Quick answer (April 2026)
The median rent in Saskatoon is between $1,460 and $1,532 depending on the data source, with a typical 1-bedroom at $1,299 to $1,390 and a 2-bedroom at $1,525 to $1,593. The CMHC vacancy rate for purpose-built rental apartments rose to 3.3% in 2025, up from 2.0% in 2024. Saskatoon CMA population reached 367,336 by July 2024, growing 4.1% year over year (one of the fastest CMA growth rates in Canada). Roughly 2,980 apartment and row-housing units were under construction as of late 2024, which explains most of the vacancy increase. BHP Jansen continues to drive specialized labour relocation through 2026.
This is a comprehensive 2026 rental market reference for Saskatoon property owners, renters, and investors. We pull the actual numbers from CMHC, the Saskatchewan REALTORS Association, Statistics Canada, the City of Saskatoon's Strategic Trends Report, and the major rental data providers (Zumper, Zillow, Apartments.com, Rentals.ca).
About this guide. GoodDoors is a Saskatchewan property management company with offices in Regina and Saskatoon. We have managed 600+ residential properties since 2017. For our Saskatoon-specific service page, see GoodDoors Saskatoon.Average rent in Saskatoon, April 2026
Saskatoon rent data varies by source because each one samples different listing platforms. Here is the current April 2026 picture across the four most-cited providers:
| Unit type | Zumper | Apartments.com | Zillow | Rentals.ca |
|---|---|---|---|---|
| Studio / Bachelor | $1,117 | $1,101 | $1,074 | not reported |
| 1-bedroom | $1,299 | $1,390 | $1,382 | not reported |
| 2-bedroom | $1,525 | $1,593 | $1,529 | not reported |
| 3-bedroom or larger | not reported | $1,860 | $2,055 | not reported |
| 4-bedroom | $3,300 | not reported | $2,550 | not reported |
| Median (all unit types) | $1,460 | $1,396 | $1,465 | $1,532 |
The practical takeaway for setting Saskatoon rent in 2026: a typical 1-bedroom lands at $1,300 to $1,400, a 2-bedroom at $1,500 to $1,600, and a 3-bedroom at $1,860 to $2,055. Newer buildings command the higher end. Older purpose-built and individually owned units rent below the listed averages.
If you are pricing a Saskatoon property right now, look at comparable units in your specific neighbourhood (Stonebridge and Willowgrove price differently than Riversdale or Pleasant Hill) and discount the listed average by 5 to 10% if your unit is more than 10 years old. Our setting the right rent guide walks through the comparable-market-analysis approach.
Rent versus the Saskatchewan provincial average
CMHC reports the Saskatchewan provincial average rent at $1,319 across all unit types, with 1-bedroom at $1,319, 2-bedroom at $1,525, and 3-bedroom at $1,816. Saskatoon sits above the provincial average across all unit types, reflecting Saskatoon's larger market and stronger demand fundamentals.
Saskatoon vacancy rate
The Canada Mortgage and Housing Corporation publishes the most reliable vacancy data through its annual Rental Market Report. For Saskatoon:
| Year | CMHC vacancy rate (purpose-built rental apartments) |
|---|---|
| 2024 | 2.0% |
| 2025 | 3.3% |
The jump from 2.0% to 3.3% is the largest single-year vacancy increase Saskatoon has seen in over a decade. Two things drove it. First, a wave of new purpose-built rental apartments came online in 2024 and 2025, faster than population growth could absorb. Second, newer buildings (built in the past three years) posted vacancy rates closer to 7% province-wide, well above the older purpose-built stock.
For owners of older Saskatoon buildings, the practical impact is mild. Older mid-market 1 and 2 bedroom units still rent quickly because they are priced below new construction. For owners of newly built units, the increased vacancy is a real signal to price competitively or offer move-in concessions.
Population growth in Saskatoon (Statistics Canada)
Saskatoon CMA population reached 367,336 as of July 1, 2024, an increase of 14,900 from July 2023 (year-over-year growth of 4.1%). That puts Saskatoon among the fastest-growing CMAs in Canada. The city outpaced its 5-year average annual increase of 10,089 since 2020 and far exceeded the 10-year average growth rate of 2.10%.
