Regina's average home price is about $346,000, up roughly 6% from 2024, with another 2% forecast for 2026. The citywide vacancy rate sits at 2.7% — tight enough that landlords aren't scrambling to find tenants. The University of Regina brings a steady stream of students, and industrial and commercial areas along Victoria Avenue East create demand from workers who want to live close to their jobs. Real tenant demand, not just theory.
That said, investment isn't a shortcut. It takes planning, math, and honest expectations. Let's walk through what makes certain East Regina neighbourhoods worth considering — and what to watch out for.
What Makes a Good Investment Neighbourhood
Before you start scrolling through listings, it helps to know what you're actually looking for. A good investment neighbourhood isn't always the prettiest or newest one. It's the one where the numbers work.
Price-to-rent ratio is probably the most important factor. You want a purchase price that's low enough relative to the rent it brings in. Paying $250,000 for a condo and collecting $1,400 a month is a very different picture than paying $450,000 and collecting $1,800.
Appreciation trends matter for the long game. Some neighbourhoods see consistent price growth from new construction or increasing popularity. Others are more stable — they won't jump in value, but they won't drop either. Both can work depending on your strategy.
Tenant demand is where investors get it wrong. You need people who actually want to live where your property is. Proximity to schools, shopping, transit routes, and employment centres all drive demand.
Vacancy rates tell you how easy it'll be to keep the property occupied. Regina's at 2.7% citywide, which is healthy. But some neighbourhoods fill faster than others.
Housing stock condition is the one people forget. Older homes need more maintenance. That $150,000 condo from 1994 might look like a deal until the building needs a new roof. Factor maintenance into your calculations from the start.
Best for Rental Income: High-Yield Neighbourhoods
If your goal is cash flow — collecting more in rent than you're paying out in mortgage, insurance, taxes, and maintenance — these neighbourhoods give you the best shot.
Riverbend is one of the strongest options for rental yield in East Regina. Condos here range from about $150,000 to $250,000, and you can estimate rents between $1,200 and $1,500 per month. On a $200,000 condo renting for $1,300 a month, that's an estimated gross yield around 7.8%. The neighbourhood is close to Victoria Square Shopping Centre and Sandra Schmirler Leisure Centre, which gives renters practical amenities without needing a car for everything. Turnover is low here — once you've got a tenant, they tend to stay.
Spruce Meadows offers a median price around $238,900. The proximity to industrial employers creates a natural tenant pool — people who work nearby and don't want a long commute. Sandra Schmirler Centre is right there, and the area feels established without being dated. With rents for single-family homes in the $1,400 to $1,600 range, estimated gross yields land in the 6% to 7% range.
Wood Meadows sits in the $280,000 to $285,000 range, a bit higher than the other two. But it's got walkability to Victoria Square — tenants care about being able to walk to a grocery store or pharmacy. That convenience keeps vacancy periods shorter. Estimated rents run $1,500 to $1,700 for a detached home, putting gross yield in the 6% to 7% range as well.
Best for Appreciation: Growing Neighbourhoods
If you're playing the long game — buying now and counting on the property itself to grow in value over 5 to 10 years — these neighbourhoods are where the growth is happening.
Greens on Gardiner is one of the newer communities in East Regina, with homes typically in the $350,000 to $450,000 range. Newer construction means lower maintenance costs in the early years, and the modern finishes attract families willing to pay a premium. As development continues and the neighbourhood fills in, values have room to grow. You won't see the same rental yields as more affordable areas, but the appreciation potential makes up for it.
The Creeks is a different kind of investment entirely. With a median around $900,000, this isn't where you go for cash flow. It's where you go if you believe luxury homes in East Regina will continue to appreciate as the city grows. Not typical investment territory, but for someone with the capital, the appreciation play is real.
East Pointe Estates offers newer builds at more moderate prices. It's still growing, with new construction drawing families who want something modern. Prices are lower than Greens on Gardiner in many cases, making it a middle-ground option for appreciation potential without committing $400,000 or more.
Best for First-Time Investors: Low Entry, Solid Returns
If you've never owned an investment property before, start small. You don't need the most expensive home or the highest possible return. You need something manageable that teaches you how this works without putting you in a financial hole if things don't go perfectly.
Riverbend condos are a natural starting point. At $150,000 to $200,000, your down payment and carrying costs are lower. Strong rental demand and low vacancy mean you're less likely to sit with an empty unit for months. Condo fees cover some maintenance, which simplifies things when you're still learning.
Spruce Meadows gives you a step up into detached homes without jumping past $300,000. The tenant pool — workers, young families, people who want to be near the east side's commercial corridor — is reliable.
Eastbrook is another option that doesn't get enough attention. It's established, affordable, and practical. You won't find the flashiest houses, but you'll find properties that rent reliably to tenants who value proximity to schools and services. For a first investment, predictability matters more than potential.
The key for first-timers: don't stretch your budget to the breaking point. Leave room for vacancies, repairs, and the unexpected. A property that makes you $200 a month after expenses is better than one that would make $500 if everything goes perfectly — because everything won't go perfectly.
What to Watch Out For
I wouldn't be doing my job if I only talked about the upside. Investment properties come with real risks, and you should know about them before you commit.
Older homes cost more to maintain. That 1990s condo in Riverbend might have a great purchase price, but if the building needs a new boiler or the windows are failing, you could be looking at a special assessment that wipes out a year's worth of rental income. Always review the condo reserve fund and recent board minutes before you buy.
Condo boards matter. A well-managed building protects your investment. A poorly managed one can drain it. Ask about upcoming projects, reserve fund health, and whether there have been special assessments in the last five years.
Vacancy happens. Even in a 2.7% vacancy market, your unit might sit empty between tenants. Budget for at least one month of vacancy per year, and you won't be caught off guard.
Property management costs money. If you're not managing it yourself, expect to pay 8% to 10% of your monthly rent to a property management company. That changes your return calculation.
Interest rates affect your numbers. The rate you get on an investment property mortgage will be higher than on your primary residence. Run the numbers with your actual rate, not a best-case scenario.
The Numbers: Purchase Price vs Monthly Rent
Here's a quick comparison of what you might expect across a few key East Regina neighbourhoods. These are estimates based on current market data — your actual returns will depend on the specific property, its condition, and your financing terms.
Important: Gross yield doesn't account for condo fees, property tax, insurance, maintenance, or vacancy. Your actual net return will be lower. These numbers are based on current data and aren't a guarantee of future performance. Always run your own calculations with a mortgage broker or financial advisor before buying.
Getting Started with Investment in East Regina
If these numbers look like they could work for you, the next step is figuring out which neighbourhood and property type match your budget and goals. An investor with $50,000 for a down payment and one with $150,000 are looking at very different options.
I work with buyers in East Regina every day, and I can help you figure out which neighbourhoods make sense for what you're trying to accomplish. We'll look at current listings, run the numbers together, and make sure you're not overlooking anything. If you'd like to talk it through, reach out and we'll get started.
