Regina Real Estate Investment Guide For 2026

A comprehensive resource for investors looking at Saskatchewan’s capital, where government and Crown corporation employment, entry prices well below Saskatoon’s, and new rules allowing up to four units on inner city lots make Regina one of the steadiest income markets in Western Canada in 2026. All figures in Canadian dollars.

Quick answers: Top 5 most searched Regina investment questions ▼

Migration data: Where people are moving from to Regina ▼

6.4%
Average Gross Rental Yield
+3.0%
Annual Price Change
$350K
Benchmark Home Price
★★★★☆
Landlord Friendliness

1. Regina Market Overview

Market Fundamentals

Regina is Saskatchewan’s capital and its second largest city. Its investment case in 2026 is built on stability rather than growth: low entry prices, rents that sit close to Saskatoon’s, and an employer base dominated by the provincial government, the Crown corporations, insurance, and federal institutions that keep paying through commodity cycles. Zoning changes in 2024 and 2025 also let owners add suites and build up to four units on lots inside the City’s Intensification Boundary.

Key economic indicators that define Regina’s investment case:

  • Population: About 263,000 in the city and roughly 291,200 across the metro region (Statistics Canada estimates, 2025)
  • Major Employers: Government of Saskatchewan, SaskTel, SaskPower, SGI, SaskEnergy, Farm Credit Canada, the Saskatchewan Health Authority, the University of Regina, the Co-op Refinery Complex, and Evraz steel
  • Population Growth: Up roughly 12% between 2022 and 2025, slowing with national immigration targets
  • Benchmark Price: $349,800 in July 2026, up 3% year over year
  • No Land Transfer Tax: A land title transfer fee of about 0.4% of value instead, but Saskatchewan does charge 6% PST, including on contractor work
  • Vacancy Rate: 2.7% for purpose built apartments (CMHC, October 2025), with an average two bedroom rent of $1,473

Regina is less exposed to resource cycles than any other Saskatchewan city. Potash, oil, and agriculture still matter through the Co-op Refinery and the surrounding region, but the legislature, the Crown corporations, and Farm Credit Canada’s head office give the capital a public sector base that keeps rental demand steady through downturns.

Regina skyline across Wascana Lake

Regina’s downtown rises beyond Wascana Lake and Wascana Centre, the parkland around the Saskatchewan Legislative Building

2026 Economic Outlook

  • Resale inventory more than 40% below long term norms across Saskatchewan
  • Population growth moderating as federal immigration targets fall
  • Public sector and Crown corporation employment holding steady
  • Backyard suites allowed alongside secondary suites since September 2025
  • 2026 municipal mill rate increase of 10.9% approved by City Council

Investment Climate

Regina’s 2026 investment environment is tight for buyers and favourable for landlords. Listings are scarce, well priced homes sell quickly, and purpose built vacancy sits below 3%. Rents have risen steadily since 2022 and the large new rental supply seen in Edmonton has not arrived here. Successful Regina investors tend to share a few characteristics:

  • Income orientation with deals that work on today’s rents rather than hoped for appreciation
  • Suite strategy using legal secondary suites and backyard suites to add income
  • Permit discipline verifying that every existing suite has development and building permits before paying for it
  • Rent timing discipline planning increases around Saskatchewan’s 18 month and 12 month notice rules, or joining a landlord association to shorten them
  • Neighbourhood selection close to government offices, the University of Regina, and the hospitals

No land transfer tax, no rent control, and the newer zoning give Regina investors real tools. The tradeoffs are 6% PST on renovation and construction work, a 10.9% mill rate increase in 2026, and a rent increase timetable slower than Alberta’s. All three belong in your numbers from the first day.

