6180 Candia Place — Offered at $6,498,000 | 21,000 SF Lot | 5,700 SF Home
6180 Candia Place sits at the end of a quiet cul-de-sac in one of West Vancouver’s most sought-after pockets. This Gleneagles semi-waterfront property is coming to market for the very first time. Because it has never been listed before, it offers something increasingly rare: privacy, incredible views, and a genuinely well-built, well-cared-for home.
Are you watching the Gleneagles market? Do you want real privacy, a south-facing exposure, and a layout that works for family life? If so, 6180 Candia Place deserves a close look.
6180 Candia Place: A Private Setting at the End of the Cul-de-Sac
First and foremost, location sets this property apart. 6180 Candia Place sits at the end of a quiet cul-de-sac with no neighbour on one side. As a result, you get more breathing room, more natural light, and a setting that feels far more secluded than a typical street.
In addition, the lot faces south, so the home gets sun through the day. That matters for everyday living, and it also complements the incredible views. Because the home is semi-waterfront, you get that water outlook without the premium, or the maintenance, of a fully oceanfront address.
6180 Candia Place: Custom Built in 2004, Thoughtfully Maintained
Builders custom built 6180 Candia Place in 2004, and the owners have maintained it meticulously ever since. Throughout the principal living spaces, high ceilings create an open, airy feel. Upstairs, meanwhile, all four bedrooms sit together on one level — a layout families tend to look for.
In short, this is a home with real bones. It’s well-built, well-maintained, and it has never hit the market until now.
A Smart, Family-Friendly Layout
Beyond the bedroom count, the layout has clearly been thought through from top to bottom. For instance, the main floor includes a dedicated office, ideal for anyone working from home. On top of that, you enter the house through the garage, a small detail that makes everyday life easier with kids, groceries, or bad weather.
Downstairs, meanwhile, the home offers a self-contained one-bedroom suite with its own living room and kitchenette. This suits extended family, guests, or live-in help well. Beyond the suite, the rest of the lower level is built for entertaining and downtime, including a gym with views, a rec room, a wine room, and a movie theatre, all on the same floor.
Altogether, the result is a layout that’s genuinely perfect for families. Not only is it practical for daily life, but it also offers plenty of room to entertain, unwind, and host guests.
Living in Gleneagles
Overall, Gleneagles is one of West Vancouver’s quieter, more residential neighbourhoods, and it’s a big part of the appeal of 6180 Candia Place. Specifically, the area mixes established homes with newer builds, sits close to the water, and offers some of the best outdoor amenities on the North Shore.
For example, Gleneagles Golf Course and Gleneagles Community Centre sit just minutes from Candia Place. Both are neighbourhood fixtures for residents who want to stay active close to home. Similarly, the West Vancouver Yacht Club and Marina are close by, which matters if you boat or simply want easy water access. Furthermore, families will also find Gleneagles Elementary School nearby, which makes this a practical location and not just a scenic one.
Even so, the cul-de-sac feels quiet and private, yet you’re still a short drive from Horseshoe Bay Village and Caulfield Village Shopping Centre for day-to-day errands. From there, Marine Drive gets you into the rest of West Vancouver and beyond without much of a commute.
Why 6180 Candia Place Stands Out
Generally, semi-waterfront properties in Gleneagles don’t come up often, and offerings with this level of privacy, paired with a smart, family-ready layout, are even rarer. Specifically, 6180 Candia Place brings together a private, end-of-cul-de-sac setting, south-facing sun exposure, and incredible views. In addition, it offers a downstairs suite for extended family or guests, plus dedicated spaces for a gym, rec room, wine room, and movie theatre.
Above all, the owners have cared for and maintained this home thoughtfully, and it has never been on the market before. Therefore, if you’re a family looking to put down roots in Gleneagles, you’ll find it hard to beat this offering. Take a look at our listings for comparison.
Get in Touch
This property is coming to market on August 11th
Want more details on 6180 Candia Place? Reach out for the full floorplan, additional interior photos, and answers to any questions before the listing officially hits the market. Contact Yuliya Lys at yuliya@yuliyalys.com or 604-500-5838 or reach out directly.
Some renovations update a home. This one, however, reinvented it. In 2021, Rodrozen Design + Build stripped 1987 West 13th Avenue down to the studs, then rebuilt it into a two-level Kitsilano townhome. As a result, it earned a 2022 Georgie Award finalist nod for Best Renovation — one of the highest honours in BC home building.
Now it’s on the market. Once you see the details, you’ll understand why the judges took notice. You can also view the full listing here.
The Renovation at 1987 West 13th Avenue
Every detail here carries the mark of a builder who doesn’t cut corners. First, Rodrozen stripped the main level to the studs, then rebuilt it around a kitchen with Cambria quartz countertops — top-of-the-line, 93% quartz, commercial grade. Alongside the counters, a full Bosch appliance suite completes the space: fridge, gas stove, wall oven/microwave/speed-oven combo, dishwasher, and hood fan.
Meanwhile, in the living room, a gas fireplace anchors the space with a custom concrete surround. A local artist, in fact, built it using three layers of poured concrete. Next to it sits a custom bar and wine fridge, plus a hidden in-wall recess that tucks the TV and its hardware out of sight — in short, no cords, no clutter, just clean lines.
A Room-by-Room Tour of This Kitsilano Townhome
Main Level & Entry — Beyond the kitchen and living room, the main floor also holds a custom tall front closet and storage drawers tucked under the stairs. In addition, a refreshed downstairs bathroom has a new sink and mirrors, and a custom wall mural gives the entry real personality.
Primary Bedroom & Ensuite — Upstairs, the primary suite has a custom walk-in closet with its own pocket door. Next door, a spa-worthy ensuite carries over from a previous owner’s six-figure renovation: for instance, a steam shower, a refrigerated cabinet for toiletries, and heated floors throughout.
Upstairs Bathroom & Hall — Meanwhile, the second bathroom got a full redo: new toilet, vanity, shower/tub, tile, and fan. On top of that, new wool carpet runs throughout the upper level, and the team also replaced the skylight above the stairs in 2022.
Basement & Storage — Downstairs, a heated storage room (roughly 8′ x 12′) and a full crawl space, accessible through the hall closet, together give this home real storage — a rarity for its size.
Whole House — Throughout, new paint and lighting tie everything together, smart thermostats control the baseboard heaters, and a new washer/dryer (2022) rounds things out. Overall, the renovation balanced function with design just as much as looks.
1987 West 13th Avenue: Strata & Ownership Details
The home sits on freehold strata title, with maintenance fees of $480/month. Specifically, those fees cover building insurance, gardening, water, recycling, green bin, garbage, gutter cleaning, moss removal, repairs, and roof maintenance. As of the February AGM, the building’s contingency reserve stood at $26,000, and so far, no major expenditures are pending. Currently, the strata is replacing windows as needed, and several are already done.
For context, the strata redid the roof in 2012. Then, in 2021, it also invested $30,000 into re-landscaping the grounds — new irrigation, hedges, plants, drainage, and pathways. On top of that, a further ~$4,500 went toward targeted landscaping by LCP, including repaved surfaces, new fencing, and drainage. Finally, the home also comes with a parking pad next to the garage, plus one covered parking spot and a locker.
The Kitsilano Location
Overall, Kitsilano is one of Vancouver’s most walkable, sought-after neighbourhoods, and this address puts you right in the middle of it. For example, you’re moments from Alma Street and South Granville, steps to École Lord Tennyson Elementary, and a short walk to the Vancouver Lawn Tennis Club. Beyond that, Kitsilano Beach, the shops and cafés on West 4th Avenue, and easy access to downtown are all nearby too.
Interested in 1987 West 13th Avenue?
In short, this home combines an award-recognized renovation, a walkable Kitsilano address, and the storage and layout of a house — all in townhome form. As a result, homes like this don’t sit long.
So, reach out to book a private showing or ask any questions — yuliya@yuliyalys.com
Yuliya Lys, PREC* — The Partners Real Estate
Information deemed reliable but not guaranteed. Buyer to verify all details, including measurements and strata financials.
Edgemont homes are not all equal — and six years of sales data proves it. How new builds, character homes, and land value have performed from 2020 to 2026 — with real sold prices and street-level data.
A brand-new custom build on Leovista Avenue trades at a completely different price and speed than a 1950s character home on Ridgewood Drive. Consequently, understanding which category your home falls into — and how Edgemont homes in that category have performed from 2020 to 2026 — is essential context for any buyer or seller today. Here is a complete breakdown by home age, with real examples and year-by-year trends for each segment.
