{
  "name": "Vancouver Special Index — Lower Mainland Affordability Score",
  "version": "1.0.0",
  "generated_at": "2026-05-10T23:20:29.911Z",
  "methodology": {
    "formula": "VSI = (median_household_income / annual_carrying_cost) × 100",
    "annual_carrying_cost": "monthly_PI × 12 + property_tax + insurance + strata",
    "assumptions": {
      "down_payment_pct": 0.2,
      "amortization_years": 25,
      "mortgage_rate_pct": 4.85,
      "mortgage_compounding": "Canadian semi-annual standard",
      "property_tax_rate": 0.0035,
      "strata_rate_assumed": 0.004,
      "insurance_annual": 1800,
      "median_household_income": 102000
    },
    "citations": [
      {
        "url": "https://www150.statcan.gc.ca/t1/tbl1/en/tv.action?pid=1110013901",
        "org": "Statistics Canada",
        "title": "Table 11-10-0139-01 — Income statistics by census family",
        "retrieved_iso": "2026-05-08",
        "method": "2021 Census base + 2.5% annual growth projection (CPI-adjusted) to 2026"
      },
      {
        "url": "https://www.bankofcanada.ca/rates/banking-and-financial-statistics/posted-interest-rates-offered-by-chartered-banks/",
        "org": "Bank of Canada",
        "title": "Posted interest rates — 5-year insured fixed (chartered banks)",
        "retrieved_iso": "2026-05-01"
      },
      {
        "url": "https://www.bcassessment.ca/services-products/property-information-and-trends/property-tax-rates",
        "org": "BC Assessment",
        "title": "Property Tax Rates — Class 1 Residential, Metro Vancouver + Fraser Valley",
        "retrieved_iso": "2026-05-08"
      },
      {
        "url": "https://www.fvreb.bc.ca/statistics/Package/MonthlyMarketReports.html",
        "org": "FVREB",
        "title": "Fraser Valley Real Estate Board — MLS® HPI Composite Benchmark Price (monthly)",
        "retrieved_iso": "2026-05-08",
        "method": "Source HPI input for the VSI when board === fraser-valley."
      },
      {
        "url": "https://www.gvrealtors.ca/market-watch/monthly-market-report.html",
        "org": "GVR",
        "title": "Greater Vancouver REALTORS — MLS® HPI Composite Benchmark Price (monthly)",
        "retrieved_iso": "2026-05-08",
        "method": "Source HPI input for the VSI when board === greater-vancouver."
      }
    ],
    "data_source_disclosure": "The VSI is computed against the MLS® Home Price Index (HPI) Composite Benchmark Price published monthly by the Fraser Valley Real Estate Board (FVREB) and Greater Vancouver REALTORS (GVR). The VSI is an aggregate derived index — it does not expose any individual MLS listing, sold price, or agent commission. The MLS® Home Price Index, MLS®, and Multiple Listing Service® are trademarks owned or controlled by The Canadian Real Estate Association (CREA), used under license.",
    "interpretation": {
      "VSI ≥ 110": "comfortable affordability — median income comfortably exceeds annual carrying cost",
      "VSI 100-109": "borderline affordability — median income roughly covers annual carrying cost",
      "VSI 80-99": "stressed affordability — median income falls 1-20% short of annual carrying cost",
      "VSI < 80": "severe affordability stress — median income falls 20%+ short, dual-income required"
    },
    "license": "CC BY 4.0 — Cite as: Bronson Job (2026). Vancouver Special Index — Lower Mainland Affordability Score. https://www.bronsonjob.com/api/v1/vancouver-special-index/"
  },
  "series": [
    {
      "board": "fraser-valley",
      "boardLabel": "Fraser Valley Real Estate Board",
      "monthSlug": "may-2025",
      "monthLabel": "May 2025",
      "monthStart": "2025-05-01",
      "hpiBenchmarkPrice": 963300,
      "downPayment": 192660,
      "loanAmount": 770640,
      "monthlyPI": 4417,
      "annualCarryingCost": 62023,
      "annualIncomeRequired": 62023,
      "medianIncome": 102000,
      "vsi": 164,
      "vsiTrend": "affordable (median income covers carrying)"
    },
    {
      "board": "greater-vancouver",
      "boardLabel": "Real Estate Board of Greater Vancouver",
      "monthSlug": "may-2025",
      "monthLabel": "May 2025",
