2025 Stats Revisited: North Vancouver Real Estate
Earlier this year, we shared a year-end review of the North Vancouver real estate market. Now, taking a closer look at the data helps paint a more nuanced picture — showing where the market is soft, which areas are active, and how neighbourhood characteristics shape sales. These stats include all property types, from detached homes and townhomes to condos and land.
Market at a Glance
Across the North Vancouver market, a total of 2,012 sales were analyzed (exported from the MLS) with sold dates between Jan 1, 2025 and Dec 31, 2025.
Key observations:
- Average Days on Market: 28.4
- Average List Price: $1,481,159
- Average Sold Price: $1,440,033
- Average Sale-to-List Ratio: 97.54%
- Sale-to-Original List Ratio: 96.92%
The longer time on market and sale prices slightly below asking indicate that buyers have more negotiating power and homes are staying on the market longer, clear signs that the market has softened compared to past periods of high competition.
Extremes in the Market
North Vancouver’s real estate market is highly varied:
- Highest Sale: $5,800,000 (2902 Crescentview Drive)
- Lowest Sale: $45,000 (Lot 1 Indian River Drive)
- Longest Days on Market: 647 days (Lot 1 Indian River Drive)
From multi-million-dollar luxury homes to smaller lots and land sales, these extremes reinforce the segmented nature of the market.
Sales Volume: Central vs. Peripheral
Sales by sub-area highlight how both supply and demand influence activity.
High-Volume Areas:
- Lower Lonsdale: 353 sales
- Central Lonsdale: 287 sales
- Lynn Valley: 238 sales
These areas have more homes, including condos and townhomes, which naturally drive higher transaction volumes. Their central locations also attract buyers who want easy access to amenities, transit, and downtown Vancouver, showing that location still strongly influences demand.
Low-Volume Areas:
- Woodlands–Sunshine–Cascade: 2 sales
- Indian Arm: 4 sales
- Braemar: 4 sales
These neighbourhoods feature larger lots, fewer homes, and no condos, which naturally limits transaction numbers. They are also less central, so while they appeal to buyers seeking space and privacy, the market moves more slowly.
Average Price Ranges by Neighbourhood
Even within the same area, price ranges vary widely, reflecting differences in property type, size, and location:
- Edgemont: $800,000 – $5,800,000
- Deep Cove: $675,000 – $4,950,000
- Upper Lonsdale: $455,000 – $4,450,000
- Central Lonsdale: $369,000 – $3,700,000
- Lower Lonsdale: $375,000 – $3,700,000
This reinforces that averages can be misleading, and each neighbourhood operates as its own micro-market.
What This Means
- For Buyers: There’s room to negotiate, particularly in areas with longer days on market. Central areas with condos or townhomes offer more options, while larger-lot, peripheral areas require patience.
- For Sellers: Pricing is crucial. Homes may sell below list if overvalued, especially in slower-moving, less central neighbourhoods.
Bottom line: North Vancouver is not a single market. It’s a collection of micro-markets, each shaped by inventory, property type, and location. Central, condo-heavy areas show higher sales due to supply and demand, while peripheral, larger-lot areas move more slowly. Understanding these dynamics is key for both buyers and sellers.
Full North Vancouver Sub Area Stats:
| Area | Sales Count | High Sale | Low Sale |
|---|---|---|---|
| Lower Lonsdale | 353 | $3,700,000 | $375,000 |
| Central Lonsdale | 287 | $3,700,000 | $369,000 |
| Lynn Valley | 238 | $4,241,686 | $507,500 |
| Lynnmour | 142 | $2,990,000 | $263,975 |
| Pemberton NV | 108 | $2,640,000 | $360,000 |
| Roche Point | 105 | $3,300,000 | $460,000 |
| Upper Lonsdale | 82 | $4,450,000 | $455,000 |
| Canyon Heights NV | 62 | $4,500,000 | $1,338,000 |
| Deep Cove | 51 | $4,950,000 | $675,000 |
| Edgemont | 49 | $5,800,000 | $800,000 |
| Boulevard | 46 | $4,550,000 | $1,364,000 |
| Mosquito Creek | 46 | $2,459,000 | $520,000 |
| Blueridge NV | 39 | $3,490,000 | $896,000 |
| Northlands | 39 | $3,290,000 | $725,000 |
| Seymour NV | 39 | $3,700,000 | $558,000 |
| Westlynn | 37 | $3,809,524 | $815,000 |
| Norgate | 28 | $2,238,095 | $535,000 |
| Queensbury | 27 | $2,580,000 | $625,000 |
| Calverhall | 27 | $2,990,000 | $1,390,000 |
| Indian River | 27 | $2,590,000 | $45,000 |
| Harbourside | 26 | $1,320,000 | $525,000 |
| Pemberton Heights | 21 | $3,300,000 | $771,500 |
| Upper Delbrook | 19 | $4,200,000 | $1,855,000 |
| Princess Park | 16 | $3,894,000 | $1,300,000 |
| Forest Hills NV | 14 | $5,240,000 | $1,680,000 |
| Capilano NV | 14 | $3,800,000 | $803,000 |
| Grouse Woods | 13 | $2,488,000 | $1,370,000 |
| Delbrook | 12 | $3,850,000 | $865,000 |
| Windsor Park NV | 12 | $2,400,000 | $750,000 |
| Dollarton | 10 | $3,675,000 | $1,895,000 |
| Tempe | 7 | $2,625,000 | $2,148,000 |
| Westlynn Terrace | 6 | $2,650,000 | $1,500,000 |
| Braemar | 4 | $3,083,000 | $2,100,000 |
| Indian Arm | 4 | $1,350,000 | $199,000 |
| Woodlands-Sunshine-Cascade | 2 | $1,725,000 | $375,000 |