The age profile of Edgemont homes: what the neighbourhood is made of
Of the 252 closed and pending detached sales in Edgemont from January 2020 through May 2026, the breakdown by home age is striking:
Character homes (60+ years old): 157 sales — 62% of all transactions
Older homes (41–60 years old): 28 sales — 11%
Established homes (26–40 years old): 18 sales — 7%
Mid-age homes (16–25 years old): 9 sales — 4%
Recent builds (6–15 years old): 20 sales — 8%
New builds (0–5 years old): 17 sales — 7%
The dominant story of Edgemont homes is therefore the character home — properties built in the 1940s through 1960s that sit on large lots throughout the neighbourhood. Importantly, this is where the land value story lives. Moreover, many of these homes are purchased not primarily for the structure but for the lot, the street, and the rebuild potential. As a result, the character home category has remained the most consistently traded segment across every single year from 2020 through 2026 — including the peak, the correction, and the current market.
Edgemont homes: the six-year scorecard (all age categories)
Based on closed and pending transactions across all age categories from 2020 through May 2026:
Year
New (0–5yr)
Recent (6–15yr)
Mid-age (16–25yr)
Established (26–40yr)
Older (41–60yr)
Character (60+yr)
Median Sold Price
2020
$3,452,500
$2,944,000
$3,030,000
$2,325,000
$1,870,000
$2,040,000
2021
$3,652,710
$3,800,000
$3,369,000
$2,700,000
$2,300,000
$2,221,000
2022
—
$3,860,000
$3,385,000
$3,200,000
$2,215,000
$2,321,700
2023
—
$3,600,000
$3,400,000
$2,350,000
$2,475,000
$2,432,500
2024
$3,850,000
$3,775,000
$3,795,000
$2,625,000
$2,500,000
$2,378,000
2025
—
$3,282,500
$3,675,000
$3,010,000
$2,680,000
$2,125,000
2026*
—
$3,792,500
$3,400,000
$3,280,000
—
$2,070,000
Average $/sqft
2020
$665
$639
$763
$623
$739
$916
2021
$718
$750
$758
$706
$915
$1,049
2022
—
$703
$1,045
$843
$858
$1,029
2023
—
$854
$810
$999
$1,078
$1,109
2024
$907
$833
$1,171
$717
$964
$1,120
2025
—
$741
$1,144
$740
$967
$1,059
2026*
—
—
—
—
—
$1,156
Average Days on Market
2020
29
80
40
21
34
23
2021
35
21
8
20
8
19
2022
—
64
11
12
46
21
2023
—
3
12
10
20
18
2024
2
46
3
10
24
14
2025
—
16
17
16
25
20
2026*
—
59
1
2
—
58
*2026 includes closed and pending (firm) transactions through May 2026.
Year by year: what was happening to Edgemont homes
2020 — The pre-pandemic baseline
2020 started as a conventional buyer-friendly market. Specifically, the average sale-to-list ratio of 96.3% meant sellers were typically accepting 3–4% under asking across most Edgemont homes, and the average days on market gave buyers time to think. Furthermore, the notable outlier was the older home segment — 40% sold over asking even in 2020, reflecting early land value competition on well-positioned lots. The seeds of 2021 were planted in the back half of 2020 as remote work made larger homes with outdoor space suddenly essential.
2021 — The peak: zero-day sales and 13% over asking
2021 was unlike anything Edgemont homes had seen. Moreover, it was unlike anything most of Greater Vancouver had seen in the detached segment. Volume hit 72 sales, 50% above 2020. Additionally, 46% of character homes sold over asking, and the average sale-to-list ratio for that segment hit 101.9%. The standout example is 3623 Sunnycrest Drive — a 55-year-old home that sold in 0 days at $3,400,000 on a $2,998,000 ask, 13.4% over asking. Furthermore, 3180 Fairmont Road (70 years old) sold in 3 days at $3,920,000 against a $3,499,900 list — 12% over asking. As a result, sellers who listed in this window captured premiums the market has not revisited since.
2022 — The rate shock
The Bank of Canada began hiking rates in March 2022, and consequently volume collapsed from 72 to just 28 sales — a 61% drop. However, median prices held remarkably steady. The reason is simple: sellers who didn’t need to sell simply didn’t. Therefore, the listings that did transact were genuine sellers, and buyers who remained in the market were equity-rich and less rate-sensitive. Nevertheless, the mid-age segment was hit hardest, with sale-to-list dropping to 89.6% — the weakest result of any age category in any year.
2023 was, in many respects, more interesting than 2022. Specifically, the character home median actually moved up to $2,432,500 — the highest in the dataset for that segment. Additionally, 33% of character homes sold over asking, nearly matching the 2021 rate. The established home segment posted a 102.3% sale-to-list ratio, meaning sellers in that bracket were getting over asking on average. Furthermore, 2940 Brookridge Drive (63 years old) sold in 2 days at $3,125,000, 16.4% over asking — demonstrating that specific Edgemont homes continued generating bidding wars even in a cooling market.
2024 — The two-speed market crystallises
2024 showed the Edgemont homes market settling into a clear pattern: fresh well-priced listings selling in days, overpriced ones sitting for months. Consequently, the gap between 2 days and 82 days on the same street became the defining story of the year. The older home segment reached a new median high of $2,500,000, while the character home median softened slightly to $2,378,000. Moreover, new builds returned briefly — one transaction at $3,850,000 in just 2 days — confirming that demand for quality product remained strong when correctly priced.
2025 — The correction lands
2025 is where cumulative rate pressure finally registered clearly in Edgemont home prices. The character home median fell to $2,125,000 — below the 2020 baseline in nominal terms. Furthermore, the over-asking rate for character homes dropped to just 11%, the lowest since 2020. In contrast, the older home segment (41–60 years) bucked the trend entirely: its 2025 median of $2,680,000 was the highest in the six-year dataset for that category, as buyers sought liveable renovation-ready product at a discount to new builds. Additionally, 43% of all Edgemont homes still sold within 7 days — the highest proportion in the dataset — confirming that correctly priced properties remain in genuine demand.
2026 — Edgemont homes so far: newer product recovers, character softens
2026 is still early in the cycle, with only 9 transactions (2 closed, 7 pending) through May. Nevertheless, the emerging pattern is significant. Specifically, the newer segments are reasserting themselves: 3586 Emerald Drive (23 years old, mid-age) went pending in 1 day at $3,400,000 over asking, and 3476 Wellington Crescent (15 years old, recent build) went pending in 3 days at $3,985,000 over asking. In contrast, character homes are experiencing a two-speed dynamic of their own — 3474 Greentree Lane (71 years old) sold in 3 days at $2,165,000 and $1,413/sqft, while 3658 Loraine Avenue (74 years old) took 51 days at $1,890,000. As a result, 2026 appears to be favouring well-located, well-presented Edgemont homes of any age that are priced with precision.
New built Edgemont homes (0–5 years old) — the premium tier
New construction in Edgemont commands the highest absolute prices in the neighbourhood. Specifically, 17 new builds transacted between 2020 and 2025, with prices ranging from $3,180,000 to $3,990,000. However, a critical pattern emerges in the data: new builds average slower DOM than character homes even in peak years. In 2021, new builds averaged 35 days versus 19 days for character homes. Furthermore, the sale-to-list ratio for new builds never exceeded 96.1% — well below the 101.9% character home average in the same year. The reason is that new builds attract a narrower buyer pool, while character homes appeal to both end-users and land buyers simultaneously. Consequently, correctly priced new builds sell well, but they rarely generate the same bidding war intensity as a well-positioned lot on a premium street.
Notable example: 919 Leovista Avenue (1 year old) sold in 2020 in 15 days at $3,750,000. Then 3560 Bluebonnet Road (1 year old) sold in 2021 at $3,975,000 in 10 days — a $225K gain in 12 months. Additionally, the only 2024 new build transaction — 3618 Loraine Avenue at $3,850,000 in 2 days — confirms that demand remains strong for the right product, even as supply has dried up almost entirely since 2022.
Recent Edgemont homes (6–15 years old) — the custom home sweet spot
This segment consistently achieves the highest prices in Edgemont across the dataset. Moreover, it occupies a compelling position: modern construction quality and functional layouts without carrying the new-build premium. The 2022 peak median of $3,860,000 lagged the overall market peak by a year — a typical pattern where buyers who missed 2021 continued competing for the best product into early 2022. Furthermore, the 2026 pending median of $3,792,500 suggests this segment is recovering faster than others in the current year, with 50% of 2026 pending transactions in this category going over asking.
Notable contrast: 3930 Hillcrest Avenue (14 years old) took 110 days to sell at $3,950,000 in early 2022. In contrast, 3192 Beverley Crescent (9 years old) sold in 3 days at $3,600,000 in 2023. The difference was not property quality — it was pricing discipline. Consequently, this segment more than any other punishes overpricing with extended market exposure.
Character Edgemont homes (60+ years old) — the land value story
This is the most important segment in the Edgemont homes market — not just because it represents 62% of all sales, but because it is where the most compelling price dynamics have played out. Specifically, character homes are frequently purchased for their land value. The question buyers are running is: what would I pay for this lot if I were going to demolish and rebuild? The 2025 character home median of $2,125,000 for a typical 65–70 year old home implies a land value of approximately $1.6M–$1.8M after accounting for demolition cost, depending on lot size and street.