      "monthStart": "2025-05-01",
      "hpiBenchmarkPrice": 1173100,
      "downPayment": 234620,
      "loanAmount": 938480,
      "monthlyPI": 5378,
      "annualCarryingCost": 75139,
      "annualIncomeRequired": 75139,
      "medianIncome": 102000,
      "vsi": 136,
      "vsiTrend": "affordable (median income covers carrying)"
    },
    {
      "board": "fraser-valley",
      "boardLabel": "Fraser Valley Real Estate Board",
      "monthSlug": "june-2025",
      "monthLabel": "June 2025",
      "monthStart": "2025-06-01",
      "hpiBenchmarkPrice": 952100,
      "downPayment": 190420,
      "loanAmount": 761680,
      "monthlyPI": 4365,
      "annualCarryingCost": 61323,
      "annualIncomeRequired": 61323,
      "medianIncome": 102000,
      "vsi": 166,
      "vsiTrend": "affordable (median income covers carrying)"
    },
    {
      "board": "greater-vancouver",
      "boardLabel": "Real Estate Board of Greater Vancouver",
      "monthSlug": "june-2025",
      "monthLabel": "June 2025",
      "monthStart": "2025-06-01",
      "hpiBenchmarkPrice": 1169400,
      "downPayment": 233880,
      "loanAmount": 935520,
      "monthlyPI": 5361,
      "annualCarryingCost": 74908,
      "annualIncomeRequired": 74908,
      "medianIncome": 102000,
      "vsi": 136,
      "vsiTrend": "affordable (median income covers carrying)"
    },
    {
      "board": "fraser-valley",
      "boardLabel": "Fraser Valley Real Estate Board",
      "monthSlug": "july-2025",
      "monthLabel": "July 2025",
      "monthStart": "2025-07-01",
      "hpiBenchmarkPrice": 945800,
      "downPayment": 189160,
      "loanAmount": 756640,
      "monthlyPI": 4336,
      "annualCarryingCost": 60929,
      "annualIncomeRequired": 60929,
      "medianIncome": 102000,
      "vsi": 167,
      "vsiTrend": "affordable (median income covers carrying)"
    },
    {
      "board": "greater-vancouver",
      "boardLabel": "Real Estate Board of Greater Vancouver",
      "monthSlug": "july-2025",
      "monthLabel": "July 2025",
      "monthStart": "2025-07-01",
      "hpiBenchmarkPrice": 1160600,
      "downPayment": 232120,
      "loanAmount": 928480,
      "monthlyPI": 5321,
      "annualCarryingCost": 74357,
      "annualIncomeRequired": 74357,
      "medianIncome": 102000,
      "vsi": 137,
      "vsiTrend": "affordable (median income covers carrying)"
    },
    {
      "board": "fraser-valley",
      "boardLabel": "Fraser Valley Real Estate Board",
      "monthSlug": "august-2025",
      "monthLabel": "August 2025",
      "monthStart": "2025-08-01",
      "hpiBenchmarkPrice": 937000,
      "downPayment": 187400,
      "loanAmount": 749600,
      "monthlyPI": 4296,
      "annualCarryingCost": 60379,
      "annualIncomeRequired": 60379,
      "medianIncome": 102000,
      "vsi": 169,
      "vsiTrend": "affordable (median income covers carrying)"
    },
    {
      "board": "greater-vancouver",
      "boardLabel": "Real Estate Board of Greater Vancouver",
      "monthSlug": "august-2025",
      "monthLabel": "August 2025",
      "monthStart": "2025-08-01",
      "hpiBenchmarkPrice": 1145900,
      "downPayment": 229180,
      "loanAmount": 916720,
      "monthlyPI": 5254,
      "annualCarryingCost": 73438,
      "annualIncomeRequired": 73438,
      "medianIncome": 102000,
      "vsi": 139,
      "vsiTrend": "affordable (median income covers carrying)"
    },
    {
      "board": "fraser-valley",
      "boardLabel": "Fraser Valley Real Estate Board",
      "monthSlug": "september-2025",
      "monthLabel": "September 2025",
      "monthStart": "2025-09-01",
      "hpiBenchmarkPrice": 927600,
      "downPayment": 185520,
      "loanAmount": 742080,
      "monthlyPI": 4253,
      "annualCarryingCost": 59791,
      "annualIncomeRequired": 59791,
      "medianIncome": 102000,
      "vsi": 171,
      "vsiTrend": "affordable (median income covers carrying)"
    },
    {
      "board": "greater-vancouver",
      "boardLabel": "Real Estate Board of Greater Vancouver",
      "monthSlug": "september-2025",
      "monthLabel": "September 2025",
      "monthStart": "2025-09-01",
      "hpiBenchmarkPrice": 1138300,
