fine in March may underperform in September. Ask for summer flow data if possible, or talk to neighbours.
- Coliform bacteria: Positive coliform tests aren't uncommon on the island. They're treatable with UV or chlorination, but you need to know before closing.
- Shared wells: Some rural properties share a well with neighbours via a water users' agreement. Read the agreement carefully — who pays for maintenance? What happens when supply is low? These can be simple or they can be neighbourly nightmares.
- No well record: BC maintains a well database (WELLS), but older wells may not be registered. If the seller can't provide well depth, flow rate, or drilling records, get a professional assessment before buying.
The bottom line: Well water is fine — most of rural BC runs on it. But it's a system you own and maintain. Budget $500–$1,000 annually for upkeep, and always get a thorough water test as part of your purchase conditions.
Sewer vs. Septic Systems
Same urban/rural divide as water. Municipal sewer connections exist in incorporated areas. Outside them, you're on septic. And on Vancouver Island, "septic" covers a wide range of systems — from simple gravity-fed tanks to engineered treatment plants.
Municipal Sewer
If you're on municipal sewer, your costs are baked into your utility bill — typically $400–$800 per year depending on the municipality. You don't think about it. That's the point.
Septic Systems — Types and Costs
Septic systems on the island generally fall into these categories:
- Conventional gravity system (Type 1): Tank + drain field. Cheapest to install, lowest maintenance. Works well on properties with good soil drainage and adequate space. Installation cost: $15,000–$25,000.
- Pressure distribution system (Type 2): Adds a pump to distribute effluent more evenly across the drain field. Required where soil conditions are imperfect. Installation: $20,000–$35,000.
- Type 3 treatment system: Advanced treatment (sand filters, aerobic treatment units, or packaged treatment plants) required in sensitive areas — near waterways, on small lots, or where soil won't support conventional systems. Common on Gulf Islands and waterfront properties. Installation: $30,000–$50,000+.
- Mound system: Built up above grade when water table is too high or bedrock too shallow. Common in some island areas. Installation: $25,000–$40,000.
Septic — Ongoing Costs
Tank pumping: Every 3–5 years, $400–$700 per pump. Don't skip this.
Annual maintenance (Type 3): $300–$800/year for required inspections and maintenance contracts. Type 3 systems must be professionally maintained — it's a legal requirement in BC.
Drain field replacement: $10,000–$25,000 if the field fails. This is the big one. A failed drain field means sewage isn't being absorbed, and it's not a repair — it's a replacement. Fields last 20–30 years with proper care.
Complete system replacement: $20,000–$50,000+ depending on type. If you're buying a home with an old septic system (25+ years), budget for this.
🔍 Septic Inspection — Non-Negotiable
Always get a dedicated septic inspection before buying. Not a "the home inspector looked at it" — a real inspection from a registered onsite wastewater practitioner (ROWP). They'll assess the tank condition, drain field function, and system age. In BC, the Island Health Authority regulates septic systems and maintains records. Ask for the system's filed permit and any maintenance records. A $500 inspection can save you $40,000.
Strata vs. Freehold Ownership
On Vancouver Island, strata properties include condos, townhouses, duplexes, bare land strata developments, and even some single-family-home subdivisions where owners share common property (roads, water systems, amenities). Understanding the difference between strata and freehold is essential — they're fundamentally different ways of owning property.
Freehold (Fee Simple)
You own the land and the building. You're responsible for everything — maintenance, insurance, upgrades, and all costs. You can renovate, paint, build a shop, keep chickens (subject to local bylaws), or let the garden go wild. Nobody votes on what colour your fence can be.
Most single-family homes on the island are freehold. This is what people typically picture when they think about buying a house.
Strata Properties
In a strata, you own your unit (the "strata lot") and share ownership of common property with other owners. A strata corporation manages the common elements — exterior maintenance, shared infrastructure, insurance on the building, landscaping, and amenities. You pay monthly strata fees to fund this, and you're bound by strata bylaws that the corporation sets.