The land value calculation: what an Edgemont home lot is actually worth
A buyer paying $2,000,000 for a 1,800 sqft character home on a 7,500 sqft lot in prime Edgemont is effectively paying approximately $267 per sqft of lot. Furthermore, the per-sqft pricing on character homes based on structure size has held above $1,000 since 2021 — but this number is somewhat arbitrary for land buyers, who are paying primarily for the dirt beneath the house. Consequently, BC Assessment values are particularly unreliable for character homes in Edgemont, as they often underweight the land component relative to what buyers are actually paying.
Key examples illustrating the land story:
3399 Edgemont Blvd (73 years old, 2020): $1,525,000 — the lowest sale in the dataset, almost certainly a land play
3647 Loraine Ave (67 years old, 2020): $2,000,000 in 1 day at asking — buyers knew exactly what they were getting
938 Leovista Ave (70 years old, 2022): $2,372,000 in 1 day at 24.9% over asking — the strongest over-asking result in the entire dataset
1116 Ridgewood Dr (74 years old, 2025): $1,499,999 — the current entry point for a character home lot in Edgemont
Older Edgemont homes (41–60 years old) — the renovation opportunity
Remarkably, the older home segment is the only category where the 2025 median ($2,680,000) exceeds every prior year in the dataset. This is an important signal for buyers. Specifically, as character homes have become more expensive and new builds have largely disappeared, buyers seeking a liveable home they can renovate over time — without paying new build prices — have pushed demand into this 41–60 year cohort. Furthermore, the 2025 sale-to-list ratio of 98.7% is the strongest of any age category that year.
Notable example: 3623 Sunnycrest Drive (55 years old) sold in 2021 in 0 days at $3,400,000 — 13.4% over its $2,998,000 ask. This is the strongest over-asking result in the entire six-year dataset, achieved on a 55-year-old home. Consequently, this illustrates that the older home and land value dynamics overlap significantly at the right price point and street.
Edgemont homes by bedroom: how each category has moved
3-bedroom Edgemont homes — the entry point
Year
Median Price
Avg $/sqft
Avg DOM
Sale/List
2020
$1,889,000
$1,002
14 days
98.5%
2021
$2,105,000
$1,176
18 days
102.6%
2022
$2,372,000
$1,045
21 days
99.6%
2023
$2,315,000
$1,198
28 days
97.3%
2024
$2,354,000
$1,174
15 days
98.7%
2025
$2,000,000
$1,170
14 days
95.9%
2026*
$2,032,500
$1,156
22 days
96.3%
4-bedroom Edgemont homes — the family sweet spot
Year
Median Price
Avg $/sqft
Avg DOM
Sale/List
2020
$2,101,000
$859
38 days
97.7%
2021
$2,348,000
$962
11 days
102.3%
2022
$2,322,000
$997
20 days
99.1%
2023
$2,350,000
$999
14 days
100.9%
2024
$2,593,000
$964
21 days
99.6%
2025
$2,385,000
$991
27 days
97.3%
2026*
$2,032,500
—
73 days
92.9%
5 and 6-bedroom Edgemont homes — the upper market
Year
Median 5BR
Median 6BR
Combined Avg DOM
Combined Sale/List
2020
$2,500,000
$3,000,000
29 days
94.3%
2021
$2,425,000
$3,508,000
21 days
99.3%
2022
$2,590,000
—
32 days
101.6%
2023
$3,200,000
$3,700,000
7 days
101.3%
2024
$2,670,000
$3,700,000
9 days
99.8%
2025
$2,900,000
$3,275,000
16 days
97.2%
2026*
$3,340,000
$3,792,500
30 days
101.1%
*2026 includes pending transactions through May 2026.
The 5 and 6-bedroom 2026 pending data is particularly noteworthy. Specifically, the combined sale-to-list of 101.1% — meaning over asking on average — signals that larger Edgemont homes in the upper price tier are recovering strongly. Additionally, the pending median for 6-bedrooms of $3,792,500 is approaching the 2022 peak. As a result, buyers considering larger Edgemont homes in 2026 should expect competition rather than the leverage that exists in some other categories.
How quickly Edgemont homes sell — a year-by-year breakdown
Year
Sold in 0–7 days
8–14 days
15–30 days
31–60 days
60+ days
2020
13 (27%)
10 (21%)
11 (23%)
8 (17%)
6 (12%)
2021
34 (47%)
15 (21%)
7 (10%)
7 (10%)
8 (11%)
2022
8 (29%)
4 (14%)
7 (25%)
6 (21%)
3 (11%)
2023
12 (33%)
12 (33%)
5 (14%)
6 (17%)
1 (3%)
2024
12 (39%)
6 (19%)
8 (26%)
3 (10%)
2 (6%)
2025
12 (43%)
6 (21%)
5 (18%)
2 (7%)
3 (11%)
The speed data reveals something important about 2025 specifically. Even though median prices pulled back and over-asking rates dropped, 43% of Edgemont homes still sold within 7 days — the highest proportion in the entire dataset. Therefore, what is happening is not that the market is slow. Rather, correctly priced Edgemont homes are moving faster than ever, while overpriced ones drag the average up. As a result, the overall average DOM masks a market that is more bifurcated than any prior year.
What the Edgemont homes data tells buyers and sellers in 2026
If you are selling an Edgemont home in 2026
The data is unambiguous. Specifically, Edgemont homes that are priced at or slightly below current comparable sales are still selling in days — often with multiple offers. However, homes priced at 2021–2022 levels or with aspirational pricing are sitting for 90–140+ days and ultimately selling well under list. Furthermore, the cost of that wait is not just the final discount — it is the carrying costs, the stale listing stigma, and the leverage that passes to buyers with every passing week. The most important question a seller can ask in 2026 is not “what did my neighbour get in 2021?” — it is “what have Edgemont homes like mine actually sold for in the last 90 days?”
If you are buying an Edgemont home in 2026
For buyers, the current Edgemont market offers something absent since 2019: time and leverage on certain properties. Specifically, any listing over 60 days on market represents a motivated seller who has already demonstrated they will accept below ask. In contrast, fresh listings priced accurately will still move fast — therefore, buyers who are ready to act quickly have a meaningful advantage over those who need weeks to decide. Additionally, from a long-term perspective, the six-year data is reassuring: Edgemont homes have never had a prolonged collapse. Volume contracts, prices soften, and then the neighbourhood’s fundamentals — schools, village lifestyle, trail access, low turnover — reassert themselves.
Currently listed — Edgemont homes for sale
If you’re actively searching right now, you can browse all current Edgemont listings directly on my site — filtered to the neighbourhood and updated in real time. Given the data above, inventory moves quickly on well-priced properties, so it’s worth checking regularly or reaching out to be notified the moment something new hits.
Here’s the 2026 Edgemont sales data — both closed and pending:
3474 Greentree Lane
Closed
71 yrs
3
$2,165,000
$1,413
3
3658 Loraine Ave
Closed
74 yrs
4
$1,890,000
$898
51
2762 Newmarket Dr
Pending
76 yrs
3
$1,865,000
—
2
963 Belmont Ave
Pending
72 yrs
4
$2,100,000
—
95
$198K under list
3630 Bluebonnet Rd
Pending
71 yrs
3
$2,070,000
—
141
$30K under list
2752 Newmarket Dr
Pending
29 yrs
5
$3,280,000
—
2
Over asking
3586 Emerald Dr
Pending
23 yrs
5
$3,400,000
—
1
Over asking
1026 Belmont Ave
Pending
6 yrs
6
$3,600,000
—
115
$399K under list
3476 Wellington Cr
Pending
15 yrs
6
$3,985,000
—
3
Over asking
Want to know what your Edgemont home is worth today?
Whether you’re thinking about selling, evaluating a purchase, or simply trying to understand where your home sits in the context of six years of market movement — get a no-obligation home evaluation here, or reach out directly for a conversation backed by real data.
About Yuliya Lys: Having lived in these neighbourhoods throughout her life, Yuliya’s focus remains within a 30-minute radius of downtown Vancouver, including West Vancouver, North Vancouver, the Westside, Yaletown, and Coal Harbour. This deep local knowledge allows her to advise with context, nuance, and a true understanding of how each market moves. Data reflects MLS® closed and pending detached home transactions in Edgemont, North Vancouver, January 2020–May 2026. Includes Handsworth Secondary catchment area. Not intended as a formal appraisal.
Vancouver Westside Detached Homes in 2026 — What Buyers and Sellers Need to Know
From Kitsilano to Shaughnessy to Point Grey — what Vancouver’s most prestigious detached market is doing right now.
The Vancouver Westside detached home market in 2026 is a study in contrasts. A W 15th Avenue home sells in 6 days at over asking. Meanwhile, a Deering Island Place property sits for 324 days before selling at $340,000 under list. The difference is not the neighbourhood — it is the price. Below is a full breakdown of what’s selling on Vancouver’s Westside right now, with real addresses and real numbers, for buyers, sellers, and anyone relocating to Vancouver from another province or the US.
