Introduction
Vancouver is consistently ranked among the world’s most livable citiesβand also among its least affordable. The city of Vancouver proper has a population of approximately 675,000, while Metro Vancouver encompasses 2.6 million residents across 21 municipalities stretching from West Vancouver to Langley. Nestled between the Pacific Ocean, coastal mountains, and the US border, Vancouver’s stunning natural setting creates both its appeal and its fundamental constraint: a severe limitation on developable land.
The Vancouver economy has evolved from its resource extraction roots (forestry, mining) into a diversified service economy. Today, the metropolitan area serves as Canada’s Pacific gateway, hosting the country’s largest port, significant film and television production (earning its “Hollywood North” moniker), a growing technology sector, and substantial tourism and real estate industries. However, unlike Toronto’s concentration of corporate headquarters and financial services, Vancouver lacks a dominant high-income industry cluster, creating a persistent mismatch between moderate incomes and extreme housing costs.
Understanding Vancouver income percentiles is crucial because raw income numbers obscure the city’s affordability crisis. A $75,000 salary that would provide comfortable middle-class living in Calgary or Halifax may leave a Vancouver resident unable to afford even a modest condo. This page contextualizes what incomes actually mean in Canada’s most expensive housing market.
Vancouver income percentile table
| Percentile | Individual Income |
|---|---|
| 10th | $5,200 |
| 20th | $16,500 |
| 25th | $20,200 |
| 30th | $23,300 |
| 40th | $30,600 |
| 50th | $39,100 |
| 60th | $49,100 |
| 70th | $61,300 |
| 75th | $68,900 |
| 80th | $78,200 |
| 90th | $111,900 |
| 95th | $145,900 |
| 99th | $150,000+ |
Source: Statistics Canada Table 98-10-0064, 2020 income year (2021 Census). Values are interpolated from published $5,000-wide income brackets, not exact published percentiles. StatCan’s own published median for the same population is $40,800, versus this table’s interpolated $39,100, a normal margin for bracket interpolation. The 99th percentile reflects the floor of the open-ended “$150,000 and over” bracket, not a precise estimate.
Based on Statistics Canada 2021 Census data for Vancouver CMA. Note: These figures represent the Census Metropolitan Area including Vancouver proper, Burnaby, Richmond, Surrey, and surrounding municipalities.
Vancouver income statistics
| Metric | Individual |
|---|---|
| Median Total Income | $44,800 |
| Average Total Income | $63,200 |
Source: Statistics Canada Table 11-10-0238, 2024 tax year.
| Metric | Household |
|---|---|
| Median Income (2020) | $79,500 |
Median household income is from Statistics Canada’s 2021 Census, Focus on Geography Series, “Median after-tax income of households,” Vancouver (CMA), 2020 reference year. StatCan does not publish top 10%/top 1% household-income thresholds at the CMA level, so none are shown here. See our Vancouver household income guide for the full household-income breakdown.
The gap between median ($44,800) and average ($63,200) individual income reflects Vancouver’s inequality, high earners in tech, executive positions, and certain professions pull averages up while the typical worker earns far less. Vancouver’s median household income ($79,500, 2020) is notably lower than Toronto’s ($85,000), reflecting the absence of a dominant financial sector.
Historical income trends in Vancouver
Vancouver’s economic history traces from natural resources through to today’s diversified service economy.