Sources: Statistics Canada population estimates, The Bull on CMA growth, Saskatoon Strategic Trends Report 2025.
The Saskatoon Region Home Builders Association projects continued growth to 374,852 persons by 2029, an implied 2.1% average annual rate from current levels. Most of the growth is driven by net international migration through Saskatchewan's Provincial Nominee Program and federal arrivals. Newcomers overwhelmingly rent before they buy, which sustains demand at the lower and middle of the price range.
Per the City of Saskatoon's Strategic Trends Report 2025, approximately 10% of Saskatoon's total population rented in the 2021 Census. That share will continue to grow through 2026 as new arrivals work through the typical 2 to 4 year rent-to-own transition window.
What is driving demand in Saskatoon
Saskatoon has stronger demand fundamentals than most Canadian rental markets. Four forces shape the picture:
BHP Jansen mine
The world's largest potash project ramps construction and operational hiring through 2026 and into the 2027 first-production target. Specialized labour relocates to Saskatoon, much of it on contract assignments that translate directly into rental demand. Jansen-related housing pressure is concentrated in the 1 and 2 bedroom segment closest to the airport corridor and in furnished short-term-stay inventory.
Population growth (above)
The 4.1% YoY CMA growth is materially higher than the national average and outpaces most prairie cities. International migration is the primary driver, and renters dominate the early years of newcomer settlement.
University of Saskatchewan
Roughly 26,000 students at the U of S create predictable late-summer rental demand around the start of the fall term. Properties near campus turn over reliably each August. This is concentrated demand, not market-wide, but it shapes rent in specific zones (College Park, Varsity View, City Park, Sutherland).
Provincial Nominee Program
Saskatchewan continues to draw skilled-worker immigration through the SINP. The Saskatchewan REALTORS Association consistently identifies population-driven housing demand as a primary factor in both Saskatoon and Regina markets through 2025 and into 2026.
What is coming online (new supply)
CMHC reports approximately 2,980 apartment and row-housing units under construction in Saskatoon as of late 2024. That is roughly three times the volume in Regina (1,003 units), reflecting Saskatoon's higher growth profile and the developer response to the 2.0% vacancy rate of 2024.
Most new supply has concentrated in the South and Southeast zones (Stonebridge, Brighton, Willowgrove, Rosewood, Evergreen). Older zones (Mayfair, Caswell, Riversdale, City Park, Sutherland) see less new construction and tighter vacancy as a result.
Purpose-built rental supply in Saskatoon grew approximately 4% in 2025, faster than 2024. That is the single biggest factor behind the vacancy rate jump. As units lease up through 2026, expect vacancy to stabilize but not return to the 2.0% level of 2024.
Saskatchewan REALTORS Association: where the purchase market sits
Although this guide focuses on rental, the purchase market shapes rental demand. When buying gets less affordable (or buyers hesitate), more households rent for longer.
Per the Saskatchewan REALTORS Association market statistics and January 2026 reporting:
| Metric | Value | Year over year |
|---|---|---|
| Saskatchewan provincial benchmark home price (Jan 2026) | $359,500 | +6% |
| Provincial sales (March 2026) | 1,256 | -1% YoY, +10% vs 10-year average |
| Regina benchmark home price (Jan 2026) | $330,600 | +6% |
That combination (affordable purchase prices, strong rental demand, increasing supply) is why Saskatoon continues to attract out-of-province investors and relocating families.
How Saskatoon compares
| Market | Median monthly rent (April 2026) | CMHC vacancy 2025 | CMA population (latest) |
|---|---|---|---|
| Saskatoon | ~$1,460 | 3.3% | 367,336 (Jul 2024) |
| Regina | ~$1,400 | 2.7% | (updated separately by StatCan) |
| Saskatchewan provincial average | $1,319 | not directly reported | (provincial total) |
| Canadian average | $1,949 to $2,005 | 3.1% | (national) |
For the Regina side, see our Regina rental market update for April 2026.
Affordability: rent-to-income in Saskatoon
The standard "30% rule" says a household should spend no more than 30% of gross monthly income on rent. At Saskatoon's median rent of around $1,460, that implies a household income of roughly $58,400 per year ($4,867 per month).