Vancouver Westside detached homes: the 2026 headline numbers (January–May 2026)
Based on 130 closed detached home transactions on the Vancouver Westside from January through May 2026:
Median sold price: $3,100,000
Average price per square foot: ~$1,003/sqft
Average days on market: 48 days
Sale-to-list ratio: 93.7% — sellers averaging 6.3% under asking
50 out of 130 sold (38%) went firm within two weeks
Only 12 sold over asking — almost exclusively under $3M
Price range: $1,406,000 – $9,025,000
Importantly, the Westside is the most expensive and most polarised of the three detached markets. Well-priced homes in the $2M–$3M range are still moving quickly. However, anything above $4M is taking significantly longer, with buyers holding firm on price. As a result, pricing strategy on the Westside matters more in 2026 than it has in years.
Vancouver Westside detached home values — by neighbourhood and price tier
Entry tier — $1.4M to $2.2M (South Granville, Marpole, SW Marine)
Median sold: ~$1,950,000 | Typical $/sqft: $750–$950
The most accessible end of the Westside market, concentrated in Marpole, South Granville, and SW Marine Drive. Additionally, this tier includes some RT-2 and RM-4 zoned properties where land value and redevelopment potential drive the price rather than the existing structure.
Core Westside — $2.2M to $3.5M (Dunbar, Arbutus, MacKenzie Heights, Kerrisdale)
Median sold: ~$2,800,000 | Typical $/sqft: $900–$1,250
The most active segment — 39 sales in this range during the period. Consequently, this is where the most buyer competition exists and where over-asking results are still occurring. Specifically, streets like W 10th, W 15th, and W 13th in Dunbar and Arbutus are trading briskly.
Median sold: ~$4,050,000 | Typical $/sqft: $1,000–$1,400
This tier includes the most desirable streets in Vancouver — Angus Drive, Doncaster Way, W 29th, W 37th, and the Point Grey Road waterfront. Furthermore, the quality of construction, lot size, and view all drive substantial premiums within this bracket.
Median sold: ~$5,900,000 | Typical $/sqft: $1,150–$3,773
The top of the Vancouver Westside market. In short, Point Grey Road is in a category of its own — 3167 Point Grey Road sold at $3,773/sqft, the highest per-sqft result across all three markets in this report. Nevertheless, even at this tier, buyers are disciplined and expect accurate pricing.
Vancouver Westside detached homes: recent sales spotlight
Core Westside — active mid-market
Address
Neighbourhood
Bed
$/sqft
Sold Price
DOM
Note
555 W 19th Ave
Cambie/Westside
4
$942
$2,000,000
1
At asking
3528 W 10th Ave
Dunbar
5
$1,000
$2,458,000
7
Over asking
3340 W 15th Ave
Arbutus
3
$1,266
$2,750,000
6
Over asking
3415 Ash St
Cambie
4
$1,238
$2,710,000
8
Over asking
2975 W 15th Ave
Arbutus
4
$1,373
$3,875,000
8
Over asking
1747 Balaclava St
Kitsilano
5
$1,376
$4,240,000
8
Over asking
Six over-asking results in the core Westside — notably, all within the $2M–$4.25M range and all selling in under 10 days. Additionally, 1747 Balaclava at $4.24M over asking in 8 days signals that well-positioned Kitsilano detached is still attracting competitive interest. In other words, the Westside market rewards precision pricing.
Premium Westside and luxury
Address
Neighbourhood
Bed
$/sqft
Sold Price
DOM
Note
6149 Angus Dr
S. Granville
5
$1,165
$5,825,000
2
4178 Doncaster Way
MacKenzie Hts
5
$1,218
$5,900,000
16
1189 W 32nd Ave
Shaughnessy
6
$1,207
$6,690,000
9
5637 Laburnum St
Kerrisdale
5
$1,152
$7,308,800
167
6005 Alma St
Point Grey
6
$1,195
$8,185,000
42
3167 Point Grey Rd
Point Grey
2
$3,773
$9,025,000
18
3167 Point Grey Road at $9.025M is the top sale of the period — and at $3,773/sqft, it is the highest price per square foot across all three markets we track. However, note that 5637 Laburnum took 167 days to sell at $7.3M — even premium properties, therefore, require correct pricing to avoid prolonged market exposure.
The slow movers — Westside overpricing in numbers
Address
Sold Price
List Price
DOM
Discount
3422 Deering Island Place
$3,650,000
$3,990,000
324
$340K under
1091 Richelieu Ave
$2,900,000
$2,988,000
320
$88K under
6361 Granville St
$3,270,000
$3,880,000
216
$610K under
3631 W 26th Ave
$2,765,000
$2,990,000
212
$225K under
4427 W 16th Ave
$2,085,000
$2,280,000
191
$195K under
Deering Island Place sat 324 days — nearly a full year — before selling at $340,000 under list. Meanwhile, comparable homes on nearby streets were selling in under two weeks at asking. The Westside market, therefore, is not slow. Overpriced listings are slow. The distinction matters enormously for anyone preparing to sell.
Vancouver Westside for relocators — moving from Toronto, Calgary, or the US
The Vancouver Westside is consistently the first choice for buyers relocating from Toronto, Calgary, San Francisco, and New York who are seeking a premier urban address. Specifically, here is what draws them:
School catchments that are among the best in Canada — Lord Byng, Point Grey Secondary, Magee, and Prince of Wales
Walking distance to Kitsilano Beach, the Seawall, and Jericho Beach from most of the Westside
A density of amenities — W 4th Ave, W 10th Ave, and Broadway corridors offer world-class restaurants, coffee, and retail
Relatively lower property transfer tax compared to Ontario
The softest market conditions since 2018 — buyers from other markets are finding genuine value and real negotiating room in 2026
For Toronto buyers in particular, the value comparison is compelling. Specifically, a $3M Westside detached home offers significantly more land, better climate, and comparable school quality to a $3M Toronto property — often with an ocean or mountain view included. Furthermore, the 2026 conditions offer something rare — time to make a considered decision without a bidding war.
Important note for international buyers
As of 2025, Canada’s ban on foreign buyers purchasing residential property has been extended through January 1, 2027. Therefore, in order to purchase a residential property in Canada, buyers must be Canadian citizens, permanent residents, or otherwise qualify under specific exemptions. If you are relocating from the United States or another country and do not yet hold Canadian citizenship or permanent residency, it is essential to confirm your eligibility before beginning your property search. Consequently, a qualified immigration lawyer and your real estate agent can help clarify your status and what options may be available to you.
Working with Yuliya on the Vancouver Westside
Whether you are selling a family home in Dunbar, evaluating a Point Grey purchase, or relocating from another city and trying to understand where to focus your search — reach out for a real conversation backed by real data.
“What is my Vancouver Westside home worth in 2026?” I’ll pull the street-level comps and give you a straight answer — no automated estimates. Home Evaluation Link
How does the Vancouver Westside compare to North Vancouver and West Vancouver?
The Westside median of $3.1M is the highest of the three detached markets — but it also offers the most urban lifestyle, best transit access, and strongest school catchments. In contrast, North Vancouver ($1.91M median) offers more square footage per dollar with a mountain lifestyle, while West Vancouver ($2.915M median) offers prestige and privacy on larger lots. For comparison data, read the North Vancouver detached homes report and the West Vancouver detached homes report.
Currently listed — a Point Grey trophy address
For buyers seeking the pinnacle of Vancouver Westside detached living, 1550 Blanca Street is currently listed through The Partners Real Estate at $17,398,000. Positioned on what is widely regarded as one of the most prestigious streets in the country, this is a genuinely rare opportunity — a 6,019 sqft residence on a 10,462 sqft Point Grey lot, surrounded by architectural masterpieces commanding $50M+ values. Specifically, this is a canvas property with design vision already developed by Hodgson Design Associates, positioned for a world-class renovation at a fraction of the cost of building from scratch. Invest $5–$7M into a refined luxury transformation and you are consequently positioned within an elite enclave where the surrounding properties command double the total investment. Furthermore, properties at this address and at this price-to-potential ratio are not replaced when they sell — this is a once-in-a-generation opportunity on one of Canada’s finest streets. To arrange a private showing, reach out directly.
About Yuliya Lys
Having lived in these neighbourhoods throughout her life, Yuliya’s focus remains within a 30-minute radius of downtown Vancouver, including West Vancouver, North Vancouver, the Westside, Yaletown, and Coal Harbour. This deep local knowledge allows her to advise with context, nuance, and a true understanding of how each market moves.
Data reflects MLS® closed detached home transactions on the Vancouver Westside, January–May 2026. Not intended as a formal appraisal.
Luxury waterfront to mountain-view estates — what the West Vancouver house market is actually doing right now.
If you’re exploring West Vancouver detached homes in 2026 — whether you’re a local seller, a buyer relocating from out of province, or an international buyer drawn to one of Canada’s most coveted addresses — the market is more nuanced than it appears. Prices range from $1.25M for raw land to $16.75M for a Bellevue Avenue estate. Moreover, the difference between selling in 7 days and sitting for 362 days often comes down to one thing: pricing discipline. Here is what the data shows.
