Cap Rate Calculator Saskatchewan
A $280,000 purchase at $1,548 a month is a 4.57% cap after 3.3% vacancy.
Use in-place rent unless the unit is vacant and you can legally reprice it.
CMHC October 2025 Saskatoon CMA. Condo vacancy stayed well below purpose-built. Last verified October 1, 2025.
Starter assumption of 1.05% of value. Saskatoon and Regina mill rates differ — use the tax notice.
Leave at 0 if you self-manage. 8% is a typical third-party fee.
Cap rate
4.57%
Gross yield
6.63%
Expense ratio
28.8%
Cap rate is $12,794 of NOI on a $280,000 price. It does not include mortgage payments, land transfer tax, or closing costs. No provincial rent cap.
No land transfer tax, a still-tight Regina, and a Saskatoon market that eased more than expected. The cap rate gap versus Toronto is mostly the price, then the tax.
A $280,000 purchase rented at $1,548 a month, with 3.3% vacancy, produces $12,794 of NOI — a 4.57% cap rate. Vacancy last verified October 1, 2025.
How the Saskatchewan cap rate is built
Gross rent $18,576, minus $613 of vacancy, minus $5,169 of operating costs, leaves $12,794 of NOI. Divide by $280,000.
- The $1,548 rent is CMHC's October 2025 purpose-built two-bedroom average for Saskatoon. Regina's was $1,473.
- Title registration is 0.4% of value above $6,300 — a closing cost, not an operating expense.
Vacancy in Saskatoon CMA
Saskatoon's purpose-built vacancy rose to 3.3% in 2025 from 2.0%. Regina held at 2.7%, below its 10-year average. The preload is Saskatoon; drop vacancy to 2.7 if the building is in Regina.
No provincial rent cap
Saskatchewan does not set an annual percentage cap on private residential rents. Proper notice still applies. NOI can reprice at turnover, which makes the vacancy field the binding constraint rather than a guideline.
Saskatchewan cap rate FAQs
What is a typical cap rate in Saskatchewan?
On a $280,000 Saskatoon CMA two-bedroom rented at $1,548 a month, with 3.3% vacancy, the cap rate is 4.57%. That is $12,794 of NOI. Change the rent to the amount on the actual rent roll.
How is cap rate calculated in Saskatchewan?
Cap rate is NOI divided by purchase price. In Saskatchewan, NOI starts with the Saskatoon CMA two-bedroom sitting rent, minus 3.3% vacancy, property tax, insurance, and maintenance. The mortgage and land transfer tax are not in the number.
Is there rent control in Saskatchewan?
Saskatchewan does not set an annual percentage cap on private residential rents. Proper notice still applies. NOI can reprice at turnover, which makes the vacancy field the binding constraint rather than a guideline.
What vacancy rate should I use in Saskatchewan?
Saskatoon's purpose-built vacancy rose to 3.3% in 2025 from 2.0%. Regina held at 2.7%, below its 10-year average. The preload is Saskatoon; drop vacancy to 2.7 if the building is in Regina.
Does the Saskatchewan cap rate include land transfer tax?
No. Cap rate is unlevered operating income over price. Saskatchewan land transfer tax or registration fees are cash on closing and belong in cash-on-cash, not here.
Cap rate calculators for other provinces
Sources
- CMHC 2025 Rental Market Report (Saskatoon vacancy 3.3%, Regina 2.7%)Saskatchewan, last verified October 1, 2025
This calculator is an estimate for planning. Cap rate turns on the rent you can legally collect, empty months, and the tax bill — none of which a national average replaces. Confirm against the rent roll and the latest assessment notice.
Comparing provinces before you buy?
The national cap rate calculator ranks every province on the same price and on a typical local deal. When you are ready, get matched with a SK agent who has closed investment purchases in this market.