What it costs to buy a home in West Vancouver
Rates checked 2 October 2026 · next review January 2027On a $1,400,000 West Vancouver apartment, a buyer who does not qualify for an exemption pays $26,000 in property transfer tax on completion. On a $3,800,000 house it is $108,000, because the rate rises to 3% above $2 million and a further 2% applies above $3 million. On top of that come legal fees, an inspection, insurance and a property tax adjustment, and before any of it, a down payment of at least 20% on anything priced at $1.5 million or more.
Tax rates, exemptions and thresholds change, and some are already scheduled to change in 2027. Everything below is subject to change. Confirm with the people who collect the money before you budget.
| Province of BC, property transfer tax | 1-888-841-0090 · 236-478-1593 · PTTENQ@gov.bc.ca |
| District of West Vancouver, Finance (property tax) | 604-925-7032 · water@westvancouver.ca |
| District of West Vancouver, main line | 604-925-7000 · info@westvancouver.ca |
- Property transfer tax is the big one. The buyer pays it on completion: 1% on the first $200,000, 2% up to $2,000,000, 3% above that, and a further 2% on residential value above $3,000,000.
- First-time buyers pay no transfer tax on the first $500,000 only if the home is worth $835,000 or less. Few West Vancouver homes are.
- Down payment is at least 20% at $1,500,000 and above. Below that it is 5% of the first $500,000 and 10% of the rest.
- Foreign buyers pay an additional 20% property transfer tax in Metro Vancouver, which includes West Vancouver.
- New homes carry 5% GST. First-time buyers can get it back in full up to $1,000,000, and in part up to $1,500,000.
Property transfer tax at West Vancouver prices
The tax is worked out on the fair market value, which is normally the price you pay. These figures assume no exemption applies and the whole home is residential.
| Price | How it is worked out | Tax |
|---|---|---|
| $1,000,000 | 1% of $200,000 + 2% of $800,000 | $18,000 |
| $1,400,000 | 1% of $200,000 + 2% of $1,200,000 | $26,000 |
| $2,000,000 | 1% of $200,000 + 2% of $1,800,000 | $38,000 |
| $3,000,000 | $38,000 + 3% of $1,000,000 | $68,000 |
| $3,800,000 | $38,000 + 3% of $1,800,000 + a further 2% of $800,000 | $108,000 |
| $5,000,000 | $38,000 + 3% of $3,000,000 + a further 2% of $2,000,000 | $168,000 |
Rates from the Province of British Columbia. The transfer tax is due when the title is registered, which your lawyer or notary does on completion day.
The exemptions, and why most of them miss West Vancouver
First-time home buyers
If the home is worth $835,000 or less, a first-time buyer pays no transfer tax on the first $500,000 of the price, a saving of up to $8,000. Between $835,000 and $860,000 the exemption shrinks to nothing. You must be a Canadian citizen or permanent resident, have lived in BC for the year before you register or filed two BC tax returns in the last six years, and never have owned a principal residence anywhere in the world.
Newly built homes
A newly built home worth less than $1,100,000 can be fully exempt, which is up to $20,000. The exemption falls to nothing at $1,150,000. In West Vancouver that mostly means smaller new apartments.
Foreign buyers
Foreign nationals, foreign corporations and taxable trustees pay an additional 20% transfer tax on residential property in Metro Vancouver. On a $3,800,000 house that is another $760,000.
Your down payment
| Price | Minimum down payment | Amount |
|---|---|---|
| $1,000,000 | 5% of $500,000 + 10% of $500,000 | $75,000 |
| $1,400,000 | 5% of $500,000 + 10% of $900,000 | $115,000 |
| $1,500,000 | 20% of the price | $300,000 |
| $3,800,000 | 20% of the price | $760,000 |
Below 20% you also need mortgage default insurance, and the premium is added to the mortgage. Your lender or broker can tell you the premium for your numbers.
Everything else, line by line
| Cost | Who pays | When | How much |
|---|---|---|---|
| Deposit | Buyer | As the contract says, usually soon after acceptance | Part of your down payment, not an extra cost |
| Home inspection | Buyer | Before you remove subjects | Ask two inspectors for a quote |
| Strata documents (apartments) | Buyer | Before you remove subjects | Ordered from the strata manager |
| Lawyer or notary | Buyer | Completion | Usually a flat fee plus disbursements; get it in writing |
| Property transfer tax | Buyer | Completion | See the table above |
| Property tax adjustment | Split by date | Completion | You repay the seller for the days you own the home if they already paid the year |
| Home insurance | Buyer | In place for completion | Your lender will ask for proof |
| GST (new homes only) | Buyer | Completion | 5%, with the first-time buyer rebate where it applies |
West Vancouver’s 2026 property tax was due on 2 July 2026, so a home that completes in the second half of the year usually involves a credit to the seller. Your lawyer works out the exact figure on the statement of adjustments.
After you own it: two taxes that change in 2027
West Vancouver is one of the areas covered by the speculation and vacancy tax. Most owners who live in their home owe nothing, but every owner still has to make the declaration each year. From the 2027 tax year the rate for foreign owners and untaxed worldwide earners rises from 3% to 4%.
The additional school tax on expensive homes also rises from the 2027 tax year: from 0.2% to 0.3% on the value between $3 million and $4 million, and from 0.4% to 0.6% on the value above $4 million. At West Vancouver house prices, that affects a lot of buyers.
These are general figures, not tax or legal advice for your purchase. Confirm the transfer tax with the Province on 1-888-841-0090, the property tax with West Vancouver Finance on 604-925-7032, and the exact numbers with your lawyer or notary before you remove subjects.
- Province of British Columbia, Property transfer tax (rates and contacts). Checked 2 October 2026.
- Province of British Columbia, First time home buyers’ exemption. Checked 2 October 2026.
- Province of British Columbia, Newly built home exemption amounts. Checked 2 October 2026.
- Province of British Columbia, Additional property transfer tax. Checked 2 October 2026.
- Financial Consumer Agency of Canada, How much you need for a down payment. Checked 2 October 2026.
- Canada Revenue Agency, First-time home buyers’ GST/HST rebate. Checked 2 October 2026.
- Province of British Columbia, Taxable areas for the speculation and vacancy tax. Checked 2 October 2026.
- BC Budget 2026, Backgrounder 3: tax measures. Checked 2 October 2026.
- District of West Vancouver, Taxes and utility fees. Checked 2 October 2026.