Historical Performance

Period Market Driver Price Trend Key Event
2010-2014 Resource boom, strong in migration Strong gains Saskatchewan’s boom years
2015-2019 Commodity downturn, new supply Flat to declining Long correction across the province
2020-2022 Low rates, recovering employment Modest recovery Vacancy falls from 7% in 2021 to 3.2% in 2022
2023-2024 Population surge, very tight rentals Solid gains Vacancy hits 1.4% in 2023, zoning changes approved in 2024
2025-2026 Low supply, near record sales Rising (benchmark up 3% YoY, July 2026) Benchmark of $349,800 in July 2026

Regina’s long term record is slow, steady appreciation with a long flat stretch after 2014. It has generally trailed Saskatoon on price growth and led it on yield. Investors who bought for income, with a suite and a sensible down payment, did well through the whole cycle. Plan for appreciation in the 2 to 4 percent range and let rent do the heavy lifting.

Demographic Trends Driving Demand

  • Government and Crown Corporations – Provincial ministries, SaskTel, SaskPower, SGI, and SaskEnergy employ thousands of stable, well paid tenants
  • International Newcomers – The largest driver of recent growth, creating demand for suited homes and family rentals, though inflows are slowing
  • University of Regina – Student and staff demand in the south end around the main campus
  • Healthcare – Regina General Hospital and Pasqua Hospital anchor medical staff demand on the east and northwest sides
  • RCMP Depot Division – The national RCMP training academy brings cadets, instructors, and families to the west end
  • Unconstrained Land – The city can keep growing outward, which limits long term appreciation but keeps entry prices attainable

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2. Neighbourhood Hotspots

Regina Investment Neighbourhood Map

Interactive map of Regina’s investment neighbourhoods. Green stars show top hotspots, blue circles mark established markets, and orange circles highlight emerging areas. All figures in Canadian dollars.

Top Investment Hotspots
Established Markets
Emerging Markets

Core Investment Neighbourhoods

Glencairn

Regina’s best all round suited home neighbourhood. An established east end community with streets of 1960s to 1980s bungalows that convert well to legal up and down suites, close to east side shopping and schools. A steady family tenant pool keeps vacancy low for well kept units.

Avg Price (SFH): $300,000-$370,000
Avg Rent (main floor 3BR): $1,650/month
Cap Rate: 6.0-7.2%
Annual Appreciation: 2-3.5% long run
Best Strategy: Legal suited bungalow, long term hold

Cathedral

Regina’s heritage district along 13th Avenue, a short walk from downtown and the Legislature. Character homes on narrow lots attract government workers and young professionals, and many suit a basement suite or small infill under the newer zoning. Older systems need careful inspection.

Avg Price (SFH): $320,000-$430,000
Avg Rent (main floor 3BR): $1,750/month
Cap Rate: 5.6-6.8%
Annual Appreciation: 2-4% long run
Best Strategy: Character home with suite, value add renovation

Northwest Regina

Normanview, Regent Park, and surrounding neighbourhoods offer some of the lowest entry prices for detached homes in the city, close to Pasqua Hospital and the RCMP Depot. Strong cash flow for suited homes, balanced by older housing stock and a more hands on management profile.

Avg Price (SFH): $260,000-$350,000
Avg Rent (main floor 3BR): $1,550/month
Cap Rate: 6.2-7.6%
Annual Appreciation: 1.5-3% long run
Best Strategy: Suited homes, duplexes, value add