For a 1-bedroom at $1,299 to $1,390, the implied household income is $52,000 to $55,600 per year. For a 2-bedroom at $1,525 to $1,593, the implied income is $61,000 to $63,700 per year. Most full-time positions in Saskatoon's core sectors (BHP Jansen contractors, healthcare, U of S, agribusiness, mining services, and federal/provincial government) clear these thresholds for 1 and 2 bedroom rentals.
Studio and bachelor units are accessible at part-time and entry-level wages. Saskatoon's cost of living remains well below Vancouver, Calgary, and Toronto, which is why the city continues to attract relocators from those markets.
Seasonality patterns in Saskatoon
Rental demand in Saskatoon follows predictable seasonal patterns:
- March to May: spring move-up season. Demand picks up. Rent for newly listed units holds firm
- June to August: peak demand around end of fiscal year and pre-fall U of S student arrivals. The August window in particular is the highest-demand month of the year. Owners who list well-priced units in late July and August are most likely to fill quickly
- September to October: post-September lull. Listings priced too high in summer get repriced now
- November to February: slowest months. Vacancy on listings stretches longer. Rent flexibility is highest. Tenants moving in winter often have unusual circumstances (job relocation, eviction, lease break)
What this means for Saskatoon landlords
The 3.3% vacancy rate is still inside the healthy-market range, but the trend matters. The market shifted from undersupplied (2.0% in 2024) to balanced (3.3% in 2025) in a single year. Practical implications for Saskatoon owners in 2026:
- Tenant retention matters more than rent maximization. Replacing a quality tenant with a 30-day vacancy plus turnover costs typically wipes out 12 months of a $50/month rent increase
- New construction is your direct competitor. If your unit is older, lean into what newer builds cannot offer (mature trees, larger floorplates, established neighbourhood, established transit access). If your unit is newer, price competitively against the inventory delivering through 2026
- Saskatchewan does not have rent control (see our Saskatchewan rent increase law guide), but that does not mean increases should be aggressive. Modest annual increases at renewal with proper 12-month notice (or 6 months for SKLA / NPHPS members) tend to retain tenants better than large jumps every few years
- Document everything. With more units competing for tenants, applicant quality varies. A documented tenant screening process and proper move-in inspection are worth the time
- Lean on local data. Both GoodDoors and GoodDoors Saskatoon provide free rental analysis on Saskatoon properties. The same comparable-property data we use for clients is available to you on a no-obligation basis
What this means for Saskatoon renters
The shift to 3.3% vacancy is good for renters. More choice in newly built units, more landlords willing to offer concessions on newer buildings (free month, waived deposit, included parking), and slightly more leverage on price negotiation, especially in the Southeast and South zones where new supply is concentrated. Older neighbourhoods (City Park, Mayfair, Riversdale, Sutherland) remain tighter and competitive.
If you are searching now, check multiple rental platforms and prioritize buildings completed in the past 3 years where vacancy is highest. Move-in incentives are most likely there. For neighbourhoods worth considering, see our guide on best areas to live in Saskatoon.
What is new in 2026
Three things to watch through the rest of 2026:
- National rents are softening. Rentals.ca reports purpose-built rents nationally are down 3.9% year over year. Saskatoon has held its position so far, but if the national trend continues, rents in Saskatoon's newer buildings (the 7% vacancy segment) could see modest declines or longer concession periods
- BHP Jansen approaches first production in 2027. Construction-phase rental demand peaks through 2026. Project staff turnover and contractor housing decisions will continue to influence 1 and 2 bedroom demand near the city
- CMHC publishes the 2026 Rental Market Report in December 2026. That will give the next definitive vacancy and rent snapshot. Until then, the 2025 figures are the most current ground truth
- Whether Saskatoon's vacancy stabilizes around 3% or continues climbing as the 2,980 under-construction units finish delivery
- Whether population growth holds at the 4%+ pace
- Whether the rent gap to the Canadian average widens (national softening + Saskatoon stability) or narrows
Where the data does not yet exist
For transparency: CMHC's 2025 Rental Market Report does not publicly disaggregate Saskatoon rent by neighbourhood zone, by exact year built, or by structure type (apartment vs row house) at the level of detail some other major Canadian cities receive. CMHC's Housing Market Information Portal and the 2025 Saskatoon Rental Market Report data tables carry the underlying tables, and we'll update this article when the 2026 edition publishes in December.