West Vancouver detached homes: the 2026 headline numbers (January–May 2026)
Based on 78 closed detached home transactions in West Vancouver from January through May 2026:
Median sold price: $2,915,000
Average price per square foot: ~$821/sqft
Average days on market: 56 days
Sale-to-list ratio: 92.0% — sellers are averaging 8% under asking
18 out of 78 sold (23%) went firm within two weeks
Only 5 sold over asking — all in the $2.1M–$3M range
Price range: $300,000 – $16,750,000
Importantly, West Vancouver is a patient market in 2026. Buyers are disciplined and well-researched. Consequently, sellers who price to the 2021–2022 market are sitting for months, while those who price to current reality are moving in days. The gap between these two outcomes is stark and well-documented in the data below.
What West Vancouver detached home values look like — by price tier
Entry tier — $1.25M to $2.2M
Median sold: ~$2,000,000 | Typical $/sqft: $620–$900
This tier is dominated by older homes in Ambleside, Cedardale, and lower Caulfeild — many originally built in the 1960s–80s. Additionally, some lots in this range are purchased for land value and redevelopment potential rather than the existing structure.
Mid-market — $2.2M to $3.5M
Median sold: ~$2,850,000 | Typical $/sqft: $750–$1,000
The most active segment, with the greatest range of product — from updated Chartwell homes to newer builds in Whitby Estates and Caulfeild. As a result, condition and renovation quality drive significant price variation within this bracket. Buyers here are, above all, experienced and comparative shoppers.
Upper market — $3.5M to $6M
Median sold: ~$3,900,000 | Typical $/sqft: $850–$1,200
This is where prestige streets like Radcliffe Avenue, Ottawa Avenue, Chartwell Drive, and upper Eyremount command clear premiums. Specifically, views, lot size, and quality of finishes are the key value drivers at this tier.
Luxury tier — $6M+
Median sold: ~$11.35M | Typical $/sqft: $650–$2,500+
Bellevue Avenue waterfront, King Georges Way, and Evergreen Avenue estates. In short, this is a global market — buyers are coming from Hong Kong, the US, and Ontario, and are comparing West Van to equivalent luxury addresses worldwide.
West Vancouver real estate: recent sales spotlight
Mid-market sales — $2M to $3.5M
Address
Bed
$/sqft
Sold Price
DOM
Note
3980 Westridge Ave
4
$782
$2,252,000
5
Over asking
6760 Batchelor Bay Place
2
$650
$2,450,000
9
Over asking
589 St Giles Rd
4
$1,194
$2,653,000
6
At asking
1451 Chartwell Dr
4
$861
$2,875,000
15
938 Kings Ave
4
$784
$2,930,000
6
5532 Westhaven Rd
5
$598
$2,950,000
7
Over asking
3373 Radcliffe Ave
5
$1,537
$5,750,000
11
At asking
Westridge Avenue sold in 5 days over asking, and Batchelor Bay closed in 9 days over asking — both under $2.5M. Furthermore, 3373 Radcliffe Avenue at $5.75M sold in just 11 days at asking, demonstrating that the prestige waterfront tier still attracts decisive buyers when priced correctly.
Upper market and luxury sales
Address
Bed
$/sqft
Sold Price
DOM
Note
4208 Evergreen Ave
4
$1,660
$8,200,000
7
1050 King Georges Way
6
$1,035
$11,350,000
93
2604 Bellevue Ave
5
$2,062
$11,500,000
0
Sold same day
2612 Bellevue Ave
4
$2,493
$16,750,000
255
Listed at $19.8M
2604 Bellevue Avenue sold the same day it listed at $11.5M. In contrast, 2612 Bellevue sat 255 days before selling at $16.75M — down from a $19.8M ask. That $3M gap, therefore, is the direct cost of testing the market at a price no buyer was prepared to meet.
The slow movers — what overpricing costs in West Van
Address
Bed
Sold Price
List Price
DOM
Discount
3898 Southridge Ave
6
$3,050,000
$3,360,000
362
$310K under
1151 Millstream Rd
6
$2,960,000
$3,288,000
232
$328K under
2138 Westhill Place
4
$2,550,000
$3,300,000
223
$750K under
1131 Fulton Ave
2
$1,780,000
$2,498,000
205
$718K under
These four properties spent 205–362 days on market before selling. Notably, the Westhill Place home sold at $750,000 under its original ask. Every month on market, therefore, compounds the problem — days-on-market stigma, carrying costs, and buyer leverage all increase with time.
West Vancouver for international buyers and relocators
West Vancouver consistently attracts buyers from Hong Kong, mainland China, the United States, and Ontario. The reasons are well established:
One of Canada’s most recognised luxury addresses with global name recognition
Mountain and ocean views that are genuinely irreplaceable — you cannot replicate this geography
Proximity to downtown Vancouver via the Lions Gate Bridge — approximately 20 minutes on a clear day
Some of BC’s highest-performing schools including West Vancouver Secondary and Sentinel
Comparatively lower property tax than equivalent luxury properties in California or Ontario
For buyers relocating from Toronto or California, West Vancouver often represents better value per square foot than equivalent luxury addresses in those markets — with superior mountain and water views included. Furthermore, the 2026 market conditions mean buyers have genuine negotiating room that simply was not available in 2021.
Important note for international buyers
As of 2025, Canada’s ban on foreign buyers purchasing residential property has been extended through January 1, 2027. Therefore, in order to purchase a residential property in Canada, buyers must be Canadian citizens, permanent residents, or otherwise qualify under specific exemptions. If you are relocating from the United States or another country and do not yet hold Canadian citizenship or permanent residency, it is essential to confirm your eligibility before beginning your property search. Consequently, a qualified immigration lawyer and your real estate agent can help clarify your status and what options may be available to you.
Working with Yuliya and Derek in West Vancouver
Yuliya and Derek have been consistently active in West Vancouver — one of their most productive markets. Their approach combines granular street-level data with a deep understanding of what drives value in West Van specifically: views, lot orientation, proximity to the water, and school catchment. As a result, their clients make decisions grounded in real comparables rather than outdated estimates.
If you are thinking about selling your West Vancouver home, the data shows clearly that pricing strategy is everything in this market. Specifically, a well-priced home on a desirable street can sell in under two weeks, while an overpriced one can sit for a year. Reach out for a straight conversation about what your home would realistically achieve today.
“What is my West Vancouver home worth in 2026?” Reach out directly and I’ll pull the comps for your street — no automated estimates, just real data.
How does West Vancouver compare to North Vancouver and the Westside?
West Vancouver’s median of $2.915M sits between North Vancouver ($1.91M) and the Vancouver Westside ($3.1M) — but the product and lifestyle are distinctly different. Specifically, West Van offers larger lots, more privacy, and mountain proximity that neither of the other markets can match at the same price. For comparison data, read the North Vancouver detached homes report and the Vancouver Westside detached homes report.
We currently have two exceptional West Vancouver detached properties listed through The Partners Real Estate, representing opposite ends of the market and two distinct lifestyle propositions.
Currently listed — West Vancouver detached homes through The Partners
3906 Marine Drive is listed at $18,298,000 — arguably one of the most extraordinary waterfront properties available in Canada right now. Designed by award-winning architect Craig Chevalier and built by luxury builder Goldwood Homes, this West Bay residence sits on approximately 150 feet of natural shoreline with floor-to-ceiling glass walls, uninterrupted panoramic ocean views, and the rare sensation of living directly above the Pacific. At 5,602 sqft on a 12,734 sqft lot with 4 bedrooms, 6 bathrooms, and expansive terraces, it is a generational opportunity on one of the world’s most coveted waterfront addresses.
6252 Overstone Drive is listed at $6,998,000 — a 2019-built Gleneagles masterpiece designed by award-winning architect Fritz de Vries. Perched on a private one-third acre lot steps from Gleneagles Golf Course, the home offers 180-degree ocean and island views, striking concrete architecture, and close to $800,000 in owner upgrades including custom millwork, heated driveway, and advanced security. At 4,481 sqft with 4 bedrooms and a spa-like primary suite, it represents the best of refined West Coast living with genuine privacy — a combination that is increasingly rare at any price in West Vancouver.
To arrange a private showing on either property, reach out directly.
About Yuliya Lys
Having lived in these neighbourhoods throughout her life, Yuliya’s focus remains within a 30-minute radius of downtown Vancouver, including West Vancouver, North Vancouver, the Westside, Yaletown, and Coal Harbour. This deep local knowledge allows her to advise with context, nuance, and a true understanding of how each market moves.
Data reflects MLS® closed detached home transactions in West Vancouver, January–May 2026. Not intended as a formal appraisal.
Real sold prices, building data, and what the Kitsilano market is actually doing right now.