Strata fees on Vancouver Island typically range from:
Those fees cover different things depending on the strata. Some include heat, hot water, and insurance. Some cover almost nothing beyond basic exterior maintenance. Always ask what's included.
⚠️ Strata Red Flags to Watch For
- Low contingency reserve fund: BC law requires stratas to commission a depreciation report every 5 years. Check the fund balance against upcoming capital expenditures. A building that needs $500,000 in roof repairs with $80,000 in the fund means a special levy is coming — and you'll pay your share.
- Special levies: Ask about past and planned special levies. These are one-time charges to owners for major repairs. $5,000–$30,000+ levies are not uncommon for elevator, plumbing, or envelope repairs.
- Rental restrictions: Many Vancouver Island stratas restrict or prohibit rentals. If you might want to rent the unit later — or if you're buying as an investment — check the bylaws.
- Age restrictions: Some strata complexes (especially in Parksville-Qualicum and Comox Valley) are age-restricted (55+ or 19+/no children). Make sure this works for your situation.
- Pet restrictions: Common and often strict. Some allow one small dog, some allow no pets at all. Read the bylaws before you fall in love with a unit.
- Insurance deductibles: Strata insurance deductibles have skyrocketed in BC. Water damage deductibles of $50,000–$250,000 are common. If your dishwasher leaks and damages units below you, the strata may charge the deductible back to you. Get your own strata lot insurance (often called "unit owner's insurance") to cover this.
"Read the strata minutes. All of them. Two years' worth. They'll tell you more about what you're buying into than any listing description ever will."
Bare Land Strata — A Hybrid
A growing number of island developments are bare land stratas — you own the building and the lot beneath it, but share ownership of roads, water systems, or common amenities with other owners in the development. These are common in rural and semi-rural areas where a developer builds a subdivision but doesn't dedicate the roads to the municipality.
The advantage: lower strata fees than a condo, more autonomy over your own home. The risk: you're still bound by bylaws, and you share infrastructure costs. If the shared water system needs a $200,000 upgrade and there are 20 lots, that's $10,000 per owner.
Agricultural Land Reserve (ALR)
BC's Agricultural Land Reserve protects farmland from development. About 5% of BC's total land area is in the ALR — and a significant portion of the best land on Vancouver Island falls within it. The Comox Valley, Cowichan Valley, Saanich Peninsula, and North Island all have substantial ALR designations.
You can buy ALR land. You can live on it. But there are significant restrictions on what you can do with it.
What You Can Do on ALR Land
- Build one principal residence for the landowner
- Farm the land (obviously)
- Build structures necessary for farming — barns, equipment storage, greenting houses
- Operate a farm-gate sales stand
- Host agri-tourism activities (with limits)
What You Can't Do (Without ALC Permission)
- Subdivide: You generally cannot subdivide ALR land. That beautiful 10-acre parcel stays as one lot.
- Build a second dwelling: You can't add a separate house for family, a rental suite, or an Airbnb cottage without ALC (Agricultural Land Commission) approval. Some exceptions exist for a secondary dwelling for a farm worker or immediate family member, but the rules are strict and applications are slow.
- Non-farm use: Running a business, storing commercial vehicles, operating a wedding venue — all require ALC approval, and many are denied.
- Fill and grade: Even moving dirt around requires consideration of ALR rules if it affects the agricultural capability of the land.
- Exclude land from ALR: Extremely difficult. The ALC denies most exclusion applications. Don't buy ALR land expecting to get it excluded.
🌾 The ALR Reality Check
ALR land often looks like a great deal — you get acreage at a lower per-acre price than non-ALR land because the development restrictions suppress its value. But those restrictions are real and enforced. If your plan is to buy 10 acres, build a house, and eventually subdivide or add a second dwelling for rental income, the ALR will likely prevent that.
