Investing in Regina rentals: the numbers
Regina is a small, steady cash-flow market. Prices are among the lowest of any provincial capital, there is no rent control, and rents cover the mortgage on many deals. Here are the numbers.
Regina at a glance
| Average 2-bedroom rent | $1,175/mo (CMHC Rental Market Report, October 2025) |
|---|---|
| Average 1-bedroom rent | $975/mo (CMHC Rental Market Report, October 2025) |
| Rent growth, year over year | 3.8% (CMHC Rental Market Report, October 2025) |
| Rental vacancy rate | 2.7% (CMHC Rental Market Survey, October 2024) |
| City residential mill rate | 10.28 per $1,000 of assessed value, 2024 (municipal tax bylaws, 2024) |
| Rent control | No cap on the increase amount, once per 12 months |
Figures from CMHC, CBRE and Colliers Canada surveys and municipal tax bylaws. Cited with each row above. Rents are existing-tenant averages; new leases on turnover usually run higher.
A Regina fourplex, run in full
Take a small four-unit building in Regina. Using the CMHC Rental Market Report, October 2025 average two-bedroom rent of $1,175 a month across the four units, gross rent comes to about $4,700 a month, or $56,400 a year. At a purchase price near $620,000, the math looks like this.
Property tax at Regina's residential mill rate of 10.28 per $1,000 runs about $6,374 a year. Saskatchewan assesses residential property at a percentage of market value, so the real tax on this building is lower than the mill rate on the full price suggests. Use the assessed value when you run it. Add roughly $15,800 for insurance, maintenance, management, and a vacancy reserve, and total operating expenses land near $22,174. That leaves a net operating income around $34,226 a year. That works out to an implied cap rate near 5.5% on this price.
Now add the mortgage. With 20% down on a 30-year amortisation at current rates, the debt service is the line that decides whether this deal cash-flows. If it qualifies for CMHC MLI Select, a 1.10 DSCR threshold and a 40-year amortisation path change the math in your favour. That is the kind of difference a US-built tool misses, because it does not carry the CMHC paths at all. The numbers only hold if the rents, the unit count, and the mill rate are real, not what the listing claims.
What is specific to Regina
- Saskatchewan assesses residential property at a percentage of market value, so use the assessed value, not the purchase price, for the tax estimate.
- No provincial rent cap gives you flexibility on rent increases, but factor turnover into your vacancy reserve.
- Low prices are the local draw. The deal still has to pencil on real rents, so confirm the leases before you trust a pro forma.
Run a real Regina listing through BrickROI.
Paste the realtor.ca URL and the Canadian property data fills in the price, taxes, and rent comps. You get cap rate, DSCR, cash-on-cash, the CMHC and MLI Select paths, and a lender-ready PDF in two minutes.
Try a dealWant to run the numbers yourself first? Start the cash-on-cash calculator with this example's figures.
Regina investor questions
Is Regina a good place to invest in rentals?
It depends on the specific deal. Regina has an average two-bedroom rent of $1,175 a month and a rental vacancy rate of 2.7% per the CMHC Rental Market Survey, October 2024. Run the actual numbers on the building before you decide.
What is the average rent in Regina?
Per the CMHC Rental Market Report, October 2025, the average two-bedroom rent in Regina is $1,175 a month and the average one-bedroom is $975. Rents grew about 3.8% year over year. New leases on turnover typically run higher than these existing-tenant averages.
Does rent control apply in Regina?
Saskatchewan has no rent control on the amount of a rent increase. A landlord can raise rent once every 12 months for a fixed-term lease or with proper notice on a month-to-month tenancy.