TRU rental investment estimator

What the numbers can't tell you

1. Student demand is real, but smaller than it was

TRU is a big school. It had 14,255 FTE students in 2024–25, 1,472 residence beds on a 250-acre Sahali campus, and a law school. Domestic students, faculty and staff, and hospital workers at nearby RIH all keep renting near campus, and residence only houses a fraction of students. But the international cohort that filled so many Sahali basements in 2022–23 has roughly halved. TRU says it's aiming for 18–20% international enrolment, and a TRU economist has linked the drop to the local job market. Plan for months when a unit sits empty, and for more competition among landlords.

2. Rents have held up, for now

Rentals.ca data reported by CFJC put the average Kamloops 1-bedroom at $1,879 and the 2-bedroom at $2,113 in May 2026. In April, 1-bedroom rents were up 3.5% year over year while 2-bedroom rents were down 3.3% (June, May). These are asking-rent averages across listings. A basement suite or an older unit will usually rent for less. New purpose-built rentals are also coming, including 85 units at 377 Tranquille, a 98-unit proposal at 640 Lorne St and the Columbia Precinct project.

3. No short-term rental fallback

If the student plan doesn't work out, you can't switch to Airbnb. Kamloops allows short-term rentals only in the operator's own principal residence, and not at all on a lot with two or more suites (City rules). Plan for long-term tenancy under the BC Residential Tenancy Act.

4. Suites need to be legal

Renting two or more suites long-term, or a house plus its suite when you don't live there, needs a City business licence. Before you count suite income, ask for permits and final inspections.

5. Strata bylaws can kill the plan

Some Sahali complexes restrict rentals or age. Read the bylaws and the Form B before you remove subjects.

6. Tax

Rental income is taxable, and selling a home you've held under two years may trigger BC's home flipping tax. Ask an accountant how your plan will be taxed, including capital gains, before you buy.

The "live in it" strategy

Many Kamloops investors do better by living in a house with a legal suite than by owning a stand-alone condo. You can qualify as an owner-occupier, use the first-time buyer transfer-tax exemption if you're eligible, count part of the suite rent toward qualifying (depending on the lender), and, because it's your principal residence, even run a licensed short-term rental in the suite. Tick "I will live in this home" in the estimator and enter the suite rent in the second field to model it.