If you have been watching Canada’s market over the past year you have probably seen a change. Vacancy rates are going up. Rent prices are easing. Units that once filled in a day are now empty for weeks. Several reasons explain this shift. The most important is the big drop in international student enrollment. The way international students rent in Vancouver, Edmonton and Calgary has changed a lot. Landlords who notice this change can adjust and succeed.
In 2026 international student enrollment in Canada fell 26 percent in the 2025-26 year. New arrivals in the first three months of 2026 were down 79 percent compared to 2024. In this guide we will walk through what’s happening in each of these three markets how the decline is reshaping rental demand and what landlords can do to attract the international students who are still coming.
The Big Picture: What's Driving the Decline
Before we look at each city let us give you the picture. The government’s 2026-2028 Immigration Levels Plan cut new temporary resident arrivals from 673,650 in 2025 to 385,000 in 2026a 43 percent reduction. International student permits alone dropped by half. Study permit holders fell sharply by March 2026.
This is not a temporary change. It is a shift that is changing rental markets across the country. The average asking rent reached $2,008 in March 2026 down 5.3 percent from the year marking the 18th straight month of year-over-year declines. Units that were often occupied by students and temporary workers are no longer in the same demand. For landlords who have relied on students renting in Vancouver, Edmonton and Calgary this means adapting to a new reality.
Vancouver: The Hardest Hit Market
Vancouver is the market that feels the impact strongly. Lower international student enrollment has tightened British Columbia’s market. The population drop is directly tied to international students. Vancouver, close to universities such as UBC and SFU, has long attracted international students. In 2026 that flow has slowed to a trickle.
For landlords who want to attract students the environment has changed. In 2026 the total cost of housing in Vancouver for students usually falls between $975 and $1,900 a month depending on the type of accommodation and the neighborhood. On‑campus housing at Vancouver universities costs about CAD 1,000 to 1,800 per month. Private rentals must therefore be priced competitively. Must stand out.
How can you attract students in this market?
Listings that specifically target students, such as the one at 2780 48th Avenue E described as “Perfect for clean responsible tenants and international students” become more common. When you market to students renting in Vancouver be clear about your target audience highlight proximity to transit and universities and consider flexible lease terms. Some listings state preferences like “Prefer female International Student” to attract specific groups.
Edmonton: A More Resilient Market
Edmonton tells a different story. While the national decline in students has touched the city Edmonton’s rental market has shown more resilience. Purpose-built one‑bedroom units in Edmonton average $1,230 to $1,480 per month (up about 4 to 6 percent year over year). On‑campus housing at MacEwan University for 2026-2027 costs $886 to $1,062 per month all‑in.
Edmonton offers options for international students renting in Edmonton. Purpose‑built student housing like 1Ten on Whyte provides furnished studios, bachelor, 2‑bed 3‑bed and 4‑bed suites with everything included, heat, utilities and a welcoming community for local and international students. Leases are flexible ranging from 3 to 15 months.
Homestays also form a part of the Edmonton market
One host family calls themselves “an experienced host family who genuinely enjoy sharing our space and culture especially with international students and travellers.” Another host, a couple with three years of experience hosting international university students offers rooms on the main floor and basement.
For landlords in Edmonton the plan is different. Although the number of students has dropped the students who come are often looking for specific experiences, community, cultural exchange and affordability. If you can present your property as offering these things you can still attract international students renting in Edmonton.
Calgary: The Middle Ground
Calgary sits between Vancouver’s decline and Edmonton’s relative stability. The city still draws students but competition for tenants has grown stronger. Properties near the University of Calgary and SAIT remain sought after. Private rooms near the University District list for $1,150 to $1,217 per month. All‑inclusive living options like Encore at the University District advertise “heat, water, electricity and high‑speed internet included” to appeal to students who want costs.
The homestay market in Calgary is also active
One host family says they have ” experience hosting international students and understand the importance of a safe quiet and supportive living environment.” Another listing targets “.
For landlords, the key to attracting students renting in Calgary is differentiation. With fewer students overall you must offer something that stands out, whether that is all‑inclusive pricing, proximity to campus, a community environment or flexible lease terms. Listings that read “Student or “Perfect for students looking for temporary accommodation” are more likely to catch attention.
What Landlords Need to Know Going Forward
The landscape of students renting in Vancouver, Edmonton and Calgary has changed a lot. The era of guaranteed student tenants is over. Landlords who want to succeed in this segment must adapt. International students are now more selective. They have options. If your property does not offer value, convenience or community they will look elsewhere.
My advice? First be clear in your marketing. Use keywords like ” students,” “student‑friendly,” and “near university.” Second offer all‑inclusive pricing. Students value predictability. Third consider lease terms. Many students need 3 to 8 month leases, not 12‑month commitments. Fourth build relationships with universities and student organizations. They can be a source of referrals. Fifth, create a sense of community. Students far from home value environments.
Conclusion
The days of assuming international students will fill your units are over. That does not mean the market has disappeared. International students are still coming to Canada, in smaller numbers. The students who do arrive are more selective, more budget‑conscious and more likely to search for community environments. By understanding the dynamics of each city, Vancouver’s premium pricing, Edmonton’s homestay culture, Calgary’s middle‑ground positioning, you can position your property to attract international students renting in Vancouver, Edmonton and Calgary. The students are still there. You only need to know how to find them.
Frequently Asked Questions (FAQs)
The all‑in cost of housing in Vancouver for students in 2026 usually ranges from $975 to $1,900 per month depending on the type of accommodation and the neighborhood.
International student enrollment in Canada fell 26 percent during the 2025-26 year. New international student arrivals in the first three months of 2026 were down 79 percent compared to 2024.
Purpose‑built one‑bedroom units in central Edmonton average between $1,230 and $1,480 per month, up about 4 to 6 percent year over year.
Edmonton offers options for international students renting in Edmonton including purpose‑built student housing with flexible leases of 3 to 15 months homestays with host families and on‑campus residences.
The government’s 2026-2028 Immigration Levels Plan cut temporary resident arrivals from 673,650 in 2025 to 385,000 in 2026, a 43 percent reduction. International student permits dropped by half.
Co-Founder & Director
Hafil Perincheeri is an engineer-turned-realtor, investor, and builder based in Calgary, Canada. As Co-Founder and Director of Greencasa, he specializes in home flips, property development, and investment strategies. Since 2019, he has guided clients in home buying, multifamily investing, and financing options like CMHC and MLI Select, ensuring transparent, informed decisions.