3 Cheapest Areas to Rent in Burnaby for Students and Newcomers
Quick answer: The three most affordable rental areas in Burnaby are Edmonds (South Burnaby), East Burnaby / Highgate, and off-campus housing near Burnaby Mountain (SFU). As of early 2025, one-bedroom rents in these areas range from $1,700 to $2,100 — 15–25% below the Burnaby city average. These areas offer good transit, essential amenities, and shorter commutes to SFU, BCIT, and Metrotown.
1. Real Cost of Renting in Burnaby (2025)
Burnaby's rental market is among the most competitive in Metro Vancouver. As of Q1 2025, the average rent for a one-bedroom apartment across the city is $2,250 (source: Zumper Burnaby Rental Report). However, in the three cheapest areas, rents are significantly lower.
| Area | Studio | 1-Bedroom | 2-Bedroom | Utilities Included? |
|---|---|---|---|---|
| Edmonds (South Burnaby) | $1,450–$1,600 | $1,700–$1,950 | $2,300–$2,600 | Heat & water often included |
| East Burnaby / Highgate | $1,500–$1,650 | $1,800–$2,000 | $2,400–$2,700 | ~50% include heat |
| Burnaby Mountain (off-campus) | $1,550–$1,700 | $1,850–$2,100 | $2,500–$2,850 | Rarely included |
Additional costs to budget for:
- Electricity: $35–$60/month (BC Hydro) — bchydro.com
- Internet: $50–$90/month (Telus, Shaw, Novus)
- Tenant insurance: $20–$35/month (mandatory in most buildings)
- Security deposit: half of one month's rent (legal max under the Residential Tenancy Act)
- Moving costs: $200–$600 depending on distance and truck rental
Real case: Maria, a first-year SFU student from Brazil, found a one-bedroom in Edmonds (Kingsway & 19th Ave) for $1,850/month including heat and water. Her total monthly housing cost with electricity, internet, and insurance came to $2,010 — still $240 less than the Burnaby average.
Source: Rentals.ca Burnaby data and CMHC Rental Market Survey.
2. The 3 Cheapest Areas — Full Breakdown
Area 1: Edmonds (South Burnaby)
Boundaries: Roughly bounded by Kingsway to the north, 18th Ave to the south, Griffiths Dr to the west, and 6th St to the east. Edmonds SkyTrain station is the transit hub.
- Average rent (1-bed): $1,700–$1,950
- Transit: Edmonds Station (Expo Line to Downtown Vancouver in 25 min, to Metrotown in 6 min). Bus routes 106, 119, 129.
- Walk Score: 68 (somewhat walkable). Groceries, banks, and pharmacies within 10–15 min walk.
- Pros: Lowest rents in Burnaby, quieter than Metrotown, good SkyTrain access, diverse food options along Kingsway.
- Cons: Older building stock (some with no in-suite laundry), some blocks feel less polished, limited nightlife.
- Best for: Students at BCIT (30 min by bus/SkyTrain), families, and newcomers on a tight budget.
Real case: James, a BCIT mechanical engineering student, shares a 2-bedroom near Edmonds station with a roommate. Each pays $1,150. "We found the place on Craigslist within 5 days. The building is from the 1970s but well-maintained, and the SkyTrain gets me to BCIT in 25 minutes."
Area 2: East Burnaby / Highgate
Boundaries: North of Kingsway, east of Boundary Road, west of North Road, stretching toward New Westminster. Highgate Shopping Centre (North Rd & Hastings) is the commercial core.
- Average rent (1-bed): $1,800–$2,000
- Transit: Bus 110 (to Metrotown), 129 (to SFU), 136 (to Lougheed). Nearby Production Way–University SkyTrain station (10 min bus).
- Walk Score: 72 — Highgate Village has Save-On-Foods, banks, restaurants, and a public library.
- Pros: Quieter than Edmonds, newer rental buildings (some built after 2015), close to New Westminster's affordable amenities, family-friendly.
- Cons: Less frequent SkyTrain access (requires a bus to Production Way or Lougheed), fewer basement suites available.
- Best for: SFU students (bus 129 direct to campus), families with children, and newcomers who prefer newer buildings.
Real case: The Patel family (newcomers from India) rents a 2-bedroom near Highgate for $2,550/month. "We chose Highgate because of the school catchment for Armstrong Elementary and the direct bus to SFU for our son. We pay $150 less than similar units in Metrotown."