If you’re thinking about buying or selling Kitsilano real estate in 2026, the data tells a more nuanced story than the headlines suggest. Kitsilano isn’t one market — it’s three: condos, townhouses, and half-duplexes, each behaving differently depending on price point, street, and how the property is priced. Here’s a complete breakdown of what’s actually sold so far this year, with real addresses and real numbers.
Kitsilano real estate values: the 2026 headline numbers (January–April 2026)
Based on 99 sold transactions in Kitsilano from January through April 2026:
Median sold price: $896,000
Average price per square foot: ~$1,106/sqft
Average days on market: 24 days
Sale-to-list ratio: 98.1% — sellers are getting close to asking when priced correctly
54 out of 99 sold (55%) went firm within two weeks
20 sold over asking — mainly townhouses and half-duplexes
10 units sat 60+ days before selling
Importantly, that two-week stat is the one to watch. More than half of Kitsilano properties are still trading quickly — however, the ones sitting are sitting for a long time. The gap between well-priced and overpriced has widened considerably in 2026.
Kitsilano real estate by property type — condos, townhouses, and half-duplexes
Unlike Yaletown, Kitsilano offers three distinct product types. Each has its own price range, buyer profile, and market dynamics.
Condos and apartments
Median sold price: $782,500 | Typical $/sqft: $950–$1,200 | Avg DOM: 25 days
The most active segment with 68 sales in the period. Additionally, condos here skew older than downtown, which means more character — but also higher strata fees on average (~$0.67/sqft/month) and more variability in condition. Well-located one-bedrooms near the beach or on quieter streets continue to trade above $700K.
Townhouses
Median sold price: $1,576,500 | Typical $/sqft: $950–$1,220 | Avg DOM: 18 days
The fastest-moving segment in Kitsilano — 16 sales averaging just 18 days on market. Townhouses are attracting buyers who want more space without stepping into full detached pricing. Furthermore, several sold over asking, including a W 1st Ave two-bedroom at $1,760,000 that sold in 3 days at 11% over list.
Half-duplexes
Median sold price: $2,235,000 | Typical $/sqft: $1,245–$1,540 | Avg DOM: 25 days
The premium end of the Kitsilano market. Half-duplexes are effectively ground-oriented homes with private entrances, yards, and no strata fees. As a result, they attract a different buyer entirely — typically families or upsizers coming out of condos. Strong streets like W 3rd, W 5th, and W 6th are consistently achieving $1,400–$1,540/sqft.
What your Kitsilano property might be worth — by size
Studios
Sold range: $395,000–$415,000 | Typical $/sqft: $853–$930
Limited demand, primarily investor-driven. The Star of Kitsilano on W 4th accounts for most activity in this category.
One-bedroom condos
Median sold price: $699,000 | Median size: ~656 sqft | Typical $/sqft: $900–$1,225
The most active condo segment with 40 sales. There’s a wide range here — older buildings on quieter streets start in the low $500Ks, while newer or well-renovated units near the waterfront push past $850K. Location within Kitsilano matters significantly at this price point.
Two-bedroom condos and townhouses
Median sold price: $1,085,000 | Median size: ~903 sqft | Typical $/sqft: $970–$1,330
The broadest range in the market — from $780K for an older two-bed to $1,480,000 for a beachside two-bed at Windgate on W 2nd. Consequently, two-bedrooms are the most buyer-contested product in Kitsilano, especially in the $900K–$1.2M range.
Three-bedroom and larger
Median sold price (condos/townhouses): $1,825,000 | Typical $/sqft: $1,000–$1,540+
This is where half-duplexes dominate. Three-bedroom half-duplexes on premium Kits streets are trading at $1,800,000–$2,715,000 depending on street, size, and finishes. In contrast, three-bedroom condos start around $950K and top out around $1.2M.
Kitsilano real estate: recent sales spotlight
Here’s a cross-section of what actually sold in Kitsilano in 2026 — organized by property type to give you a clear sense of where each segment is trading.
Condos — entry to mid-range
Address
Building
Bed
Sold Price
$/sqft
DOM
Unit 312, 2680 W 4th Ave
Star of Kitsilano
Studio
$395,000
$853
2
Unit 206, 1688 Cypress St
Yorkville South
1 Bed
$520,000
$945
3
Unit 304, 2416 W 3rd Ave
Landmark Reef
1 Bed
$590,000
$909
14
Unit 405, 2688 Vine St
Treo
1 Bed
$599,000
$1,073
9
Unit 103, 2028 W 11th Ave
The Maples
1 Bed
$690,000
$1,200
2
Unit 311, 2268 Redbud Lane
Ansonia
1 Bed
$725,000
$1,208
3
Unit 101, 3023 W 4th Ave
—
1 Bed
$730,000
$1,113
1
Note the spread — from $520K at Yorkville South to $730K on W 4th in one month. Building age, finishes, and proximity to the beach drive that $200K gap on what are ostensibly similar units.
Condos — upper range
Address
Building
Bed
Sold Price
$/sqft
DOM
Unit 253, 2175 Salal Dr
The Savona
1 Bed
$815,000
$1,120
2
Unit 409, 2250 W 3rd Ave
Henley Park
2 Bed
$987,000
$1,150
9
Unit 706, 2137 W 10th Ave
The ‘i’ by Adera
2 Bed
$1,007,000
$1,104
7
Unit 406, 2181 W 12th Ave
The Carlings
2 Bed
$1,270,000
$1,327
6
Unit 401, 1925 W 2nd Ave
Windgate Beachside
2 Bed
$1,480,000
$1,311
2
Unit 204, 2410 Cornwall Ave
Spinnaker
2 Bed
$1,170,000
$1,294
55
The Carlings on W 12th sold in 6 days at $1,327/sqft — a strong result for the building. However, the Spinnaker unit on Cornwall took 55 days at a similar price, illustrating how much pricing strategy matters even in a desirable location.
Townhouses
Address
Bed
Sold Price
$/sqft
DOM
1985 Dunbar St
2 Bed
$1,168,000
$1,134
10
104, 2688 Vine St
2 Bed
$1,260,000
$1,217
12
2723 W 1st Ave
2 Bed
$1,320,000
$954
3
3540 W 5th Ave
2 Bed
$1,349,000
$1,213
26
1858 W 1st Ave
2 Bed
$1,503,000
$1,085
10
2564 W 6th Ave
2 Bed
$1,760,000
$1,211
3
1866 W 15th Ave
2 Bed
$1,925,000
$1,205
5
The W 6th Ave townhouse at $1.76M sold in 3 days at 11% over asking — the strongest result in the townhouse segment. In contrast, the W 3rd Ave unit at $1.35M took 26 days, suggesting the $1.3M–$1.4M range is where buyers are being more selective.
Half-duplexes
Address
Bed
Sold Price
$/sqft
DOM
Note
3260 W 8th Ave
2 Bed
$1,842,000
$1,475
2
Over asking
3232 W 5th Ave
3 Bed
$1,825,000
$1,541
1
Over asking
3241 W 6th Ave
3 Bed
$1,860,000
$1,397
2
At asking
2635 W 12th Ave
3 Bed
$2,235,000
$1,456
35
Under asking
3081 W 14th Ave
3 Bed
$2,288,000
$1,493
44
Under asking
3036 W 13th Ave
3 Bed
$2,430,000
$1,537
14
Under asking
3186 W 11th Ave
4 Bed
$2,690,000
$1,411
17
Under asking
3242 W 3rd Ave
3 Bed
$2,715,000
$1,502
39
Under asking
The pattern is clear: smaller half-duplexes in the $1.8M–$1.9M range are moving in days, often over asking. Larger ones in the $2.2M–$2.7M range are taking longer and selling under list. That’s not a weak market — that’s a pricing ceiling buyers are being disciplined about.
The top of the market
Address
Type
Bed
Sold Price
$/sqft
DOM
2449 Point Grey Rd
Townhouse
2 Bed
$3,975,000
$2,535
61
The standout sale of the period — 2449 Point Grey Road at $3,975,000. A two-bedroom townhouse on one of Vancouver’s most coveted streets, achieving $2,535/sqft. It sat 61 days, but ultimately sold, establishing the ceiling for the Kitsilano waterfront.
What happens when Kitsilano real estate is mispriced
Address
Type
Sold Price
DOM
Note
Unit 219, 2680 W 4th Ave
Studio condo
$399,000
132
Listed at $449,000
Unit 1628 Cypress St
1 Bed condo
$585,000
170
Listed at $599,000
Unit 216, 1990 W 6th Ave
1 Bed condo
$592,500
114
Listed at $605,000
Unit 208, 2528 Collingwood
1 Bed condo
$572,000
111
Listed at $591,500
2449 Point Grey Rd
Townhouse
$3,975,000
61
Listed at $4,188,000
In short, every one of these sold — eventually. However, the Cypress Street condo sat 170 days before selling at $585,000 on a $599,000 ask. That’s months of carrying costs, stale listing stigma, and a buyer who knew they had leverage. Consequently, the difference between the right price and the wrong price in Kitsilano isn’t just dollars — it’s months.