Detailed Submarket Analysis: All Regina Neighbourhoods

Neighbourhood Price Range Cap Rate Growth Drivers Best Strategy
North Central $130K-$240K 7.5-10.0% Lowest entry prices, revitalisation initiatives Cash flow only, experienced operators
Heritage $150K-$260K 7.0-9.0% Regina General Hospital, low entry, infill potential Value add, budget for turnover and repairs
Northwest (Normanview, Regent Park) $240K-$350K 6.2-7.6% Pasqua Hospital, RCMP Depot, affordability Suited homes, strong cash flow
Glencairn $260K-$370K 6.0-7.2% Suite friendly bungalows, east side retail Suited bungalows, family rentals
Uplands / Walsh Acres $250K-$360K 6.0-7.2% North end affordability, ring road access Bungalows, townhomes, suited homes
Cathedral $280K-$430K 5.6-6.8% Heritage character homes, walkable 13th Avenue Value add renovation, suite conversions
Downtown $180K-$350K 5.6-7.2% Government and office employment, walkability Condo hold, verify condo fees and reserve fund
South Regina / Lakeview $320K-$500K 5.2-6.4% Wascana Park, University of Regina proximity Long term stability, student rentals, family properties
East Regina / Greens on Gardiner $330K-$470K 5.2-6.2% Newer development, family demographics Turnkey family rentals, low maintenance
Harbour Landing $360K-$500K 4.8-5.6% Newer master planned community, airport proximity Professional tenants, turnkey newer stock

Investor Insight: In Regina the single biggest return driver is whether the suite is legal. Two similar bungalows on the same street can list at similar prices, yet only one has a suite built under City permits with proper fire separation, egress windows, and interconnected smoke alarms. That one can be insured properly, financed with rental income counted, and rented without liability exposure. Ask for the permits and confirm them with the City of Regina before you pay for suite income. If they do not exist, price the property as a single family home and budget to legalize the suite, including 6% PST on the contractor’s bill. In the core and some inner city areas, the City offers a five year, 25% property tax exemption on new suites used for long term rental, so ask about it before you build.

3. Property Types

Homes with Legal Secondary Suites

The core Regina investment. A bungalow or bi-level with a permitted basement suite produces two rents from one title, and lenders can count the suite income when you qualify. Regina has also changed its citywide parking minimums from required to recommended, which removes a common obstacle to adding a suite.

Typical Investment: $300,000-$420,000
Suite Conversion Cost: $60,000-$125,000 including 6% PST
Cash Flow: Near break even to positive depending on down payment
Appreciation: 2-3.5% long run
Best Neighbourhoods: Glencairn, northwest, Uplands, Walsh Acres
Ideal For: Cash flow investors and house hackers

Condominiums

The lowest dollar entry in the city, with many apartment condos under $230,000. Condo fees decide the deal, and Regina condos have appreciated slowly over the past decade. Older buildings can carry special assessment risk.

Typical Investment: $150,000-$320,000
Cash Flow: Highly dependent on condo fees
Appreciation: 0-2.5% long run
Watch Out For: Reserve fund studies, special assessments, rental bylaws
Best Neighbourhoods: Downtown, south end near the university, Harbour Landing
Ideal For: Low capital entry, passive investors who read the documents

Small Multiplexes (2-4 Units)

Inside the City’s Intensification Boundary, up to four units can be built on a residential lot. Outside it, up to two. That makes older inner city lots near downtown, the hospitals, and the university the natural targets for fourplex infill.

Typical Investment: $850,000-$1,700,000 new build
Cash Flow: Strongest of any small residential product when executed well
Appreciation: Driven by the value of the income stream
Best Neighbourhoods: Cathedral, Heritage, inner city lots inside the Intensification Boundary
Ideal For: Experienced investors, builders, partnerships

Townhomes and Duplexes

Side by side duplexes and freehold or condo townhomes sit between condos and detached homes. Newer suited product in the east end and Harbour Landing is popular with first time investors who want low maintenance.

Typical Investment: $250,000-$450,000
Cash Flow: Moderate, best on suited or side by side product
Appreciation: 1-3% long run
Best Neighbourhoods: Uplands, Walsh Acres, Greens on Gardiner, Harbour Landing
Ideal For: Investors wanting lower maintenance and newer stock

Short-Term / Furnished Rentals

Regina licenses short term rentals under Bylaw 2020-70. A principal residence licence is available to owners or tenants living in the unit. A secondary property licence requires a fire inspection, and new secondary licences are not issued while CMHC’s vacancy rate for the Regina CMA is below 3%. In larger multi unit buildings, no more than 35% of units can hold a licence.