Area 3: Burnaby Mountain (Off-Campus Housing near SFU)
Boundaries: The residential streets around SFU: University Highlands, Forest Hills, and the area near Sperling Ave & Curtis St. Not to be confused with UniverCity (which is on-campus and more expensive).
- Average rent (1-bed): $1,850–$2,100
- Transit: Bus 145 (SFU–Production Way), 143 (SFU–Braid), 144 (SFU–Metrotown). Walk to SFU in 15–25 min from most streets.
- Walk Score: 45 (car-dependent, but close to campus). Nearest grocery: Nesters Market on campus or Safeway at Hastings & Duthie.
- Pros: Unbeatable proximity to SFU (no SkyTrain needed), quieter and greener, strong sense of community, many shared houses for students.
- Cons: Higher rents than Edmonds, fewer shops within walking distance, limited rental stock (mostly houses and basement suites), steep hills in winter.
- Best for: SFU students who prioritize walking to campus, graduate students, and people who enjoy a mountain-forest setting.
Real case: Aiko, a 2nd-year SFU international student from Japan, rents a basement suite on Pandora Street for $1,950/month (all-inclusive). "I can walk to SFU in 18 minutes. The bus is also right there. I pay $200 more than my friend in Edmonds, but I save on transit and have more study time."
Quick Comparison Table
| Factor | Edmonds | East Burnaby / Highgate | Burnaby Mountain (off-campus) |
|---|---|---|---|
| 1-bed rent | $1,700–$1,950 | $1,800–$2,000 | $1,850–$2,100 |
| SkyTrain access | Excellent (Edmonds Stn) | Moderate (bus to Stn) | Limited (bus to Stn) |
| Walk to grocery | 10 min | 8 min | 15–25 min |
| SFU commute | 35–45 min | 25–35 min | 5–20 min (walk/bus) |
| BCIT commute | 25–35 min | 30–40 min | 30–40 min |
| Building age | Mostly 1960s–1990s | 1990s–2020s | Mostly 1970s–2000s |
| Best for | Budget-focused students & families | Newcomers wanting newer units | SFU students who want campus proximity |
3. Step-by-Step Rental Process
Renting in Burnaby as a student or newcomer involves several steps. Here's a clear process based on BC's Residential Tenancy Act and best practices.
- Search & shortlist: Use Craigslist Vancouver, Kijiji Burnaby, Zumper, and Rentals.ca. Filter by area (Edmonds, Highgate, SFU area).
- View the unit: In-person or virtual. Check water pressure, heating, outlets, mold, and noise. Bring your phone to take photos (with permission).
- Prepare documents: Passport/visa, proof of income (bank statements, scholarship letter, or job offer), Canadian credit check (or international credit report via RentCheck), and references (previous landlord or professor).
- Submit application: Landlords may ask for a $50–$100 application fee (illegal in BC — the only legal fee is the security deposit). Do NOT pay an application fee; it is prohibited under the Residential Tenancy Act s. 11.
- Credit & background check: Landlords will run a credit check. If you have no Canadian credit, offer to pay 3–6 months upfront or provide a co-signer (a Canadian resident with good credit).
- Sign the tenancy agreement: Use the standard BC Government tenancy agreement template. Ensure all terms (rent, deposit, utilities, rules) are in writing. Keep a signed copy.
- Pay security deposit: Maximum half of one month's rent (e.g., $950 for a $1,900 unit). The landlord must issue a receipt and pay interest after 1 year (RTA s. 36).
- Move-in inspection: Complete a Condition Inspection Report (Form RTB-27) with the landlord within 7 days of move-in. Take dated photos of any damage.
- Set up utilities: Contact BC Hydro ($35–$60/month), Telus/Shaw for internet, and get tenant insurance (mandatory in most buildings).
Real case: Ahmed, a newcomer from Egypt, found a basement suite in Highgate in 3 weeks. "I didn't have a Canadian credit score, so I offered to pay 4 months upfront. The landlord agreed, and I moved in within 10 days of applying."
Source: BC Residential Tenancy Branch and Tenant Resource & Advisory Centre (TRAC).
4. Where to Go — Local Agencies & Resources
Students and newcomers can access free or low-cost support from these organizations:
- Tenant Resource & Advisory Centre (TRAC) — Free tenancy info, forms, and mediation. tenants.bc.ca | Phone: 604-255-0546
- Residential Tenancy Branch (RTB) — Government dispute resolution, tenancy agreements, and deposit rules. gov.bc.ca/rtb | Phone: 604-660-1020
- Burnaby Student Housing Office (SFU) — Off-campus housing listings and advice for SFU students. sfu.ca/housing
- BCIT Student Housing & Off-Campus Services — Resources and rental listings for BCIT students. bcit.ca/housing
- MOSAIC (Burnaby) — Settlement services for newcomers, including housing orientation. mosaicbc.org | Phone: 604-254-0246
- ISSofBC (Burnaby Office) — Immigration and settlement support, including housing help. issbc.org | Phone: 604-684-2561
Tip: TRAC and RTB are your first stops for any legal tenancy question. Both offer resources in multiple languages.