Want to see every sale on your street or in your building?
The data above covers the most illustrative sales — but there were 99 transactions in Kitsilano from January through April 2026 alone. If you want a complete breakdown specific to your building, street, or property type — with exact sold prices, days on market, and list-to-sale ratios — I’m happy to pull that for you directly.
“Can you send me the recent sales on my street?” That’s all you need to say. Reach out by email, text, or Instagram DM and I’ll send you a clean breakdown for your specific area — usually within a few hours. Email: yuliya@yuliyalys.com Phone/Text: 604-500-5838 Instagram: @yuliyalys.realestate
Even so, it’s worth knowing this data even if you’re not planning to sell. Understanding what your neighbours sold for — and how long it took — changes how you think about your own property.
What BC Assessment doesn’t tell you about Kitsilano real estate
BC Assessment values are set in July of the prior year and reflect market conditions at that point in time. They’re useful for tax purposes, but they’re not a current market value. In practice, your assessed value could be 10–20% off from what a buyer would actually pay today — in either direction — depending on your property type and street.
The only accurate number is a current comparative market analysis (CMA) that looks at what’s actually sold in the last 90–180 days, adjusted for type, condition, floor or level, and location within Kitsilano.
Currently listed – Kitsilano real estate for sale
There are currently around 89 condos listed for sale in Kitsilano, with a median list price of $799K and prices ranging from the low $400Ks to $2.6M. Add townhouses and half-duplexes and total active inventory sits around 200 properties across all types. With that much choice on the market, buyers have room to be selective — which makes pricing and presentation more important than ever for sellers. You can browse current Kitsilano listings directly on my site, or reach out and I’ll filter them by type, street, or budget.
How does Kitsilano compare to Yaletown?
If you’re weighing Kitsilano against other Vancouver neighbourhoods, the numbers tell an interesting story. Kitsilano’s median sold price of $896,000 sits slightly above Yaletown’s $835,000 — but the product mix is completely different. Yaletown is almost entirely condos, while Kitsilano offers townhouses and half-duplexes that top out well above $2M. For a full breakdown of how Yaletown is trading right now, including building-by-building data and recent sales with addresses, read the Yaletown condo market report →
Want to know what your Kitsilano property is worth?
Whether you’re thinking about selling, upsizing, or just curious where the market is — I can pull a CMA specific to your property based on real 2026 Kitsilano sales data. No obligation, no pressure.
Email: yuliya@yuliyalys.com
Phone/Text: 604-500-5838
Instagram: @yuliyalys.realestate
About Yuliya Lys
Having lived in these neighbourhoods throughout her life, Yuliya’s focus remains within a 30-minute radius of downtown Vancouver, including West Vancouver, North Vancouver, the Westside, Yaletown, and Coal Harbour. This deep local knowledge allows her to advise with context, nuance, and a true understanding of how each market moves.
Data reflects MLS® sold transactions in Kitsilano, January–April 2026. Not intended as a formal appraisal.
If you’ve been wondering about your Yaletown condo value right now, you’re not alone. The market has shifted meaningfully from the highs of 2021–2022, and the number your BC Assessment shows isn’t the number buyers are paying. Here’s what’s actually happening on the ground, broken down by size, building, and real addresses.
Yaletown condo values: the 2026 headline numbers (January–May 2026)
Based on sold transactions across Yaletown condos in the first five months of 2026:
Median sold price: $835,000
Average price per square foot: ~$1,027/sqft
Average days on market: 37 days
Sale-to-list ratio: 97% — most units selling about 3% under asking
46 out of 98 sold units (47%) went firm within two weeks
18 units sat 60+ days before selling
Importantly, that last point matters. The market isn’t slow across the board — well-priced, well-presented units are still moving quickly. The units dragging the average up are the ones priced above where the market is.
What determines your Yaletown condo value — by size
Studios and junior one-bedrooms
Sold range: ~$460,000–$560,000 | Price per sqft: ~$1,000–$1,050
As a result, it’s the smallest segment, with limited demand. Investors are selective here given carrying costs vs. rental income ratios.
One-bedroom units
Median sold price: $643,000 | Median size: ~663 sqft | Typical $/sqft: $1,000–$1,100
Overall, it’s the most active segment with 39 sales in the period. Well-located one-bedrooms in newer buildings with parking are at the higher end of this range.
Two-bedroom units
Median sold price: $982,500 | Median size: ~872 sqft | Typical $/sqft: $980–$1,100
The most liquid segment — 50 sales in five months. Two-bedroom units with two bathrooms, parking, and a functional layout continue to attract both end-users and investors.
Three-bedroom units
Median sold price: ~$1,665,000 | Typical $/sqft: $1,150–$1,200+
Additionally, there’s limited supply and stronger per-sqft pricing. Buyers in this range tend to be upsizers or larger families, and are less rate-sensitive.
Building-by-building snapshot
Where you are matters as much as how many bedrooms you have. Here’s a look at buildings with recent sales activity:
Building
Sales
Median Price
Median $/sqft
Avg DOM
The Max
5
$630,000
~$1,021
18 days
Yaletown Park 2
4
$630,000
~$951
13 days
Yaletown Park 1
3
$575,000
~$1,073
29 days
The Discovery
3
$795,000
~$839
56 days
Aqua at the Park
2
$835,000
~$923
26 days
Azura 2
2
$860,000
~$1,153
5 days
Vancouver House
2
$915,000
~$1,115
27 days
The Hamilton
2
$980,000
~$882
26 days
The Arc
2
$1,010,000
~$1,157
77 days
Park West 2
2
$1,275,000
~$1,214
9 days
Note the Azura 2 and Park West 2 are achieving strong per-sqft pricing with fast sales. The Discovery and The Arc are taking longer — which often signals overpricing or condition factors. Buildings closer to the waterfront command a clear premium.
Want to see every sale in your building?
The tables above show buildings with the most transaction activity — but Yaletown has dozens of buildings, and your building may not be listed here. That doesn’t mean there’s no data. It just means I haven’t published it all.
If you want to flip through every sale in your specific building — unit by unit, floor by floor, with exact sold prices, days on market, and list-to-sale ratios — I’m happy to send that to you directly. No forms, no automated reports. Just a clean breakdown of what’s actually sold in your building, sent to your inbox or DMs.
“Can you send me the recent sales in my building?” That’s all you need to say. Reach out by email, text, or Instagram DM and I’ll pull the data for your building specifically — usually within a few hours. Email: yuliya@yuliyalys.com Phone/Text: 604-500-5838 Instagram: @yuliyalys.realestate
It’s genuinely useful to see, even if you’re not planning to sell right now. Knowing where your neighbours sold — and how long it took — changes how you think about your own unit’s value.
Recent sales spotlight
Numbers tell part of the story — however, specific sales tell the rest. Here’s a cross-section of what actually sold in Yaletown so far in 2026, from entry-level to waterfront luxury.
Entry level — studios & one-bedrooms
Address
Building
Bed
Sold Price
$/sqft
DOM
Unit 1006, 939 Expo Blvd
The Max
Studio
$460,000
$1,025
26
Unit 503, 1238 Richards St
Metropolis
Studio
$509,000
$1,018
10
Unit 2803, 928 Homer St
Yaletown Park 1
1 Bed
$575,000
$1,132
4
Unit 807, 1088 Richards St
Richards Living
1 Bed
$595,000
$1,057
3
Unit 1902, 1010 Richards St
The Gallery
1 Bed
$605,000
$1,058
6
Unit 3206, 1495 Richards St
Azura 2
1 Bed
$929,000
$1,218
5
Note the Azura 2 one-bedroom at $929K — high floor, newer building, strong finishes. That’s what pushes a one-bed well past the median.
Mid-market two-bedrooms
Address
Building
Sqft
Sold Price
$/sqft
DOM
Unit 305, 977 Mainland St
Yaletown Park 3
827
$780,000
$943
2
Unit 705, 550 Pacific St
Aqua at the Park
903
$835,000
$925
19
Unit 3608, 928 Beatty St
The Max
836
$900,000
$1,077
14
Unit 2506, 1480 Howe St
Vancouver House
785
$905,000
$1,153
5
Unit 3002, 909 Mainland St
Yaletown Park 2
773
$947,000
$1,225
9
Unit 584, 87 Nelson St
The Arc
872
$905,000
$1,038
148
The Arc unit at 87 Nelson sat 148 days before selling — listed at $928,500, sold at $905,000. Compare that to the Yaletown Park 2 unit that sold in 9 days at nearly the same price. Clearly, building, floor, and pricing strategy matter enormously.