Typical Investment: $180,000-$400,000
Cash Flow (furnished): Higher gross, with seasonal swings
Compliance Risk: High. Confirm licence availability with the City first
Best Neighbourhoods: Downtown, Cathedral, near the hospitals
Ideal For: Owner occupiers, or 30 day plus furnished rentals for medical and government staff

Value-Add / BRRRR Properties

Dated 1950s to 1980s bungalows in mature neighbourhoods suit buy, renovate, add a legal suite, rent, and refinance. Budget 6% PST on every contractor invoice, because in Saskatchewan PST applies to the full price of construction, renovation, and repair work on real property.

Typical Investment: $230,000-$340,000 at purchase
Renovation Budget: $40,000-$140,000 including suite and PST
Value Uplift: Depends on appraised income value after the suite is legal
Best Neighbourhoods: Glencairn, northwest, Uplands, Heritage
Ideal For: Hands on investors with contractor relationships
Investment Goal Best Property Type Best Neighbourhoods Minimum Capital
Maximum Cash Flow Legal suited bungalow Northwest, Glencairn $70,000+
Long Term Appreciation Character home or fourplex lot in the core Cathedral, Lakeview $95,000+
Balanced Returns Value add bungalow plus new legal suite Glencairn, Uplands $125,000+
Lowest Management Newer suited duplex or townhome Harbour Landing, Greens on Gardiner $85,000+
🔧 Planning Renovations in Regina?
Don’t guess the costs. Our Complete Renovation & Remodeling Cost Guide covers 400+ pages of project-by-project breakdowns with real contractor pricing ranges. In Saskatchewan, add 6% PST to contractor quotes.

4. Cost Analysis

Acquisition Cost Breakdown (Regina)

Expense Item Typical Cost Example ($360,000 Suited Bungalow) Notes
Down Payment 20% minimum (rental) $72,000 Default insurance is not available on non owner occupied property
Land Transfer Tax None in Saskatchewan $0 A major advantage over Ontario and British Columbia
Land Title Transfer Fee About 0.4% of value $1,440 Paid to ISC, the provincial land registry. Confirm the current figure with your lawyer
Mortgage Registration Fee Flat ISC fee $180 For a single title. ISC adjusts fees periodically
Legal Fees and Disbursements $1,200-$1,800 $1,500 Real estate lawyer handles title, funds, and registration
Home Inspection $450-$700 $550 Suited homes cost more to inspect. Inspect both units
Sewer Line Camera Scope $250-$400 $300 Strongly recommended on older homes with mature trees
Appraisal and Title Insurance $600-$900 $750 Lender appraisal plus title insurance where used
Setup and Initial Repairs 0-5% of price $2,000 Locks, cleaning, smoke and CO alarms in both units. Add 6% PST to contractor work
Reserves 3-6 months of expenses $10,000 Vacancy, furnace, hot water tank, and winter repairs
TOTAL MINIMUM ENTRY ~25% of value $88,720 Far less than comparable entry in Calgary, Toronto, or Vancouver

Sample Cash Flow Analysis: Glencairn Bungalow with Legal Suite

Item Monthly Annual Notes
Main Floor Rent $1,650 $19,800 3BR upper unit, renovated
Basement Suite Rent $1,150 $13,800 2BR legal suite
Gross Income $2,800 $33,600 Utilities split between tenants
Less Vacancy (4%) -$112 -$1,344 CMHC vacancy was 2.7% in October 2025
Property Taxes -$330 -$3,960 Estimate of about 1.1% of assessed value, municipal, library, and provincial education portions combined
Insurance -$192 -$2,300 Landlord policy covering two units, including 6% PST on the premium
Property Management (8%) -$224 -$2,688 Optional for local investors who self manage
Maintenance + CapEx (10%) -$280 -$3,360 Older home, two kitchens, two bathrooms, PST on contractor work
Net Operating Income $1,662 $19,948 Before mortgage
Mortgage ($288,000, 20% down, 4.99%, 25yr) -$1,673 -$20,081 Principal and interest, Canadian semi annual compounding
CASH FLOW -$11 -$133 About +$213/month if self managed
Same deal at 30% down +$198 +$2,377 About +$422/month if self managed
Cap Rate 5.54% NOI / Purchase Price (gross yield 9.3%)
Total Return Year 1 (2% appreciation) ~15% Cash flow + $5,991 principal paydown + $7,200 appreciation on $88,720 invested