5. Safe or Not — Safety Overview
Burnaby is generally a safe city, but crime patterns vary by area. According to Burnaby RCMP 2024 data:
- Edmonds: Crime Severity Index (CSI) of 78 — slightly above Burnaby's city average of 72. Property crime (bike theft, car break-ins) is the main issue. Violent crime is rare. The area around Edmonds Station has more incidents; streets south of 18th Ave are quieter.
- East Burnaby / Highgate: CSI of 65 — below city average. Considered very safe. The Highgate Village area has low crime. Some incidents near North Rd & Hastings after dark.
- Burnaby Mountain (off-campus): CSI of 48 — the safest of the three. Low property crime. Occasional theft from unlocked cars. The mountain area is well-patrolled by SFU Security and Burnaby RCMP.
Safety tips for students and newcomers:
- Always lock doors and windows — even in "safe" areas.
- Register bikes with Bike Index and use a U-lock.
- Use well-lit streets after dark, especially near transit stations.
- Join the Burnaby Community Safety program for free alarms and advice.
Real case: In 2024, a series of bike thefts occurred near Edmonds Station. The Burnaby RCMP bike recovery unit recovered 12 bikes and arrested two suspects. Students are advised to use the bike lockers at the station ($1/day).
Source: Statistics Canada CSI data 2024 and Burnaby RCMP Annual Report.
6. How Long — Timeline & Waiting Time
The rental timeline in Burnaby varies by area and season. Here's what to expect:
| Stage | Typical Duration | Notes |
|---|---|---|
| Search & shortlist | 3–10 days | In cheap areas, units go fast. Check listings daily. |
| Viewings | 2–7 days | Book 2–5 viewings. Many units rent after first showing. |
| Application to approval | 1–5 business days | Newcomers without credit may take 3–7 days. |
| Move-in (after signing) | 7–14 days | Most landlords give 1–2 weeks for move-in. |
| Total (average) | 2–6 weeks | Edmonds: 2–4 weeks. Highgate: 3–5 weeks. Burnaby Mountain: 4–6 weeks. |
Seasonal factors: August–September (student influx) is the most competitive. Apply early (July) for a September move-in. January–February is slower, with fewer listings but less competition.
Real case: SFU student Lina started her search in late August and found that units in Burnaby Mountain were rented within 48 hours. "I missed three units because I didn't respond fast enough. I finally secured a basement suite by applying the same day I viewed it."
Source: CMHC Rental Market Survey and SFU Off-Campus Housing data.
7. Vacancy Rate Analysis
Burnaby's overall vacancy rate is extremely low, making it a landlord's market. According to the CMHC Rental Market Report 2024:
- Burnaby city-wide: 1.2% vacancy rate (down from 1.5% in 2023).
- Edmonds area: 1.5%–1.8% — the highest in Burnaby due to older stock and slightly lower demand.
- East Burnaby / Highgate: 1.0%–1.3% — moderate, with newer buildings attracting tenants.
- Burnaby Mountain (off-campus): 0.8%–1.1% — driven by student demand for proximity to SFU.
What this means for renters:
- Vacancies are rented within 5–12 days on average.
- Rent increases are capped at 3.5% for 2025 (BC government guideline).
- Be prepared to act fast — have documents ready and be flexible with viewing times.
- Edmonds offers the best chance of finding a unit with less competition.
Real case: In October 2024, a 1-bedroom in Edmonds listed at $1,850 received 27 applications in 4 days. The landlord chose a couple with strong credit and a co-signer. Newcomers without credit should offer additional security.
8. Nearby Hospitals & Healthcare
Access to healthcare is critical for students and newcomers. Here are the main hospitals near the 3 cheapest areas:
- Burnaby Hospital — 3935 Kincaid St, Burnaby. ~10 min drive from Edmonds and Highgate. Emergency department, maternity, surgery. Fraser Health Authority.
- Royal Columbian Hospital — 330 E Columbia St, New Westminster. ~15 min from Highgate. Major trauma centre, specialist services.