That said, if you genuinely want to farm, grow food, or simply live on a large rural property and respect the agricultural designation, ALR land can be wonderful. Many island families live happily on ALR parcels. Just go in with realistic expectations.
ALR properties also have tax implications — you may qualify for farm classification (which dramatically reduces property tax) if you earn a minimum of $10,000 in farm income on parcels of 0.8–4 hectares, or $2,500 on parcels larger than 4 hectares.
Waterfront Property
Waterfront is the dream for many island buyers. Ocean views, beach access, kayak from your backyard. But waterfront property on Vancouver Island comes with layers of regulation that inland buyers don't encounter.
Foreshore Leases and Crown Land
In BC, the Crown (provincial government) owns the foreshore — the area between the high-water mark and the low-water mark. Buying "waterfront" property means you own to the natural boundary (roughly the high-water mark). Everything below that is Crown land.
If you want a dock, float, or boathouse that extends below the high-water mark, you'll need a foreshore lease or licence of occupation from the provincial government. These are not guaranteed, and the process is slow — typically 12–24 months and $2,000–$5,000+ in application and survey costs.
Some waterfront properties come with an existing foreshore lease. If so, check:
- When the lease expires (they're typically 10–30 year terms)
- Whether it's transferable to a new owner
- What structures are permitted under the lease
- Annual lease fees (typically $500–$2,500/year)
Setbacks and Building Restrictions
Most island municipalities and regional districts require building setbacks from the natural boundary — typically 15 metres (about 50 feet) from the ocean, and sometimes more for rivers and lakes. This means you can't build right at the water's edge, and older homes that sit closer may be non-conforming (legal but not expandable).
The Riparian Areas Protection Regulation (RAPR) adds another layer for properties near streams, rivers, or fish-bearing watercourses. A Qualified Environmental Professional (QEP) assessment may be required before you can build or alter anything within 30 metres of a watercourse.
Erosion and Sea Level Rise
This is the part nobody wants to talk about. Coastal erosion is real on Vancouver Island, and it's accelerating. Properties on bluffs, low-lying coastal areas, and exposed shorelines face increasing risk from storm surges, wave action, and rising sea levels. BC's provincial flood strategy now recommends planning for 1 metre of sea level rise by 2100.
Insurance implications are significant — some waterfront properties are becoming difficult or expensive to insure for flood and erosion damage. Check insurability before you commit.
Waterfront Premium — What to Expect
Oceanfront premium: Typically 50–200% above comparable inland properties. A $800,000 inland home in the Comox Valley might be $1.5–2.5 million with ocean frontage.
Ocean-view (no water access): 20–50% premium. Significantly cheaper than frontage, and you avoid foreshore complications.
Lakefront: Premium varies widely. Cowichan Lake, Sproat Lake, and Comox Lake properties command strong premiums. Smaller lakes less so.
Riverfront: Modest premium, but riparian setbacks can limit what you do with the river-facing portion of your property.
Property Transfer Tax
BC's Property Transfer Tax (PTT) is one of the largest closing costs you'll face, and it catches many buyers off guard — especially those coming from provinces without an equivalent.
| Purchase Price Portion | Tax Rate | Example |
|---|---|---|
| First $200,000 | 1% | $2,000 |
| $200,001 – $2,000,000 | 2% | varies |
| $2,000,001 – $3,000,000 | 3% | varies |
| Over $3,000,000 | 5% | varies |
Here's what that actually means for typical Vancouver Island purchases:
First-Time Home Buyer Exemption
If you're a first-time buyer (never owned property anywhere in the world), a Canadian citizen or permanent resident, and have lived in BC for at least one year, you may qualify for a full or partial PTT exemption:
- Full exemption: Properties up to $835,000 — you pay zero PTT
- Partial exemption: Properties between $835,000 and $860,000 — reduced PTT on a sliding scale
- Over $860,000: No first-time buyer exemption
On Vancouver Island, this exemption is highly relevant — many communities have entry-level homes in the $500,000–$835,000 range. In Victoria, where most homes exceed $860,000, first-time buyers are largely shut out of this benefit for single-family homes (though condos often qualify).