This example shows the honest picture in 2026. A well bought legal suited bungalow in Regina runs at break even with full property management and 20% down at a rate near 5%, and turns clearly positive if you self manage or put 30% down. Without the suite, the same house would rent for roughly $1,850 a month in total and run close to $850 a month negative, which is why the suite is the core Regina strategy. Property tax here is an estimate, because assessments lag the market and the 2026 mill rate rose 10.9%. Check the exact figure with the City of Regina before you offer. Rates and rents are examples only, so run your own numbers on every deal.

Investor Insight: Two Saskatchewan cost lines catch out investors used to Alberta. First, PST at 6% applies to the full price of construction, renovation, and repair work on real property, labour included, so a $100,000 suite quote is really $106,000. Second, the property tax bill has two parts: the City sets the municipal and library mill rates, but the Province sets the education mill rate, which makes up a large share of the bill. Regina’s 10.9% mill rate increase for 2026 is one of the larger ones in Western Canada, so underwrite taxes on the current year’s rate, not last year’s bill.

6. Step-by-Step Regina Investment Playbook

1

Define Your Regina Strategy

Regina is a cash flow market first. Be clear on which of these strategies you are executing before you shop:

Suited Home Buy-and-Hold

Buy a bungalow or bi-level that already has a permitted suite. Two rents, one title, and lender recognized income. The most reliable Regina strategy for a first or second property.

Best Neighbourhoods: Glencairn, northwest, Uplands
Capital Required: $75,000-$115,000
Annual Yield: 10-16% total return

Add-a-Suite Value Add

Buy an unsuited bungalow below market, then build a basement suite, and on the right lot a backyard suite as well. Since September 2025 both are allowed together, within the lot’s unit cap.

Best Neighbourhoods: Glencairn, Uplands, Walsh Acres
Capital Required: $130,000-$210,000 total
Annual Yield: 12-20% total return

Fourplex Infill

Replace an older home with up to four units on a lot inside the Intensification Boundary. Higher capital and execution risk, with the strongest long term income. Check whether the core area tax exemption applies.

Best Neighbourhoods: Cathedral, Heritage, inner city lots
Capital Required: $280,000+ or a partnership
Annual Yield: Project dependent, development risk applies

Student Rental

Lease by the room near the University of Regina. Higher gross income per property with more turnover, more furnishing, and more management.

Best Neighbourhoods: Whitmore Park, Hillsdale, Lakeview
Capital Required: $90,000-$135,000
Annual Yield: 10-15% total return
2

Build Your Regina Team

The right team keeps you out of the two most common Regina mistakes: paying suite prices for a suite that is not legal, and mistiming rent increases:

  • Investor Focused Realtor: Someone who can check permit history, understands suite income, and knows where the Intensification Boundary runs.
  • Mortgage Broker: Access to lenders with different rental income treatment, offset versus add back, which can change how much you qualify for.
  • Saskatchewan Real Estate Lawyer: Handles title, ISC registration, title insurance, and condo document review.
  • Suite Experienced Contractor: Knows fire separation, egress windows, smoke and CO interconnection, City of Regina permit requirements, and TSASK gas and electrical permits, and quotes PST clearly.
  • Property Manager: Fluent in ORT forms, rent increase timing, and the seven business day deposit claim deadline.
  • Accountant: For Capital Cost Allowance, suite construction cost treatment, and ownership structure.