Key economic turning points:
- 1986: Expo 86 transformed Vancouver’s global image and sparked urban development
- 1997-1999: Hong Kong handover brought significant investment and immigration
- 2000: Tech boom brought first wave of significant tech employment
- 2008-2009: Financial crisis briefly cooled housing but recovery came quickly
- 2010: Winter Olympics elevated Vancouver’s international profile
- 2015-2019: Foreign buyer taxes and speculation taxes attempted to cool housing
- 2020-2021: Pandemic impacted tourism heavily; tech sector grew
- 2022-2025: Housing remains extreme despite cooling measures; tech maturing
| Year | Median Individual Income | β 2026 (Individual) | Median Household Income | β 2026 (Household) | Notable Events |
|---|---|---|---|---|---|
| 2000 | $26,000 | $46,300 | $48,000 | $85,500 | Resource economy transitioning |
| 2005 | $29,000 | $46,000 | $54,000 | $85,700 | Pre-Olympics building boom |
| 2010 | $33,000 | $48,100 | $62,000 | $90,400 | Winter Olympics year |
| 2015 | $37,000 | $49,600 | $68,000 | $91,200 | Foreign buyer surge |
| 2020 | $40,000 | $49,600 | $73,000 | $90,500 | Pandemic tourism crash |
| 2024/2020* | $44,800 | $47,300 | $79,500 | $98,600 | Current baseline |
The β2026 columns adjust purely for inflation (StatsCan CPI) and are not new income data. *Individual income is 2024 (StatCan); household income is 2020 (2021 Census) – these are different data vintages shown together for trend context only.
Unlike Toronto, where finance sector growth drove income gains, Vancouver’s income growth has been modest. Housing prices have grown 5-7x faster than incomes over the past 25 years.
Income by age group in Vancouver
| Age Group | Median Income | Average Income |
|---|---|---|
| 15 to 24 years | $15,600 | $20,800 |
| 25 to 34 years | $49,600 | $59,600 |
| 35 to 44 years | $63,100 | $82,600 |
| 45 to 54 years | $66,300 | $89,900 |
| 55 to 64 years | $56,700 | $79,100 |
| 65 years and over | $37,700 | $57,000 |
Source: Statistics Canada Table 11-10-0239, 2024 tax year, total income (all sources), excluding individuals with zero income.
Vancouver’s age-income curve peaks in the 45-54 range, though the peak is less pronounced than in Toronto. This reflects Vancouver’s economy having fewer senior management positions and executive roles. Young adults in Vancouver earn significantly less than their Toronto counterparts, making early homeownership virtually impossible for most.
Income by gender in Vancouver
| Metric | Men | Women | Gap |
|---|---|---|---|
| Median total income | $54,100 | $41,100 | 24% |
| Average total income | $76,600 | $54,700 | N/A |
| Median full-year full-time employment income | $74,500 | $68,000 | 8.7% |
Source: Statistics Canada Tables 11-10-0239 and 11-10-0240, 2024 tax year. Total income includes all income sources for anyone with a positive income; full-year full-time employment income compares only workers employed full-time for the full year, a cleaner apples-to-apples comparison since it controls for hours and weeks worked.
Vancouver’s gender income gap (24% on total income, 8.7% on full-time employment income) is roughly average for Canadian cities on the total-income measure, though notably narrower once hours and weeks worked are controlled for. The gap is smallest in public sector roles (education, healthcare, government) where unionization and pay scales create more equity, and largest in private sector industries like technology and natural resources where men dominate higher-paying technical and management roles.
Key industries driving Vancouver incomes
Vancouver’s economy is anchored by technology (Amazon, Microsoft, SAP, EA, Hootsuite), film and television production (“Hollywood North”), port and logistics (Port of Vancouver, Canada’s largest), and natural resources company headquarters (Teck and other mining firms). StatCan does not publish reliable median-income-by-industry breakdowns at the CMA level, so no per-industry dollar figures are shown here.
Vancouver vs BC and national comparison
| Percentile | Vancouver CMA | British Columbia | Canada | Vancouver CMA vs British Columbia | Vancouver CMA vs Canada |
|---|---|---|---|---|---|
| 25th | $20,200 | $21,000 | $21,200 | -$800 | -$1,000 |
| 50th | $39,100 | $39,500 | $39,500 | -$400 | -$400 |
| 75th | $68,900 | $67,700 | $67,000 | +$1,200 | +$1,900 |
| 90th | $111,900 | $105,600 | $103,000 | +$6,300 | +$8,900 |
| 99th | $150,000+ | $150,000+ | $150,000+ | N/A | N/A |
Source: Statistics Canada Table 98-10-0064, 2020 income year (2021 Census), interpolated from published income brackets. The 99th percentile is the floor of the open-ended “$150,000 and over” bracket for all three geographies, so no meaningful difference can be computed at that row.