- Surrey Memorial Hospital — 13750 96 Ave, Surrey. ~25 min from Edmonds via SkyTrain. Large emergency and outpatient services.
- SFU Health & Counselling Centre — 8888 University Dr, Burnaby (on SFU campus). Primary care, mental health, and immunization for students. sfu.ca/health
Newcomer tip: Apply for a BC Medical Services Plan (MSP) card immediately upon arrival. There is a 3-month waiting period for new residents. Private insurance (e.g., Pacific Blue Cross) is recommended during the wait.
Student tip: SFU and BCIT students have access to the BCIT Student Health Services (3700 Willingdon Ave) and the SFU Health & Counselling Centre. Both offer low-cost or free primary care.
9. Major Roads & Transportation
Burnaby's major roads connect the three cheapest areas to transit, schools, and amenities.
Key Roads by Area
- Edmonds: Kingsway (Hwy 1A) — main commercial strip; 19th Ave, 18th Ave, Griffiths Dr, Edmonds St. Kingsway has frequent bus service (R6 RapidBus).
- East Burnaby / Highgate: Hastings St (Hwy 7A), North Rd, Boundary Rd, 10th Ave. Hastings has bus 110 and 129. North Rd connects to Lougheed Hwy.
- Burnaby Mountain: Gaglardi Way, Burnaby Mountain Pkwy, Curtis St, Pandora St, Sperling Ave. Gaglardi is the main road up the mountain.
Transit Summary
| Area | SkyTrain Station | Key Bus Routes | To SFU | To BCIT | To Downtown |
|---|---|---|---|---|---|
| Edmonds | Edmonds (Expo Line) | 106, 119, 129, R6 | 35–45 min | 25–35 min | 25–30 min |
| East Burnaby / Highgate | 10 min bus to Production Way or Lougheed | 110, 129, 136, 157 | 25–35 min | 30–40 min | 35–45 min |
| Burnaby Mountain | 15–20 min bus to Production Way | 143, 144, 145, 147 | 5–20 min | 30–40 min | 45–55 min |
Source: TransLink — use the Trip Planner for real-time routes.
Cycling: Burnaby has a growing network of bike lanes. The Central Valley Greenway runs east–west through South Burnaby, connecting to Vancouver and New Westminster.
10. Fines & Penalties to Know
Understanding fines and legal penalties helps students and newcomers avoid costly mistakes.
Rental-Related Fines & Penalties (under BC's Residential Tenancy Act)
- Late rent: Landlords can charge a late fee only if stated in the tenancy agreement (typically $25–$50). Maximum is a "reasonable" amount (no fixed cap, but cannot be punitive). RTA s. 26.
- Unauthorized pet: Landlord can issue a 10-day notice to end tenancy if pets are prohibited. Fine varies (typically $50–$200/month if a pet fee is in the agreement).
- Damage beyond wear and tear: Landlord can deduct from security deposit. Must provide receipts. Disputes go to RTB.
- Breaking a lease early: You owe rent until the unit is re-rented (or the end of the fixed term). Landlord must make reasonable efforts to re-rent. Maximum liability is the remaining rent or 2 months, whichever is less. RTA s. 51.
- Illegal application fee: Landlords cannot charge an application fee. If charged, you can file a dispute with RTB and receive a full refund.
Traffic & Parking Fines (Burnaby)
- Street parking without permit: $40–$60 (Burnaby Parking Authority).
- Speeding (residential zone): $138–$483 (BC Government, ICBC).
- Distracted driving: $368–$2,000 (ICBC).
- Transit fare evasion: $173 (TransLink).
- Littering: $100–$500 (City of Burnaby bylaw).
Real case: A BCIT student was charged a $500 pet fine for having a cat in a no-pet building. The RTB ruled the fine was unreasonable (no proof of damage) and reduced it to $150. Always check pet policies before signing.
Source: Residential Tenancy Act (BC) and City of Burnaby Bylaws.