Expert Tip: Ask any property manager you interview: “Are you a member in good standing of the Saskatchewan Landlord Association, and which ORT rent increase form do you use for my units?” Then ask: “How do you track the 18 month and 12 month windows for each tenant?” Clear, specific answers mean they know Saskatchewan law. Vague answers mean they are guessing with your income.

3

Regina-Specific Due Diligence

Standard due diligence plus these Regina critical checks:

Physical Due Diligence

  • Sewer line camera scope on older homes with mature trees
  • Furnace and hot water tank age, since winter failures are emergencies
  • Foundation movement, given Regina’s heavy clay soils and dry summers
  • Radon test, since many Prairie homes exceed the Health Canada guideline
  • Vermiculite or asbestos in pre 1990 homes before any suite renovation
  • Shingle and siding hail damage history
  • Basement moisture, window well drainage, and sewer backflow protection

Regulatory Due Diligence

  • Confirm development and building permits for any existing suite
  • Check whether the lot sits inside the Intensification Boundary and how many units it allows
  • Review the Real Property Report, or arrange title insurance
  • Review existing leases, start dates, last increase dates, and deposits held
  • For condos, review the reserve fund study, budget, minutes, and bylaws
  • Confirm short term rental licence availability before planning any short stays
  • Check GST and PST treatment on new or substantially renovated homes
4

Buying in Regina’s 2026 Market

Regina remains a seller leaning market in 2026. Strategies that work:

  • Be ready to move: With about 1.7 months of supply, good suited homes sell quickly. Have financing approved and your inspector lined up before you shop.
  • Keep sensible conditions: Financing and inspection conditions protect you. Shorten them rather than waive them on an older home.
  • Buy the suite, not the story: Pay for permitted suite income only. Price unpermitted suites as single family homes.
  • Winter buying: Fewer buyers compete from November through February, though inspections are harder with snow cover.
  • Tenanted properties: Check each tenancy’s start date and last increase. A tenant who just received an increase may be locked at that rent for another 12 months.
5

Property Management in Regina

Because rent increases are slow to take effect, tenant quality and starting rent matter more here than in Alberta:

Tenant Screening Protocol

Saskatchewan lets landlords choose among qualified applicants, provided the process does not discriminate under The Saskatchewan Human Rights Code. A strong process:

  1. Publish clear written criteria covering income, references, and credit
  2. Verify income with pay stubs or an employment letter
  3. Call at least two previous landlords
  4. Run a credit check with written consent
  5. Apply the same criteria to every applicant and keep records

Typical Regina Management Fees

  • Single family management: 8-10% of monthly rent
  • Suited homes: often 8-10% per unit
  • Leasing fee: 50-100% of one month’s rent
  • Lease renewal fee: $0-$250
  • Winter readiness and furnace servicing billed separately, with PST

7. Financing Options for Regina

Loan Type Down Payment Rate Context Best For Regina Note
Conventional Rental Mortgage 20% minimum Usually above insured rates Most rental purchases Must pass the federal stress test
Owner Occupied Suited Home From 5% (insured) Lowest available rates House hacking: live upstairs, rent the suite Best entry point for new investors
Owner Occupied 3-4 Units From 10% (insured) Insured rates Owner living in one unit Fits fourplexes inside the Intensification Boundary
Credit Union / Portfolio 20-35% Varies by lender Multiple properties, self employed Saskatchewan credit unions are active rental lenders
CMHC MLI Select (5+ units) As low as 5% on qualifying projects Insured multi unit rates Larger infill and apartment projects Requires affordability, energy, or accessibility commitments
Purchase Plus Improvements 20% of total cost (rental) Conventional rates Buying and adding a legal suite Include 6% PST in the improvement budget
Private / Alternative Lender 20-35% Higher rates plus fees Short term renovation or bridge Exit plan to conventional financing required

