Updated: April 2025  |  bremo.io financial guides

Kamloops BC Real Estate Market Guide 2025

Kamloops has become one of BC's most desirable mid-size cities for both families and retirees. The city offers 300+ days of sunshine per year, access to outdoor recreation at Sun Peaks, Lac Le Jeune, and the South Thompson River, and a lower cost of living than Metro Vancouver — while still providing solid employment opportunities and urban amenities.

Kamloops Housing Market Overview

The Kamloops real estate market has seen strong price growth over the past decade, though it remains more affordable than Victoria or Vancouver. The market is driven by migration from more expensive BC cities, strong healthcare employment, and Thompson Rivers University's expanding student population.

Kamloops Neighbourhoods

Sahali

A desirable hillside neighbourhood with views of the city and rivers. Mix of established single-family homes and newer condos. Popular with professionals and families. Prices tend to be higher here.

Aberdeen

One of the fastest-growing areas with big-box retail, newer developments, and good schools. Attracts young families. A mix of townhouses and newer detached homes.

North Kamloops

More affordable area north of the Thompson River. Good for first-time buyers and investors. Older housing stock but undergoing revitalization. Close to the Kamloops Rodeo and recreational amenities.

Brocklehurst and Batchelor Heights

Family-friendly neighbourhoods with more land per dollar. Popular with buyers priced out of Sahali. Good schools and community feel.

Downtown Kamloops

A mix of condos and commercial properties. Walkable to restaurants, the riverfront, and cultural amenities. Condo prices are more accessible, making it popular with downsizers and young professionals.

Property Transfer Tax in Kamloops

BC charges PTT on all real estate purchases. The tiered rates:

• 1% on the first $200,000
• 2% on $200,001 to $2,000,000
• 3% above $2,000,000

On a $700,000 home in Kamloops: 1% × $200,000 = $2,000 + 2% × $500,000 = $100 = $12,000 PTT.

First-Time Buyer Tips for Kamloops

• The FHSA (First Home Savings Account) lets you save up to $40,000 tax-free for a down payment — open one as soon as possible
• Budget 3–4% of purchase price for closing costs beyond your down payment
• Many Kamloops buyers use mortgage brokers to access credit union and lender rates not available directly
• Consider the Home Buyers' Plan to withdraw from your RRSP
• Get a home inspection — Kamloops has older housing stock in some areas that may have deferred maintenance issues

Rental Market and Investment Potential

Kamloops has a tight rental market driven by TRU enrollment growth and healthcare sector expansion. A 1-bedroom apartment rents for $1,600–$2,000/month; a 3-bedroom house runs $2,400–$3,000/month. Investors can find reasonable yields compared to Metro Vancouver, with gross yields of 4–5% achievable depending on property type and location.