Newly Built Home Exemption
Buying a newly built home? There's a separate exemption — full PTT exemption on new homes up to $1,100,000, with a partial exemption up to $1,150,000. This stacks with the first-time buyer exemption for those who qualify for both.
The Full Closing Cost Picture
Property transfer tax isn't your only closing cost. Here's a realistic breakdown for a Vancouver Island purchase:
| Cost | Typical Range | Notes |
|---|---|---|
| Property Transfer Tax | $8,000–$22,000+ | Based on purchase price; may be exempt |
| Legal/Notary fees | $1,200–$2,500 | Conveyancing, title search, registration |
| Home inspection | $400–$700 | General inspection; septic/well extra |
| Septic inspection | $300–$600 | If applicable; strongly recommended |
| Well water test | $150–$400 | If applicable; non-negotiable |
| Appraisal | $300–$500 | Often required by lender |
| Survey/site plan | $500–$2,000 | If no recent survey exists; rural properties |
| Title insurance | $200–$400 | Optional but common; protects against title defects |
| Property insurance (first year) | $1,500–$4,000+ | Required by lender; varies hugely by property |
| Mortgage insurance (CMHC) | 2.4–4.0% of mortgage | Only if down payment is under 20% |
| Property tax adjustment | Varies | Reimbursing seller for prepaid taxes |
| Moving costs | $2,000–$8,000+ | Include ferry costs if coming from mainland |
Realistic total closing costs on a $750,000 Vancouver Island property: $15,000–$25,000 beyond your down payment, assuming you're not a first-time buyer. First-time buyers on properties under $835,000 can save $12,000+ by avoiding PTT.
The BC Buying Process — Step by Step
If you're from another province, BC's real estate process has some quirks. Here's how it works:
1. Get Pre-Approved
Talk to a mortgage broker or bank before you start looking. Pre-approval tells you what you can actually afford — not what you daydream about. Island properties with wells, septic, or unusual construction may face stricter lending requirements from some banks. A mortgage broker familiar with island properties can navigate this.
2. Find a Realtor
In BC, buyers and sellers each have their own realtor. Your buyer's agent is paid from the seller's commission (typically 3–4% of the sale price, split between listing and buying agents). You don't pay your realtor directly — but as of 2024, BC requires a written buyer-broker agreement before your realtor can act for you.
Use someone local. A Comox Valley realtor will know which streets flood, which builders to avoid, and whether that "private" acreage is actually surrounded by logging activity. Check our best places to live guide to narrow down your target area first.
3. Make an Offer
In BC, offers are made using the standard Contract of Purchase and Sale form. Key elements:
- Price: What you're offering
- Deposit: Typically 5% of the purchase price, due within 24–48 hours of acceptance. Held in trust by the listing brokerage.
- Completion date: When ownership transfers (typically 30–90 days after acceptance)
- Adjustment date: When costs like property tax and utilities are prorated between buyer and seller (usually same as completion)
- Possession date: When you get the keys (usually same day as completion, or the day after)
- Subject conditions: Conditions that must be satisfied before the contract becomes binding
4. Subject Conditions — Your Safety Net
This is the most important part of a BC real estate purchase. Subject conditions give you an out if something doesn't check out. Standard conditions include:
- Subject to financing: You have X days to confirm your mortgage is approved
- Subject to inspection: You have X days to get a professional home inspection and be satisfied with the results
- Subject to title review: Your lawyer reviews the property title for encumbrances, easements, or liens
For island properties, you should also consider:
- Subject to satisfactory water quality and quantity test (well properties)
- Subject to satisfactory septic inspection (septic properties)
- Subject to review of strata documents (strata properties — legally, you have the right to review Form B information certificate, meeting minutes, bylaws, depreciation report, and financial statements)
- Subject to confirmation of ALR status and permitted uses (ALR properties)
- Subject to satisfactory foreshore lease review (waterfront with existing structures)
- Subject to confirmation of insurance availability at acceptable rates (rural, waterfront, or older properties)
"Never waive your subject conditions in a competitive market. The risk of buying a property with a failing septic system or contaminated well dwarfs whatever discount you might gain by going condition-free."
