Summer 2025 Pre-Sale Real Estate Insights
If you’ve been wondering what’s happening in the pre-sale real estate market this summer, the latest data from MLA paints a clear picture: things are quieter than usual. Fewer project launches, slower sales, and more options sitting on the market mean the pace has shifted compared to the frenzy of past years.
But quieter doesn’t mean stagnant — in fact, for buyers, it could mean more negotiating power and less competition. For sellers and developers, it highlights the need for patience and strategy.
Here’s a breakdown of the July 2025 MLA Pre-Sale Insights report, and what it means for anyone looking to buy or sell in Greater Vancouver, the Fraser Valley, and the North Shore.
Muted Momentum at Mid-Year
June brought seven new project launches, totaling just over 500 units across Greater Vancouver and the Fraser Valley. That’s about half the usual number of projects and only a third of the typical units we’d see for this time of year.
This continues a trend of below-average activity throughout 2025, with developers holding back unless construction timelines or financial pressures push them to release.
Sales-to-Inventory Ratios Show a Split Market
Overall sales absorption was steady — but not spectacular. The report notes that absorptions averaged around 38% across all projects in June.
- Stronger performance: Well-located townhomes and boutique projects, especially those nearing completion.
- Softer demand: Larger condo projects, particularly those still years from occupancy, where buyers remain hesitant.
For buyers, this means you may find more negotiating room in bigger presale developments, while smaller projects with near-term completions are moving faster.
Policy Tailwinds: Deferring Development Cost Charges
A key policy change on the horizon: starting January 1, 2026, developers will be able to defer 75% of their Development Cost Charges (DCCs) until project completion.
Why does this matter? By easing the upfront financial burden, this policy could encourage more developers to launch projects.
What This Means for North & West Vancouver Buyers
For North Shore buyers, a few practical takeaways:
- More choice may be coming: With policy relief on the way, expect a gradual increase in presale launches in 2026.
- Boutique projects stand out: Smaller, well-located developments in places like Central Lonsdale, Lower Lonsdale, Ambleside, and Dundarave remain attractive and are absorbing quickly.
- Patience may pay off: If you’re targeting a larger presale condo, you may find developers more flexible on pricing or incentives today.
What Sellers Should Keep in Mind
If you own a home in North or West Vancouver, slower presale momentum could mean less competition from new projects. Resale homes — particularly those move-in ready — may benefit from this environment, as buyers look for certainty instead of waiting years for a presale to complete.
Policy & Affordability: A Bigger Conversation
The numbers also connect to a broader policy debate we covered in our recent article: Advancing Housing Affordability Through Bold, Evidence-Based Policy.
That piece looked at a letter from Metro Vancouver experts urging governments not just to push for more supply, but to rethink the type of supply being built. Their call for more non-market housing, family-oriented design, and affordability tied to local incomes resonates with what we’re seeing in the presale market today: not everything is selling, and the product that misses local needs is sitting on the shelf.
Together, these stories suggest the slowdown isn’t just about interest rates or capital — it’s also about ensuring projects align with what households actually want and can afford.
Final Thoughts
The July 2025 MLA report underscores what we’re seeing on the ground: a selective market where the right homes are still moving, but broad demand is restrained. For North and West Vancouver, the focus is on quality, fit, and long-term livability.
Thinking about a presale or resale purchase in North Vancouver or West Vancouver? Our team specializes in helping clients cut through the noise and focus on opportunities that make sense — today and for the future.