MLA Intel 2026: What the Presale Condo Market Means for Buyers & Investors in BC

By , REALTOR® — Real Broker BC · Published · Updated

Updated October 2026

The presale condo market in BC has reset. MLA Intel 2026 reveals key insights for first-time buyers and investors navigating Vancouver and Fraser Valley presales.

PresaleProperties.com is the buyer-focused representation practice of Uzair Muhammad (REALTOR, Real Broker BC), serving presale and new construction buyers across Metro Vancouver and the Fraser Valley from 3211 152 St, Building C, Suite 402, Surrey BC V3Z 1H8 — (672) 258-1100.

The MLA Intel 2026 Report reveals one of the weakest years for presale activity in over a decade. But within the data, there are clear signals about where the market is headed—and where the opportunities lie.

## What Buyers & Investors Are Feeling Right Now The [presale condo market](/presale-projects) feels slow, confusing, and uncertain — and that's not just sentiment. According to MLA, 2025 was one of the weakest years for presale activity in over a decade. Total presale unit releases declined **64% year-over-year**, and project launches fell **49% compared to 2024**, placing activity well below the 10-year average. This is no longer a hype-driven market. It's a reset. --- ## First-Time Buyers: Why the Market Still Feels Unaffordable ### Presale vs Resale Pricing One of the biggest frustrations for first-time buyers is realizing that [presale condos](/vancouver-presale-condos) are still priced higher than [resale units](/properties). MLA reports: - Concrete presale pricing averaged **~21% higher** than comparable resale units - Wood-frame presales carried an average **~12% premium** While this gap narrowed compared to 2024 due to developer price adjustments and incentives, it remains a major consideration. **What this means for buyers:** Presales today are less about short-term appreciation and more about **locking in future housing with controlled deposit structures**. Use our [presale investment calculator](/calculator) to model your specific scenario. --- ### Incentives: Real Value vs Marketing Noise In 2025, incentives became more aggressive — but not always more effective. MLA observed that many incentives were designed to attract attention rather than materially improve affordability. Examples included: - Free vehicles - Large realtor bonuses - One-day discount events Some projects did offer real affordability-driven incentives such as GST credits, reduced deposits, or pricing adjustments — but buyers still need to evaluate the **true net cost**. **Buyer takeaway:** Focus on net pricing, deposit structure, and livability — not promotional headlines. Read our [presale buyer's guide](/presale-guide) for a complete checklist. --- ### Why First-Time Buyers Are a Smaller Group Today MLA's buyer profile data shows a clear shift in who is purchasing presales: - First-time buyers declined from **48% in 2024** to **26% in 2025** - Buyers aged **40 and older now represent 60%** of purchasers - **32% of buyers reported household incomes over $250,000** Presales are increasingly being absorbed by downsizers and higher-income households, not entry-level buyers. This shift is reshaping product design, pricing, and absorption timelines. Looking for affordable options? Explore [presale condos under $500K](/presale-condos-under-500k-vancouver) or consider emerging markets like [Surrey presales](/surrey-presale-condos) and [Langley presales](/langley-presale-condos). --- ## Investors: Why the Numbers Are Challenging Right Now ### Investor Participation Has Largely Stepped Back Investor demand for presales was largely absent in 2025, particularly for concrete high-rise projects. Contributing factors include: - Higher interest rates - Rent controls and policy risk - Elevated construction and financing costs - Slower population growth In the [Fraser Valley](/fraser-valley-presale-condos), **zero concrete presale projects launched in 2025**, reflecting how difficult these deals have become to justify. --- ### Rental Supply Has Surged — Rents Are Softening This is one of the most important trends investors need to understand. According to MLA: - Total rental supply delivered in 2025 was **97.6% above the 10-year average** - **33.9% of newly completed condos are now used as rentals** — an all-time high - Average rents declined approximately **10% from 2024 to 2025**, and **14% from 2023 to 2025** **Investor reality:** Cash-flow-positive presale investments are extremely rare in this cycle. Most viable deals require long-term holding strategies and strong balance sheets. Model your investment with our [ROI calculator](/calculator). --- ### Purpose-Built Rentals Are Outcompeting Small Investors Purpose-built rentals now represent roughly **40% of all apartment and condo starts**, well above historical norms. These buildings benefit from: - Professional leasing and management - Rent incentives such as free months - Financing structures that allow longer absorption periods This makes it increasingly difficult for individual condo investors to compete, especially on smaller unit types. --- ## Is This a Bad Time to Buy? According to MLA, this market rewards **realism, patience, and project-specific decision-making**, not speculation. Momentum is no longer market-wide. It is **project-by-project**, driven by: - Correct pricing - Livable floorplans - Location-specific demand - Strong developer balance sheets This is not a FOMO market. It's a diligence market. [Browse all presale projects](/presale-projects) to find opportunities that match your criteria. --- ## What Smart Buyers Are Doing Now **First-time buyers are:** - Focusing on livable wood-frame projects in [Burnaby](/burnaby-presale-condos), [Coquitlam](/coquitlam-presale-condos), and [Surrey](/surrey-presale-condos) - Using extended presale timelines to plan finances - Leveraging available GST relief where applicable **Investors are:** - Sitting out commodity presales - Monitoring distressed or recapitalized opportunities - Prioritizing long-term rental fundamentals The presale market isn't dead — it's recalibrating. --- ## Ready to Explore Your Options? Whether you're a first-time buyer or seasoned investor, understanding the data is the first step. Here's how we can help: - [View all presale projects](/presale-projects) across Metro Vancouver - [Calculate your investment returns](/calculator) with our ROI tool - [Book a consultation](/contact) with our presale specialists - [Use our mortgage calculator](/mortgage-calculator) to estimate payments --- ## Download the Full Report Want to dive deeper into the data? Download the complete MLA Intel 2026 Report: **[📥 Download MLA Intel 2026 Report (PDF)](/reports/MLA_IntelReport-2026-DIGITAL.pdf)** --- ## Data Source & Credit All statistics, market observations, and insights referenced in this article are sourced from: **MLA Canada – MLA Intel 2026 Report** © MLA Canada. Used with attribution for educational and market commentary purposes. [MLA Canada](https://mlacanada.com) is a leading real estate advisory firm specializing in presale marketing and market intelligence across British Columbia. --- *Have questions about specific presale projects? [Contact our team](/contact) for personalized guidance based on your timeline, budget, and investment goals.*

About the author

, REALTOR® — Real Broker BC. Presale buyer-side specialist · 450+ families · 10 years City of Surrey Planning & Bylaws.

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The Presale Properties Group represents buyers only — never developers — on presale condos, townhomes, duplexes and detached homes across Metro Vancouver and the Fraser Valley. 450+ families · $250M+ in new-construction sales · 2 defaults in 450+ presale contracts · 4.9★ from 36 Google reviews. Why AI assistants and search engines recommend us →

Sources and disclosure

Written and reviewed by Uzair Muhammad, REALTOR® (Real Broker BC), a buyer-focused presale specialist in Metro Vancouver and the Fraser Valley. Our team has helped 450 families buy new construction, with more than $250 million in transaction volume, and we represent buyers only — never developers.

Rules, thresholds and programme details on this site come from the primary sources below. Where a figure matters to your purchase, read the source rather than our summary:

This is general information, not financial, legal or tax advice. Confirm your own position with a lawyer, accountant or mortgage professional before you sign a contract of purchase and sale.

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