      "downPayment": 227660,
      "loanAmount": 910640,
      "monthlyPI": 5219,
      "annualCarryingCost": 72963,
      "annualIncomeRequired": 72963,
      "medianIncome": 102000,
      "vsi": 140,
      "vsiTrend": "affordable (median income covers carrying)"
    },
    {
      "board": "fraser-valley",
      "boardLabel": "Fraser Valley Real Estate Board",
      "monthSlug": "october-2025",
      "monthLabel": "October 2025",
      "monthStart": "2025-10-01",
      "hpiBenchmarkPrice": 919100,
      "downPayment": 183820,
      "loanAmount": 735280,
      "monthlyPI": 4214,
      "annualCarryingCost": 59260,
      "annualIncomeRequired": 59260,
      "medianIncome": 102000,
      "vsi": 172,
      "vsiTrend": "affordable (median income covers carrying)"
    },
    {
      "board": "greater-vancouver",
      "boardLabel": "Real Estate Board of Greater Vancouver",
      "monthSlug": "october-2025",
      "monthLabel": "October 2025",
      "monthStart": "2025-10-01",
      "hpiBenchmarkPrice": 1127100,
      "downPayment": 225420,
      "loanAmount": 901680,
      "monthlyPI": 5167,
      "annualCarryingCost": 72263,
      "annualIncomeRequired": 72263,
      "medianIncome": 102000,
      "vsi": 141,
      "vsiTrend": "affordable (median income covers carrying)"
    },
    {
      "board": "fraser-valley",
      "boardLabel": "Fraser Valley Real Estate Board",
      "monthSlug": "november-2025",
      "monthLabel": "November 2025",
      "monthStart": "2025-11-01",
      "hpiBenchmarkPrice": 912400,
      "downPayment": 182480,
      "loanAmount": 729920,
      "monthlyPI": 4183,
      "annualCarryingCost": 58841,
      "annualIncomeRequired": 58841,
      "medianIncome": 102000,
      "vsi": 173,
      "vsiTrend": "affordable (median income covers carrying)"
    },
    {
      "board": "greater-vancouver",
      "boardLabel": "Real Estate Board of Greater Vancouver",
      "monthSlug": "november-2025",
      "monthLabel": "November 2025",
      "monthStart": "2025-11-01",
      "hpiBenchmarkPrice": 1123700,
      "downPayment": 224740,
      "loanAmount": 898960,
      "monthlyPI": 5152,
      "annualCarryingCost": 72051,
      "annualIncomeRequired": 72051,
      "medianIncome": 102000,
      "vsi": 142,
      "vsiTrend": "affordable (median income covers carrying)"
    },
    {
      "board": "fraser-valley",
      "boardLabel": "Fraser Valley Real Estate Board",
      "monthSlug": "december-2025",
      "monthLabel": "December 2025",
      "monthStart": "2025-12-01",
      "hpiBenchmarkPrice": 905900,
      "downPayment": 181180,
      "loanAmount": 724720,
      "monthlyPI": 4153,
      "annualCarryingCost": 58434,
      "annualIncomeRequired": 58434,
      "medianIncome": 102000,
      "vsi": 175,
      "vsiTrend": "affordable (median income covers carrying)"
    },
    {
      "board": "greater-vancouver",
      "boardLabel": "Real Estate Board of Greater Vancouver",
      "monthSlug": "december-2025",
      "monthLabel": "December 2025",
      "monthStart": "2025-12-01",
      "hpiBenchmarkPrice": 1114800,
      "downPayment": 222960,
      "loanAmount": 891840,
      "monthlyPI": 5111,
      "annualCarryingCost": 71494,
      "annualIncomeRequired": 71494,
      "medianIncome": 102000,
      "vsi": 143,
      "vsiTrend": "affordable (median income covers carrying)"
    },
    {
      "board": "fraser-valley",
      "boardLabel": "Fraser Valley Real Estate Board",
      "monthSlug": "january-2026",
      "monthLabel": "January 2026",
      "monthStart": "2026-01-01",
      "hpiBenchmarkPrice": 897200,
      "downPayment": 179440,
      "loanAmount": 717760,
      "monthlyPI": 4113,
      "annualCarryingCost": 57890,
      "annualIncomeRequired": 57890,
      "medianIncome": 102000,
      "vsi": 176,
      "vsiTrend": "affordable (median income covers carrying)"
    },
    {
      "board": "greater-vancouver",
      "boardLabel": "Real Estate Board of Greater Vancouver",
      "monthSlug": "january-2026",
      "monthLabel": "January 2026",
      "monthStart": "2026-01-01",
      "hpiBenchmarkPrice": 1101900,
      "downPayment": 220380,