Vancouver’s individual incomes are actually slightly below both the British Columbia and national averages through the lower half of the distribution, but pull ahead at the 75th and 90th percentiles. This split reflects Vancouver’s own dual economy: a large, moderate-income service and hospitality base sitting beneath a smaller cluster of high-paying tech and executive roles.
Cost of living in Vancouver
Vancouver’s cost of living, driven primarily by housing, is the highest in Canada and among the highest in North America.
Housing costs
| Housing Type | Average Price/Rent | Monthly Cost | Income Needed (30% rule) |
|---|---|---|---|
| Detached house | $1,950,000 | $10,500/month (mortgage) | $420,000 |
| Townhouse | $1,100,000 | $5,950/month | $238,000 |
| Condo (downtown) | $780,000 | $4,250/month | $170,000 |
| Condo (suburban) | $620,000 | $3,400/month | $136,000 |
| Rent: Studio/Bachelor | - | $2,100/month | $84,000 |
| Rent: 1-bedroom | - | $2,500/month | $100,000 |
| Rent: 2-bedroom | - | $3,300/month | $132,000 |
| Rent: 3-bedroom | - | $4,200/month | $168,000 |
Mortgage calculations assume 20% down payment, 5.5% interest rate, 25-year amortization, plus property taxes and strata fees.
Price-to-income ratios
| Metric | Vancouver | Toronto | Montreal | Calgary |
|---|---|---|---|---|
| Avg home price (2026) / Median household income (2020) | 13.7x | 11.9x | 9.0x | 7.2x |
Ratios use each city’s July 2026 MLS HPI benchmark home price against Statistics Canada’s 2020 median after-tax household income (2021 Census) – see the Vancouver household income guide for the underlying figures. This should be read as directional rather than precise, since the income figure predates several years of wage growth.
Vancouver’s roughly 13.7x price-to-income ratio is the worst among the cities we track and ranks among the most unaffordable in the world, comparable to Hong Kong and Sydney.
Other living costs
| Category | Vancouver | National Average | Difference |
|---|---|---|---|
| Groceries | 108 (index) | 100 | +8% |
| Transportation | 112 | 100 | +12% |
| Healthcare | 100 | 100 | 0% |
| Utilities | 95 | 100 | -5% |
| Overall (ex-housing) | 106 | 100 | +6% |
Non-housing costs in Vancouver are moderately higher than average, though mild weather keeps heating costs low.
Income inequality in Vancouver
Vancouver exhibits significant income inequality that manifests in stark geographic divides.
Gini coefficient: Vancouver’s Gini coefficient is approximately 0.44, slightly below Toronto but above the national average of 0.42.
Income varies dramatically by neighbourhood across Metro Vancouver – the British Properties, Shaughnessy, and Point Grey are among Canada’s most affluent areas, while the Downtown Eastside (DTES) remains Canada’s most concentrated area of poverty, just kilometres away. This extreme proximity of wealth and poverty is a defining characteristic of Vancouver, though StatCan does not publish household income at the neighbourhood level, so no specific per-neighbourhood figures are shown here.
Future economic outlook for Vancouver
Growth industries:
- Technology: Continued expansion, especially in AI, gaming, and enterprise software
- Clean technology: BC’s resources and hydroelectric power support green tech
- Life sciences: Growing biotech sector leveraging UBC research
- Film production: Stable with ongoing US production demand
Challenges:
- Housing costs driving talent away, especially young workers
- Competition from other tech hubs (Toronto, Austin, etc.) with better affordability
- Limited supply of commercial/industrial land for expansion
- Climate risks (flooding, wildfires) affecting insurance and development
Population projection: Metro Vancouver expected to reach 3.3 million by 2041, adding infrastructure and housing pressure.
