Is North Vancouver or West Vancouver More Expensive?
If you’re looking to buy or sell real estate on Vancouver’s North Shore, one of the first questions you might ask is: Which is more expensive — North Vancouver or West Vancouver?
The short answer? West Vancouver.
But there’s more to it than just price tags. Below, we break down the numbers, look at what drives the difference, and help you understand what your money gets you in each area.
2024 Median Home Prices: North Vancouver vs. West Vancouver
North Vancouver (2024 median sale prices)
- Detached Houses: $2,200,000
- Attached Homes (townhomes, half-duplexes): $1,420,000
- Condos: $800,000
West Vancouver (2024 median sale prices)
- Detached Houses: $2,962,500
- Attached Homes (townhomes, half-duplexes): $2,362,500
- Condos: $1,220,000
Across every property type—houses, townhomes, and condos—West Vancouver commands significantly higher prices. Detached homes in particular are nearly 35% more expensive in West Vancouver compared to North Vancouver based on 2024 median sale data.
Why Is West Vancouver More Expensive?
A few key factors drive the price gap:
1. Lot Size & Exclusivity
West Vancouver is known for its larger lots, lower density, and sweeping ocean views. Homes are often custom-built and sit on private, landscaped properties—sometimes spanning multiple acres. Zoning regulations also restrict redevelopment in many areas, keeping supply limited.
2. Waterfront & Luxury Properties
West Vancouver is home to some of the most exclusive waterfront real estate in the Lower Mainland. Areas like Altamont, West Bay, and Sandy Cove offer private beach access, panoramic views, and multi-million-dollar estates that rarely come to market.
3. Prestige & Architecture
There’s an architectural distinction as well. While North Vancouver has a mix of post-war homes, renovations, and new builds, West Vancouver showcases a broader range of luxury homes—from ultra-modern hillside builds to classic estates.
Is North Vancouver Still Expensive?
Absolutely. North Vancouver has many high-value pockets of its own. Waterfront homes in Deep Cove, Dollarton, and Indian Arm rival those in West Vancouver in both character and cost. And Lower Lonsdale penthouses, with views across Burrard Inlet to downtown, routinely fetch seven figures.
The difference lies in scale. North Vancouver tends to have more modest lots, more attached housing options, and more homes under $2M—making it somewhat more accessible to buyers while still maintaining strong long-term value.
A Look at the Most Expensive Homes on the North Shore
Want a closer look at the most luxurious properties in each area?
We broke down the top 9 most expensive homes in North Vancouver and West Vancouver, based on 2025 BC Assessment values:
🔹 The 9 Most Expensive Homes in West Vancouver (2025)
With over $233 million in total assessed value, these properties showcase why West Van remains at the top of BC’s luxury market.
🔹 The 9 Most Expensive Homes in North Vancouver (2025)
From Beachview Drive to Deep Cove, North Van’s luxury homes prove it’s more than just a "more affordable" alternative.
A Look at the Top MLS® Sales: West vs. North Vancouver
The top MLS® sales of 2024 offer a clear comparison — and some fascinating insights into each market’s high end.
West Vancouver: Luxury at the Top of the Market
Explore the Top 10 West Vancouver Sales →
- Median list price: $12,289,000
- Median sale price: $11,275,000
- Total value of top 10 sales: $117,988,000
West Vancouver’s highest-end homes — many of them waterfront or view properties in neighbourhoods like Altamont, West Bay, and British Properties — continue to lead the North Shore in luxury pricing and overall value.
North Vancouver: Premium Homes, Smaller Scale
Explore the Top 10 North Vancouver Sales →
- Median list price: $4,993,000
- Median sale price: $4,775,000
- Total value of top 10 sales: $49,753,000
While North Vancouver’s most expensive homes offer waterfront living and custom architecture, the numbers show a clear difference in scale. The top sales here are generally half the price of those in West Vancouver — underscoring the relative affordability and accessibility North Vancouver continues to offer.
These sales reflect more than just square footage or location — they illustrate the broader pricing dynamic between the two communities.
Looking for More Than Just Averages?
We publish monthly market stats for both North Vancouver and West Vancouver—including median prices, days on market, inventory trends, and more. It’s a great way to track the numbers and see how each neighbourhood is performing in real time.
Explore our full North Shore Stats page:
View Market Stats →
Final Thoughts
While West Vancouver is generally the more expensive market overall, both communities offer distinct lifestyle advantages and investment potential.
Whether you’re comparing luxury homes or searching for the best value in your price range, it helps to work with a team that knows both markets inside and out.
Curious how the numbers stack up in your neighbourhood?
Let us know — we’re always happy to help you break it down.
Searching for a home in North or West Vancouver?
Whether you’re just starting your search or narrowing in on a neighbourhood, we’re here to help you find the right property — and make every step more informed and confident. Contact us today to get started.