Beulah Creek Village update: July 10, 2025
Construction of the Beulah Creek Village project is underway at the 7.4-hectare site at 5040 Central Road.
Hornby Island Housing Society (HIHS) has partnered with M’akola Housing Society (MHS) to build, operate and manage this 26-home purpose-built rental development. MHS has over 30 years of experience operating affordable housing.
The Beulah Creek Housing project received Final Project Approval from BC Housing early Fall 2024 and AFC Construction began work on the site later in September 2024.
Design, layout and sustainability
Beulah Creek Village is designed as a cluster of three buildings organized around a central green corridor. There will be three studio units, 12 one-bedroom units, eight two-bedroom units, and three three-bedroom units. One of the one-bedroom units is designed to be fully accessible.
Beulah Creek structure and affordability
Beulah Creek’s rental rate structure will comply with BC Housing’s Community Housing Fund rental rate structure. This structure requires:
20% of units at deep subsidy rate for people with very low incomes. Rents in deep subsidy units are set at 30% of gross monthly income.
50% of units with rent-geared-to-income where rent is set at 30% of gross monthly income. To qualify for these units, residents must earn between set income limits, which are updated each year.
30% of units at or near market rate, with rents to be determined closer to the building opening.
Cost / Funding Sources
The total capital budget is approximately $18 million ($17,976,656).
The Province, through BC Housing, is providing roughly $5.7 million in grants as well as annual operating funding of $632,000.
CMHC is providing federal grants of $1.3 million.
Comox Valley Regional District has provided a grant of $100,000.
Hornby Island Housing Society provided the land (valued at $1.3 million).
Mortgage of approximately $9.55 million (to be held by M’akola)
Construction Company
AFC Construction is the construction company selected for the project. AFC is based on Hornby Island and will be familiar to many on the Island.
Completion Date
At this time completion is scheduled for Spring 2026 though this is subject to change.
Beulah Creek Village Priority Demographics
Given that we expect a great deal of demand for the units, it is important to have a fair, equitable way to assign units. The following priority demographics have been agreed upon and will be considered when selecting tenants:
• Current Hornby residents who have lived on the island for at least one year; or
• Non-Hornby Island residents who have worked on the island for a minimum of one year; or
• Non-Hornby Island residents who have upcoming year-round work of an essential nature; or
members of the K’ómoks First Nations.
If there are no eligible tenants that meet the above criteria and that required by BC Housing (i.e., income limits, etc.) the criteria will be broadened. Units must be filled for the project to be financially viable.
Application Process
To be considered for tenancy in the units that are designated shelter rate and/or rent geared to income rate, a person or family must be registered with the BC Housing Registry.
Community members applying for the subsidized units (deep subsidy and rent-geared-to-income units) must submit their application either online or by paper to the BC Housing Registry once the building information is posted.
M’akola will select tenants from that Registry.
For the market rental units, potential residents will apply directly to M’akola.
Further information about how to apply will be provided closer to the building opening.
HIHS plans to organize a workshop to support Hornby residents interested in applying for housing at Beulah Creek Village.