5. Due Diligence Period
Once your offer is accepted, you typically have 7–14 days to satisfy your conditions. Use every day. Schedule your inspections immediately — good home inspectors on the island are busy, and you may need to coordinate a general inspector, septic specialist, and water test within a tight window.
6. Remove Subjects and Complete
Once you're satisfied with inspections and your financing is confirmed, you "remove subjects" — the contract becomes firm. Your deposit becomes non-refundable (with limited exceptions). Your lawyer handles the rest: title transfer, mortgage registration, property transfer tax payment, and key handover on completion day.
Working With Realtors on the Island
A few island-specific tips:
- The island realtor market is small. There are roughly 1,200 realtors covering Vancouver Island outside Greater Victoria. In smaller communities, there may be only 10–20 active agents. Reputation matters — ask locals, not Google.
- Dual agency is restricted in BC. Since June 2018, a single realtor cannot represent both buyer and seller in the same transaction (with very limited exceptions). If the listing agent wants to "help you" buy their listing, understand the limitations.
- VIREB vs. VREB: The island has two real estate boards. VIREB (Vancouver Island Real Estate Board) covers Nanaimo north to Port Hardy plus the west coast. VREB (Victoria Real Estate Board) covers Greater Victoria, Sooke, and the Gulf Islands. MLS listings are shared, but local board stats and market data differ.
- Rural listings may not tell the full story. A listing that says "well water" doesn't tell you flow rate. "Septic" doesn't tell you the system type or age. "Ocean view" from a drone photo doesn't tell you it's blocked by trees that you can't cut because of covenant. Ask the questions the listing doesn't answer.
Property Inspection Tips for Island Homes
Beyond the standard inspection checklist, island properties have specific vulnerabilities. Our real estate market overview covers some of these, but here's the expanded version:
Moisture and Mould
Vancouver Island gets 1,000–3,500 mm of rain annually depending on location. Moisture management isn't optional — it's the single most important structural concern on island homes. Check for: functioning gutters and downspouts, proper grading away from the foundation, vapour barriers in crawlspaces, ventilation in attics and bathrooms, and any signs of past water intrusion (staining, musty smells, warped trim). Homes built during the "leaky condo" era (roughly 1985–2000) with face-sealed stucco are particularly vulnerable.
Buried Oil Tanks
Pre-1970s homes may have buried heating oil tanks. If the tank has leaked, soil remediation costs range from $5,000 to $100,000+ depending on contamination extent. Get a ground-penetrating radar scan ($300–$500) if there's any suspicion. Victoria and Nanaimo properties are particularly likely to have them.
Woodstove and Chimney
Many island homes use wood heat as primary or supplementary heating. Have the chimney professionally inspected ($200–$400). Older wood stove installations may not meet current building code or insurance requirements. A non-compliant installation can void your insurance or require $2,000–$5,000 in upgrades.
Roof and Drainage
Roofs on the island take extraordinary punishment. Budget for re-roofing every 20–25 years ($10,000–$25,000 depending on size and material). Check for moss accumulation, sagging, and the condition of flashings. Standing water around the foundation is a red flag — island soils can have poor drainage, especially clay-heavy areas common in the Comox Valley and parts of Nanaimo.
Electrical
Older rural properties may have original 100-amp service (200-amp is modern standard), aluminum wiring (1965–1975 homes), or outdated panels. Upgrading electrical is $3,000–$8,000+ and may be required for insurance or if you plan additions.