Statistics Canada provides Saskatoon CMA-level population and migration data through its data tables, with population estimates updated quarterly and detailed migration tables released annually.
Frequently Asked Questions
What is the average rent in Saskatoon in 2026?
Across the major rental data providers, the median rent in Saskatoon in April 2026 is $1,460 (Zumper) to $1,532 (Rentals.ca). A studio averages around $1,074 to $1,117. A 1-bedroom is $1,299 to $1,390. A 2-bedroom is $1,525 to $1,593. A 3-bedroom averages around $1,860 to $2,055.
What is the vacancy rate in Saskatoon?
Per the CMHC 2025 Rental Market Report, the Saskatoon vacancy rate for purpose-built rental apartments rose to 3.3% in 2025, up from 2.0% in 2024. The increase reflects a wave of new purpose-built rental supply delivering faster than population could absorb.
What is the population of Saskatoon in 2026?
Saskatoon CMA population reached 367,336 as of July 1, 2024, an increase of 14,900 (4.1%) from July 2023 per Statistics Canada. Saskatoon Region Home Builders Association projects continued growth to 374,852 by 2029.
Are housing prices going down in Saskatoon?
Saskatoon rents have stayed relatively stable in 2025-2026 even as vacancy increased. The national rental market is softening, with Rentals.ca reporting purpose-built rents down 3.9% year over year nationally. Saskatoon has not seen the same drop, but newer buildings (built in the past 3 years) are pricing more aggressively to fill units. Sale prices have been growing approximately 6% year over year province-wide.
Is Saskatoon a cheap city to rent in?
Saskatoon is roughly 25% below the Canadian average rent of $1,949 to $2,005. It is more affordable than Calgary, Edmonton, Winnipeg, or any major Canadian metro. Within Saskatchewan, Saskatoon is slightly more expensive than Regina but the difference is small.
How does Saskatoon rent compare to Regina?
Saskatoon median rent is approximately $1,460 vs Regina's $1,400. Saskatoon vacancy is 3.3% (up from 2.0%); Regina vacancy is 2.7% (flat from 2024). For comparable 1 or 2 bedroom units, Saskatoon prices are 3 to 6% higher than Regina.
What income do I need to afford rent in Saskatoon?
Using the standard 30% of gross income rule, the median Saskatoon rent of $1,460 implies a household income of approximately $58,400 per year. A 1-bedroom at $1,299 implies $52,000 per year, and a 2-bedroom at $1,525 implies roughly $61,000 per year. Most full-time positions in Saskatoon's core sectors clear these thresholds.
What is the 30% rent rule in Canada?
The 30% rent rule is the long-standing affordability guideline that a household should spend no more than 30% of gross monthly income on housing costs (rent or mortgage). At Saskatoon's median rent of $1,460, that implies a gross household income of about $58,400 per year. Households spending more than 30% on rent are considered cost-burdened.
When is the next CMHC rental market report?
CMHC publishes its annual Rental Market Report in December. The 2026 edition will cover full-year 2026 data and is expected in December 2026.
Sources
- CMHC Rental Market Report 2025
- CMHC 2025 Saskatoon data tables
- Statistics Canada: Population estimates table 17-10-0148-01
- Saskatchewan REALTORS Association: Market Statistics
- Saskatchewan Landlord Association: 2025 vacancy summary
- City of Saskatoon: Strategic Trends Report 2025
- Saskatoon Region Home Builders Association: 2025 outlook
- Zumper: Saskatoon rent research
Related Resources
Main service pages- GoodDoors Saskatoon: our Saskatoon office and Saskatoon-specific services
- GoodDoors: our Regina office and main services
- Regina Rental Market Update April 2026
- Setting the Right Rent in Regina
- Saskatchewan Rent Increase Law
- Landlord-Tenant Rights in Saskatchewan
- Property Management Fees in Saskatchewan
- Rental Management Services
- Tenant Screening Services
- Eviction Laws in Saskatchewan
- Security Deposit Saskatchewan
- Normal Wear and Tear
- Find Apartments for Rent in Saskatoon
- Best Areas to Live in Saskatoon
- Pet-Friendly Rentals in Saskatoon