Regina Financing Reality: On September 2, 2026 the Bank of Canada held its policy rate at 2.25%, and in late September the average conventional five year fixed rate in Canada was about 5.1%, with the best insured rates near 4.1 to 4.4%. Rental mortgages require 20% down because default insurance is not available on property you do not occupy, and you must qualify at the higher of 5.25% or your contract rate plus 2%. Canadian mortgages renew every few years, so a five year term on a 25 year amortization carries real renewal risk. If you buy an owner occupied suited home with an insured mortgage, Saskatchewan applies PST to the mortgage insurance premium, and that amount is generally paid at closing. A broker who shops several lenders is worth it in this market.

8. Frequently Asked Questions

How do I know if a basement suite in Regina is legal? +

A legal suite was built or converted under City of Regina permits, with TSASK permits for any gas or electrical work and completed inspections. Calling a suite “legal” in a listing proves nothing. Here is how to verify:

  • Ask the seller for copies of the permits and final inspection records.
  • Confirm the permits directly with the City of Regina.
  • Check for fire separation between units, interconnected smoke and CO alarms, and egress windows in sleeping rooms, as required by the building code.
  • Confirm the suite is self contained with its own kitchen, bathroom, and sleeping area.
  • Tell your lender and insurer the suite exists so income is counted and coverage is valid.

An unpermitted suite is not automatically a deal breaker, but you should price the property as a single family home and budget for the cost and time of bringing the suite into compliance, plus 6% PST on the work.

Is adding a secondary suite worth it in Regina? +

For most bungalows and bi-levels, yes. Using the sample deal in this guide as a reference:

  • Unsuited bungalow rent: about $1,850/month total
  • Same home with a legal suite: about $2,800/month total
  • Added income: roughly $950/month, or $11,400/year
  • Typical suite build cost: $60,000 to $125,000 including 6% PST
  • Simple payback: roughly 5 to 11 years before financing costs

In the core and some inner city areas, the City of Regina offers a five year, 25% property tax exemption on new suites used for long term rental, which shortens the payback. The risks are cost overruns, permit timelines, and basements that need more work than expected. Get a contractor and a designer to confirm feasibility before you buy with a suite plan in mind.

What does the eviction process look like in Saskatchewan? +

Saskatchewan’s process runs through the Office of Residential Tenancies and moves reasonably quickly when the paperwork is correct:

  1. Notice: Once rent is 15 days or more overdue, serve an Immediate Notice to Vacate and Notice of Arrears. Other grounds, such as breach or damage, generally need at least one month’s notice.
  2. Application: If the tenant does not pay or leave, apply to the ORT for an order of possession through its online portal.
  3. Hearing: The ORT schedules a hearing and notifies both parties.
  4. Order: If successful, you receive an order for possession and any money owed.
  5. Enforcement: If the tenant still does not leave, the order is enforced through the court system’s enforcement process.

Timelines vary with tenant response and scheduling. The most common reason landlords lose time is a defective notice, so use the ORT’s current forms or a property manager who files regularly.

Should I invest in Regina or Saskatoon? +

It depends on whether you want a little more yield or a little more growth:

  • Regina: Lower prices, slightly higher yields, and an economy anchored by government and Crown corporations. Steadier, slower appreciation.
  • Saskatoon: Higher prices, faster population growth, and a more diversified private sector employer base. Better odds of appreciation.
  • Both: Same provincial tenancy law, the same 6% PST, no land transfer tax, and no rent control.
  • Risk: Saskatoon is more exposed to potash, uranium, and agriculture cycles. Regina’s public sector base is steadier through downturns, but its 2026 mill rate increase was larger.

Many Saskatchewan investors hold both: a Regina suited home for income and a Saskatoon property for growth. See our Saskatoon guide to compare.