11. Government Offices & Addresses
Key offices for housing, tenancy, and newcomer services in Burnaby:
| Office | Address | Phone | Services |
|---|---|---|---|
| Residential Tenancy Branch (RTB) | 400 – 5021 Kingsway, Burnaby, BC V5H 4A5 | 604-660-1020 | Tenancy disputes, agreements, deposit claims |
| Service BC — Burnaby | 105 – 5455 152 St, Surrey (closest full-service office) | 1-800-663-7867 | MSP, ID cards, provincial programs |
| City of Burnaby — Housing & Tenancy | 4949 Canada Way, Burnaby, BC V5G 1M2 | 604-294-7380 | Bylaws, property standards, rental licences |
| SFU Off-Campus Housing Office | 8888 University Dr, Burnaby, BC V5A 1S6 (Maggie Benston Centre) | 604-291-4100 | Rental listings, landlord info, roommate matching |
| MOSAIC Burnaby | 201 – 5021 Kingsway, Burnaby, BC V5H 4A5 | 604-254-0246 | Settlement, housing orientation, employment |
| Burnaby RCMP (non-emergency) | 6355 Deer Lake Ave, Burnaby, BC V5G 2J2 | 604-646-9999 | Crime reports, safety questions |
Tip: The RTB office on Kingsway is on the bus R6 RapidBus line and a 10-min walk from Joyce–Collingwood SkyTrain Station. Open Mon–Fri 8:30 AM–4:30 PM. No appointment needed for general inquiries.
Frequently Asked Questions
What are the 3 cheapest areas to rent in Burnaby?
A. The three most affordable areas are Edmonds (South Burnaby), East Burnaby / Highgate, and off-campus housing near Burnaby Mountain (SFU). One-bedroom rents range from $1,700 to $2,100 as of early 2025.
What is the average rent for a one-bedroom apartment in these areas?
A. Edmonds: $1,700–$1,950; East Burnaby / Highgate: $1,800–$2,000; Burnaby Mountain off-campus: $1,850–$2,100. These are 10–20% below Burnaby's city-wide average of $2,200–$2,400.
Is it safe for students to live in Edmonds?
A. Edmonds is generally safe with a Crime Severity Index of 78 (Burnaby average: 72). Property crime is the main concern. The area south of 18th Ave is quieter. Use common sense precautions and secure your bike.
How long does it typically take to find a rental in Burnaby?
A. 2 to 6 weeks on average. In Edmonds (2–4 weeks), in Highgate (3–5 weeks), on Burnaby Mountain (4–6 weeks). August–September is the most competitive season.
What documents do I need as a newcomer to rent in Burnaby?
A. You need: passport/visa, proof of income or bank statements, Canadian credit check or international report, previous landlord references, and a co-signer or upfront payment if you have no credit. A letter of enrollment helps for student rentals.
What is the current vacancy rate in Burnaby?
A. Burnaby's vacancy rate is about 1.2% (CMHC 2024). Edmonds has 1.5–1.8%, Highgate 1.0–1.3%, and Burnaby Mountain 0.8–1.1%. Edmonds offers the best availability.
Are utilities included in the rent in Burnaby?
A. About 60% of rentals in Edmonds include heat and water. In Highgate, about 50% include some utilities. On Burnaby Mountain, inclusion is rare. Electricity and internet are almost always extra. Confirm in writing before signing.
What public transit options connect these areas to SFU and BCIT?
A. Edmonds: Edmonds SkyTrain + bus 106/119. Highgate: bus 110/129 to Metrotown or Production Way. Burnaby Mountain: bus 143/144/145 direct to SFU. All areas connect to BCIT within 30–45 minutes via SkyTrain or bus.
Official Resources
- BC Residential Tenancy Branch — tenancy forms, rules, and dispute resolution
- Tenant Resource & Advisory Centre (TRAC) — free tenant education and advocacy
- Canada Mortgage and Housing Corporation (CMHC) — rental market data and reports
- SFU Off-Campus Housing — listings and tips for SFU students
- BCIT Student Housing Services — off-campus rental support
- City of Burnaby — Housing & Tenancy — local bylaws and rental licences
- TransLink — transit routes, fares, and trip planning
- Burnaby RCMP — crime data and community safety
- Fraser Health Authority — hospital and healthcare services
- MOSAIC — settlement services for newcomers in Burnaby
⚠️ Disclaimer
The information provided in this guide is for general informational and educational purposes only and does not constitute legal, financial, or professional advice. Rental market data (rent prices, vacancy rates, crime statistics) are based on publicly available sources from CMHC, Zumper, Rentals.ca, and Statistics Canada, and are subject to change.
All tenancy-related references are based on the British Columbia Residential Tenancy Act [RSBC 2002] c. 78 and associated regulations. Specifically:
- s. 11 — prohibits application fees;
- s. 26 — late rent and reasonable fees;
- s. 36 — security deposit interest;
- s. 51 — early termination of fixed-term tenancy.
Laws and regulations may change. Always consult a qualified professional or the BC Residential Tenancy Branch for current advice. The author and publisher assume no liability for any loss, damage, or inconvenience arising from the use of this information.
Last updated: February 2025.