Income outlook: Vancouver incomes projected to grow 2-3% annually, continuing to lag housing costs. The city may increasingly bifurcate between high earners who can afford ownership (often with family help) and renters with limited wealth accumulation potential.
Improving your income in Vancouver
High-demand occupations
| Occupation | Median Salary | Growth Outlook | Entry Path |
|---|---|---|---|
| Software developer | $92,000 | Strong | CS degree, bootcamp |
| DevOps engineer | $105,000 | Strong | IT experience, certifications |
| Visual effects artist | $70,000 | Moderate | Art/design training, portfolio |
| Registered nurse | $80,000 | Strong | Nursing degree |
| Electrician | $72,000 | Strong | Apprenticeship |
| Project manager | $82,000 | Moderate | PMP certification |
| Data analyst | $68,000 | Strong | Stats/business degree |
| Physician/specialist | $250,000+ | Stable | MD + residency |
Education institutions
- University of British Columbia (UBC): Top Canadian university; strong computer science, engineering, Sauder business school
- Simon Fraser University (SFU): Strong co-op programs, business, tech
- British Columbia Institute of Technology (BCIT): Applied tech, trades, engineering technology
- Emily Carr University: Design, digital media, visual arts
- Langara College: Transfer programs, applied studies
- Vancouver Film School: Film, animation, game design
Career strategies for Vancouver
- Target tech: Highest income potential; significant employer demand
- Consider trades: Electricians, plumbers, and construction trades earn well given housing demand
- Remote work advantage: Work for Toronto/US companies while living in Vancouver (or cheaper Fraser Valley)
- Film industry: Highly competitive but can be lucrative; requires networking and portfolio
- Accept long commute: Surrey and Langley offer better affordability; SkyTrain expansion helps
Lifestyle factors and income decisions
Vancouver uniquely attracts residents who accept lower real incomes for lifestyle benefits:
Climate premium: Vancouver’s mild winters and outdoor recreation access lead many workers to accept 10-20% lower salaries than they could earn elsewhere. This is particularly pronounced among workers relocating from colder provinces or the US.
Brain drain and retention:
- Senior tech workers often relocate to US for significantly higher compensation
- Healthcare professionals frequently move to Alberta for higher salaries and lower taxes
- Some professions (teachers, nurses, social workers) cannot afford to live where they work
Quality of life trade-offs:
| Factor | Vancouver Advantage | Vancouver Disadvantage |
|---|---|---|
| Climate | Mildest in Canada | Rain, wildfire smoke |
| Outdoors | Mountains, ocean | Crowds on trails |
| Housing | Quality stock | Extremely expensive |
| Income | Decent wages | Poor income-to-housing ratio |
| Transit | Good SkyTrain | Still car-dependent suburbs |
Living on different income levels in Vancouver
| Income Level | Lifestyle | Housing | Savings Potential |
|---|---|---|---|
| $44,800 (median) | Struggling | Shared basement suite | None |
| $60,000 | Basic, careful budget | Small rental | Minimal |
| $80,000 | Modest but manageable | 1-bedroom apartment | Limited |
| $100,000 | Comfortable renting | Nice 1-bed apartment | Moderate |
| $150,000 | Good quality of life | Condo ownership possible | Good |
| $200,000+ | Upper-middle | Townhouse ownership | Strong |
Vancouver’s median earner faces Canada’s most challenging affordability situation, a $44,800 income provides a lower standard of living than the same income would in virtually any other Canadian city.
Related pages
Sources
The figures and rules on this page come from these sources, last checked against them on September 24, 2026. How we check facts.
- Statistics Canada: Consumer Price Index, annual average, not seasonally adjusted
- Statistics Canada: Document