Upper mid-range & waterfront
Address
Building
Bed
Sold Price
$/sqft
DOM
Unit 2503, 1483 Homer St
The Waterford
2 Bed
$1,770,000
$1,362
1
Unit 122, 1228 Marinaside Cr
Crestmark II
3 Bed
$2,453,000
$1,198
5
Unit 2005, 1328 Marinaside Cr
The Concord
2 Bed
$2,480,000
$1,645
29
Unit 471, Beach Crescent
Park West 1
3 Bed
$2,775,000
$1,402
39
Unit 2502, 499 Pacific St
The Charleson
3 Bed
$2,790,000
$1,698
30
Unit 2302, 428 Beach Crescent
Kings Landing
2 Bed
$3,890,000
$2,223
4
Kings Landing at $3.89M sold in 4 days at 97% of list — waterfront two-bedrooms with the right finishes and views are still attracting serious buyers quickly. The Waterford two-bedroom at $1.77M sold in a single day at over asking.
The slow movers — what happens when pricing is off
Address
Building
Sold Price
DOM
List Price
Unit 904, 1331 Homer St
Pacific Point
$564,000
275
Listed at $600K
Unit 1802, 1408 Strathmore Mews
West One
$1,380,000
311
Listed at $1,450,000
Unit 906, 1288 Marinaside Cr
Crestmark
$1,300,000
126
Listed at $1,389,000
Unit 584, 87 Nelson St
The Arc
$905,000
148
Listed at $928,500
In short, these aren’t bad properties — they’re mispriced ones. The Strathmore Mews unit spent 311 days on market before selling at $70,000 below list. Every extra month on market is carrying costs, stale days-on-market stigma, and negotiating leverage shifting to the buyer.
The waterfront premium is real
The highest-value sales in this period were concentrated along Beach Crescent and Marinaside Crescent. Kings Landing, The Charleson, The Concord, and Park West are achieving $1,400–$2,200+/sqft — roughly double what a comparable-sized unit on Homer or Richards commands. Ultimately, view, building quality, and address together create a premium that doesn’t compress even in a softer market.
What BC Assessment doesn’t tell you
BC Assessment values are set in July of the prior year and therefore reflect market conditions at that point in time. They’re useful for tax purposes but they’re not a current market value. Depending on your building and unit, your assessed value may be 5–15% off from what a buyer would actually pay today — in either direction.
In practice, the only accurate number is a current comparative market analysis (CMA) that looks at what’s actually sold in the last 90–180 days in your building and similar buildings, adjusted for floor, view, condition, and layout.
Want to know your Yaletown condo value?
I can pull a CMA specific to your building and unit — based on real 2026 sales data, not estimates. No obligation, no pressure.
Currently listed — Yaletown condos for sale
If you’re curious what’s actively on the market right now, there are currently over 240 Yaletown condos listed for sale, with asking prices ranging from the mid-$400Ks to over $7M. Inventory is up, which means buyers have more options — and sellers have more competition. Pricing and presentation matter more than ever. You can browse current Yaletown listings directly on my site, or reach out and I’ll filter them to match exactly what you’re looking for.
Email: yuliya@yuliyalys.com
Phone/Text: 604-500-5838
Instagram: @yuliyalys.realestate
Having lived in these neighbourhoods throughout her life, Yuliya’s focus remains within a 30-minute radius of downtown Vancouver, including West Vancouver, North Vancouver, the Westside, Yaletown, and Coal Harbour. This deep local knowledge allows her to advise with context, nuance, and a true understanding of how each market moves.
Why this listing stands out in downtown Vancouver’s condo market
If you’re searching for a downtown Vancouver condo with real value, this is the one worth your attention….. In today’s downtown Vancouver condo market, sub-$1.5M corner suites above 1,300 sq ft are genuinely uncommon.. When buyers ask me what a “good” downtown Vancouver condo actually looks like, this is the kind of property I point to. Specifically, they want an efficient layout, real views, and a developer they can trust. Patina by Concert Properties delivers on all three. In fact, Concert is one of the few developers whose buildings genuinely hold up over time. As a result, this 29th-floor suite is one of their most coveted floor plans.
The northeast corner position gives you genuine 180° views — not partial, not “peek-a-boo” — and at 1,324 square feet, you have room to actually live in it. The solarium adds year-round versatility that a standard two-bedroom can’t offer.
Video tour — unit 2907 at Patina, 1028 Barclay Street, downtown Vancouver
The comp that tells the story
Numbers matter, and this building just gave us a useful one. For example, unit #3307 — a comparable suite in the same building — sold on January 20, 2026 for $1,639,000. Meanwhile, the current owner of #2907 originally purchased at $2,000,000. Because of this, a meaningful correction is already priced in before you even negotiate.
“Every square foot earns its place. That’s rarer than the price tag suggests.”
For a buyer, that gap between the comp and the ask is the value story. In other words, this unit is priced to move — not to test the market. Furthermore, in a segment where many sellers are still anchored to 2021–2022 peak values, a listing that has already absorbed the correction is worth serious attention.
What the unit includes
2 bed + solarium, 2 full bath
Miele & Liebherr appliance package
Granite counters, large kitchen island
Floor-to-ceiling windows throughout
Heated bathroom floors, porcelain tile
Year-round A/C via heat pump system
1 parking stall included
24-hr concierge + fitness studio
Rooftop garden terrace
Steps to Robson Street & YMCA
Beyond the views and the value, the unit itself is finished to a high standard. For instance, the kitchen features Miele and Liebherr appliances, granite counters, and a large island.
The neighbourhood case for Barclay Street
This stretch of the West End is one of downtown Vancouver’s quieter, more established residential pockets. Moreover, it’s close enough to Robson, Davie, and the Seawall to have everything you need. At the same time, it sits far enough from the tourist corridor to actually feel like home. As a result, grocery, coffee, fitness, and dining are all walkable — without the noise.
For buyers considering a first downtown purchase or a lifestyle downsize from a larger home, this location sits at the intersection of convenience and calm — which is increasingly hard to find at this price point.
Pricing context: what $1,499,000 buys in downtown Vancouver
In 2026’s market, sub-$1.5M corner suites above 1,300 sq ft on high floors are genuinely uncommon. You’re typically looking at older buildings, interior units, or buildings with fewer amenities. Patina hits all the right notes — newer construction quality, Concert’s reputation, and a layout that has real resale appeal. For a buyer looking for a home they won’t outgrow, this is a serious option.
Navigating downtown Vancouver’s condo market takes local knowledge — and frankly, good timing. If you’re considering a move into this neighbourhood, reaching out now gives you a genuine head start. Additionally, the open house on June 7th is a low-pressure way to see the space in person. Either way, I’m here to help you make a confident, informed decision. Contact Yuliya
Text or call at 604-500-5838
Follow along for more downtown Vancouver market updates — @yuliyalys.realestate on Instagram.
Air conditioning in Vancouver condos has become increasingly important in recent years due to the city’s changing climate and the desire for enhanced comfort and indoor air quality. Vancouver, known for its mild climate, has traditionally relied on natural ventilation and heating systems, but as temperatures rise during the summer months, air conditioning has become a sought-after amenity in many condominium developments.
Temperature Control: Air conditioning allows condo residents to maintain a consistent and comfortable indoor temperature, providing respite during heatwaves.
Improved Indoor Air Quality: Modern air conditioning systems also come with air filtration capabilities, which help remove pollutants, allergens, and dust from the air, improving overall indoor air quality.
Enhanced Comfort: Having air conditioning in condos ensures that residents can enjoy a comfortable living environment year-round, regardless of the weather outside.
Energy Efficiency: While there are concerns about the energy consumption of air conditioning systems, modern units are designed to be energy-efficient. Many newer condos incorporate energy-efficient HVAC systems that comply with local building codes and standards.
Property Value: Condos with built-in air conditioning systems often command higher resale values and are more attractive to potential buyers and renters.
Challenges and Considerations:
Installation Restrictions: Some older condos may have limited space for ductwork or outdoor unit placement, making it challenging to install central air conditioning.
Energy Efficiency: Balancing the need for comfort with energy efficiency is a concern, especially in a city like Vancouver with a strong focus on sustainability.
Strata Approval: In many condominiums, residents may need to seek strata approval for installing air conditioning systems, which can involve a lengthy approval process.
In conclusion, air conditioning in Vancouver condos has evolved from being a luxury to a necessity due to the city’s changing climate and residents’ desire for comfort and improved indoor air quality. Reach out to chat more!
Amazing Brentwood 2 – an effortless smart lifestyle. Enjoy a truly walkable environment where everything you need is outside your door, including 24 hour-a-day service and security throughout Brentwood. This home is set high in the sky with unobstructed views and well designed interiors with valuable details – Designer Kitchen: A kitchen island with breakfast bar, and floor-to-ceiling European cabinets for almost double the storage space. Amazing Balconies: Enjoy outdoor living on a large patio with picturesque views. 9 Foot Ceilings: Gives your home a spaciousness and openness you’ll love coming home to. Spacious Laundry: Side-by-side Bosch washer & dryer with space to hang items and store household products. Six high-speed elevators, 8700 Sq Ft of remarkable amenity space with a fitness centre, an entertaining kitchen, guest suites, a music room and a huge social lounge! Easy access to Highway 1, Downtown within 15 mins, Commercial/Broadway in 7 minutes.