Insurance — The Growing Challenge
Property insurance on Vancouver Island deserves its own section because costs have risen dramatically and some properties are becoming difficult to insure at all.
- Standard home (urban, municipal services): $1,500–$3,000/year
- Rural home (well, septic): $2,000–$4,000/year — higher because fire response times are longer
- Waterfront property: $3,000–$6,000+/year — flood and erosion risk push premiums up
- Heritage or older home: $2,500–$5,000+/year — replacement cost is higher due to custom/period materials
- Wildfire interface zone: Some properties in the Cowichan Valley, north island, and interior areas face limited insurer options or surcharges
Get insurance quotes before you finalize your purchase. If a property is difficult to insure, that's important information — and it may affect your mortgage approval, since lenders require insurance.
Property Taxes by Community
Property taxes on Vancouver Island vary significantly by municipality and regional district. For a detailed breakdown, see our taxes and financial planning guide. As a rough guide for a home assessed at $750,000:
Rural properties in regional districts (not within a municipality) generally have lower property taxes — but you also get fewer services. No sidewalks, no street lights, longer emergency response times, and you're maintaining your own water and sewer systems.
The Home Stretch — Making the Right Decision
Rent Before You Buy
If you're moving from off-island, strongly consider renting for 6–12 months before buying. Every island community has a personality, and what looks perfect online may not fit your actual lifestyle. The difference between Courtenay and Comox (15 minutes apart) is meaningful. The difference between Nanaimo and Parksville (30 minutes) is dramatic. Our rental guide can help you find a temporary place.
Visit in Winter
Most people fall in love with Vancouver Island in summer. The real test is November through March — grey, wet, and dark by 4:30 PM. If you're okay with that, you'll love it here. If you need sunshine to function, visit in February before you commit. Check our weather and climate guide for honest seasonal data.
Budget for the "Island Tax"
Everything costs a bit more on the island — contractors, materials, shipping, services. A renovation that quotes at $50,000 in Edmonton will cost $60,000–$75,000 here. Plan accordingly, especially if you're buying a fixer-upper. See our cost of living breakdown for specifics.
Consider Resale
Even if you plan to live somewhere forever, think about resale. Properties with municipal water and sewer sell faster and to a wider buyer pool than well-and-septic properties. Waterfront appreciates but carries higher costs. ALR land has a more limited buyer pool. Strata properties depend heavily on the health of the strata corporation.
🏡 The Honest Summary
Buying on Vancouver Island is absolutely worth it for the right person. The lifestyle is extraordinary — ocean, mountains, mild climate, tight-knit communities. But it's not a simple transaction. Well water, septic systems, strata bylaws, ALR restrictions, and waterfront regulations all require due diligence that you might not encounter elsewhere.
The buyers who are happiest here are the ones who went in with open eyes — who got the inspections, read the strata minutes, tested the well, and budgeted for the island premium. The ones who struggled are the ones who assumed everything worked like it did in the city.
Do the homework. The island rewards it.
Related Guides
- Vancouver Island Real Estate 2026 — current prices by community
- Cost of Living on Vancouver Island — real numbers for housing, groceries, utilities
- Moving to Vancouver Island — the complete logistics guide
- Waterfront & Oceanfront Property — deep dive on ocean-side living
- Housing & Rentals — rental market data and tips
- Taxes & Financial Planning — property tax, income tax, and financial considerations
- Best Places to Live — community-by-community comparison
- Retiring on Vancouver Island — specific considerations for retirees
- Moving Checklist & BC Services — practical to-do list for new residents
This guide reflects BC regulations and typical Vancouver Island costs as of early 2026. Property transfer tax rates, first-time buyer exemption thresholds, and ALR rules are set by the provincial government and can change. Always verify current rules with a qualified real estate lawyer before making purchase decisions.