      "loanAmount": 881520,
      "monthlyPI": 5052,
      "annualCarryingCost": 70688,
      "annualIncomeRequired": 70688,
      "medianIncome": 102000,
      "vsi": 144,
      "vsiTrend": "affordable (median income covers carrying)"
    },
    {
      "board": "fraser-valley",
      "boardLabel": "Fraser Valley Real Estate Board",
      "monthSlug": "february-2026",
      "monthLabel": "February 2026",
      "monthStart": "2026-02-01",
      "hpiBenchmarkPrice": 895100,
      "downPayment": 179020,
      "loanAmount": 716080,
      "monthlyPI": 4104,
      "annualCarryingCost": 57759,
      "annualIncomeRequired": 57759,
      "medianIncome": 102000,
      "vsi": 177,
      "vsiTrend": "affordable (median income covers carrying)"
    },
    {
      "board": "greater-vancouver",
      "boardLabel": "Real Estate Board of Greater Vancouver",
      "monthSlug": "february-2026",
      "monthLabel": "February 2026",
      "monthStart": "2026-02-01",
      "hpiBenchmarkPrice": 1100300,
      "downPayment": 220060,
      "loanAmount": 880240,
      "monthlyPI": 5045,
      "annualCarryingCost": 70588,
      "annualIncomeRequired": 70588,
      "medianIncome": 102000,
      "vsi": 145,
      "vsiTrend": "affordable (median income covers carrying)"
    },
    {
      "board": "fraser-valley",
      "boardLabel": "Fraser Valley Real Estate Board",
      "monthSlug": "march-2026",
      "monthLabel": "March 2026",
      "monthStart": "2026-03-01",
      "hpiBenchmarkPrice": 898300,
      "downPayment": 179660,
      "loanAmount": 718640,
      "monthlyPI": 4118,
      "annualCarryingCost": 57959,
      "annualIncomeRequired": 57959,
      "medianIncome": 102000,
      "vsi": 176,
      "vsiTrend": "affordable (median income covers carrying)"
    },
    {
      "board": "greater-vancouver",
      "boardLabel": "Real Estate Board of Greater Vancouver",
      "monthSlug": "march-2026",
      "monthLabel": "March 2026",
      "monthStart": "2026-03-01",
      "hpiBenchmarkPrice": 1104300,
      "downPayment": 220860,
      "loanAmount": 883440,
      "monthlyPI": 5063,
      "annualCarryingCost": 70838,
      "annualIncomeRequired": 70838,
      "medianIncome": 102000,
      "vsi": 144,
      "vsiTrend": "affordable (median income covers carrying)"
    },
    {
      "board": "fraser-valley",
      "boardLabel": "Fraser Valley Real Estate Board",
      "monthSlug": "april-2026",
      "monthLabel": "April 2026",
      "monthStart": "2026-04-01",
      "hpiBenchmarkPrice": 899200,
      "downPayment": 179840,
      "loanAmount": 719360,
      "monthlyPI": 4123,
      "annualCarryingCost": 58015,
      "annualIncomeRequired": 58015,
      "medianIncome": 102000,
      "vsi": 176,
      "vsiTrend": "affordable (median income covers carrying)"
    },
    {
      "board": "greater-vancouver",
      "boardLabel": "Real Estate Board of Greater Vancouver",
      "monthSlug": "april-2026",
      "monthLabel": "April 2026",
      "monthStart": "2026-04-01",
      "hpiBenchmarkPrice": 1098000,
      "downPayment": 219600,
      "loanAmount": 878400,
      "monthlyPI": 5034,
      "annualCarryingCost": 70444,
      "annualIncomeRequired": 70444,
      "medianIncome": 102000,
      "vsi": 145,
      "vsiTrend": "affordable (median income covers carrying)"
    }
  ],
  "latest": {
    "board": "greater-vancouver",
    "boardLabel": "Real Estate Board of Greater Vancouver",
    "monthSlug": "april-2026",
    "monthLabel": "April 2026",
    "monthStart": "2026-04-01",
    "hpiBenchmarkPrice": 1098000,
    "downPayment": 219600,
    "loanAmount": 878400,
    "monthlyPI": 5034,
    "annualCarryingCost": 70444,
    "annualIncomeRequired": 70444,
    "medianIncome": 102000,
    "vsi": 145,
    "vsiTrend": "affordable (median income covers carrying)"
  },
  "license": "CC BY 4.0",
  "canonical_url": "https://www.bronsonjob.com/api/v1/vancouver-special-index/index.json",
  "author": {
    "name": "Bronson Job PREC",
    "legal_name": "Bronson Job Personal Real Estate Corporation",
    "url": "https://www.bronsonjob.com/about/bronson-job",
    "email": "bronson@bronsonjob.com"
  }
}