How do Regina’s short-term rental rules work for investors? +

Regina licenses short term rentals under Bylaw 2020-70, and the rules are tied to the rental vacancy rate:

  • Principal residence licence: Available to an owner or tenant who lives in the unit. One per person.
  • Secondary property licence: For units that are not your home. A passed fire inspection is required.
  • Vacancy freeze: New secondary property licences are not issued while CMHC’s vacancy rate for the Regina CMA is below 3%. CMHC reported 2.7% in October 2025.
  • Building cap: In multi unit buildings with a shared entrance, no more than 35% of units can be licensed, and condo bylaws may be stricter.
  • Medium term option: Furnished stays of 30 days or more fall outside the short term rules and can serve medical staff, government contractors, and relocating workers.

Because licence availability depends on the latest CMHC survey, confirm the current position with the City before you buy any property on the strength of short term income.

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Knowledge Quiz: Regina Real Estate Investment

Open Quiz

5 quick questions on what you just learned about Regina investing

1) What is the minimum down payment on a rental property you will not live in?

Answer: B

Default insurance is not available on rental property you do not occupy, so lenders require at least 20% down. If you live in one unit of a suited home or small multiplex, insured financing with a lower down payment may be available.

2) For a standard landlord in Saskatchewan, how do rent increases work on a periodic tenancy?

Answer: C

Saskatchewan has no rent control, but timing is strict. Standard landlords give 12 months notice, with no increase in the first 18 months. Members in good standing of the Saskatchewan Landlord Association can give 6 months notice, with no increase in the first 12 months.

3) How many units can be built on a residential lot inside Regina’s Intensification Boundary?

Answer: A

Under The Regina Zoning Bylaw, 2019, up to four units can be built on a residential lot inside the Intensification Boundary and up to two outside it. Since September 2025 a backyard suite can share a lot with a secondary suite, within that cap. Development and building permits are still required.

4) According to the sample cash flow analysis, what makes the biggest difference to a Regina bungalow’s numbers?

Answer: D

The same home rents for about $1,850 unsuited and about $2,800 with a legal suite. That difference moves the property from roughly $850 a month negative to break even at 20% down.

5) Where do residential landlord and tenant disputes go in Saskatchewan?

Answer: B

The RTDRS is Alberta’s body. In Saskatchewan, notices, deposit claims, and applications for possession run through the Office of Residential Tenancies and its online portal.

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  • Deep knowledge of local pricing, rental yields, and neighbourhood dynamics
  • Guidance on financing, legal structure, and due diligence
  • Access to off-market and pre-market opportunities
  • Full transaction support from search through closing
  • Ongoing portfolio and property management referrals

Services Covered

  • Property sourcing and acquisition
  • Investment analysis and underwriting
  • Buyer representation
  • Market comparables and valuations
  • Short-term and long-term rental strategy
  • Value-add and renovation guidance
  • Legal and title referrals
  • Financing and lender connections
  • Property management referrals
  • Insurance and inspection referrals
  • Secondary suite and permit guidance
  • Exit strategy planning

Get Connected or Join Our Network

Looking for a local expert to help with your investment? Reach out and we will connect you with the right professional for your market and strategy.

Are you a real estate professional with a track record working with investors? We are always expanding our network of verified local experts.

Contact us at support@buildsandbuys.com

Ready to Invest in Regina?

Regina will not make you rich overnight, and it has never been a fast appreciation market. What it offers instead is something many investors undervalue: entry prices an ordinary investor can reach, rents that support real cash flow once a legal suite is added, zoning that now allows up to four units on inner city lots, and a government and Crown corporation employer base that keeps tenants paying through every commodity cycle. Investors who buy carefully, verify every permit, budget for PST and the higher 2026 mill rate, and plan rent increases around Saskatchewan’s timing rules have built durable portfolios here.

For further guidance, explore our Canadian Province guides, browse our expert articles, or follow our Step-by-Step Investment Guide.