Vancouver’s top neighbourhoods

You can afford to live in Vancouver and still have a backyard

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by

From the April 2015 issue of the magazine.

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Enjoying the beach in No. 6-ranked Kitsilano, Vancouver (Destination British Columbia)

Enjoying the beach in No. 6-ranked Kitsilano, Vancouver (Destination British Columbia)

It doesn’t matter whether you’re bullish or bearish on real estate, just about everyone agrees: property is really expensive in Vancouver. But is buying a home in the Greater Vancouver Area a bad investment? Not if you’re in it for the long haul. Vancouver is one of those rare cities where there really is a shortage of land—what with the ocean on one side and the mountains on the other. Even if prices drop in the short term, as long as you can afford to hold tight, they’ll recover eventually. And by choosing a neighbourhood within the city where prices are not yet in the stratosphere, you can minimize the risk.

When we analyzed the neighbourhoods in Greater Vancouver for value, growth potential (momentum) and desirability (realtor grade), we weren’t surprised to see Port Moody Centre at the top the list. This tree-lined neighbourhood of single-family homes near Simon Fraser University certainly seems to offer value: Last year approximately 30 properties sold in this area at a benchmark price of just over $700,000—almost $50,000 less than the benchmark price for the Greater Vancouver Area. “Fact is, you get a lot more for your money in this community,” explains Rhonda Davis, a realtor with RE/MAX Crest Realty Westside. Plus there’s a mix of housing types: from newer townhomes, to older bungalows to side- and back-splits.

Photo galleryTop 25 Vancouver neighbourhoods to buy in »

Live chat: Romana King takes reader real estate questions »

But Port Moody Centre boasts more than affordable homes (affordable for Vancouver, that is). “It’s art-focused so it still retains that sense of community,” explains Scott Stevenson, realtor with Keller Williams Black Diamond Realty. “Plus people in this neighbourhood are active,” Stevenson says. “They ride bikes, go for walks, or just stroll around before ordering some fish and chips from Pajo’s, or sitting on the patio at the Boathouse.” When they go shopping, local residents can visit their community meat shop, bakery, or fruit stand, or they can hop in a car and drive 10 minutes to the IGA.

Then there’s the location. Part of the reason Port Moody ranks so well is because the area is an accessible Metro Vancouver bedroom community, and it will become even more so when the rapid transit SkyTrain reaches the area in 2016.

The No. 2 neighbourhood on our list is Brentwood Park in North Burnaby. “Brentwood is becoming trendy, but not like Commercial Drive, where the hipsters hang out,” explains Davis. “Families who can’t afford Westside neighbourhoods—but still want a view of the ocean and easy access to downtown Vancouver—like Brentwood because it fills that niche.” Part of the community’s attraction is its relatively reasonable house prices—of the 30 or so single-family homes that sold in this area in 2014, the benchmark price was around $950,000. As an added bonus, the neighbourhood also continues to offer authentic, owner-operated espresso cafés and straight-from-Italy dinner spots which helps create and keep the community’s eclectic, authentic vibe.


Rank Rank Neighbourhood (Area) Neighbourhood (Area) Average price Average price Average price vs. area Neighbourhood price vs. metro district Neighbourhood price vs. greater city area Value grade Value grade 1-year price appreciation 5-year price appreciation Momentum grade Momentum grade Realtor grade Realtor grade
1 1 Port Moody Centre (Port Moody) Port Moody Centre (Port Moody) $689,100 $689,100 74.6% 68.7% 84.5% A A 9.4% 26.2% C C A A
2 2 Brentwood Park (Burnaby North) Brentwood Park (Burnaby North) $944,600 $944,600 97.5% 94.1% 115.9% D D 13.9% 32.9% A A A A
3 3 Mountain Meadows (Port Moody) Mountain Meadows (Port Moody) $709,000 $709,000 76.8% 70.7% 87.0% A A 10.9% 22.2% C C B B
4 4 Cambie (Vancouver West) Cambie (Vancouver West) $1,730,600 $1,730,600 75.8% 172.5% 212.3% C C 5.5% 49.1% B B A A
5 5 Vancouver Heights (Burnaby North) Vancouver Heights (Burnaby North) $927,600 $927,600 95.8% 92.5% 113.8% D D 11.4% 30.1% B B A A
6 6 Kitsilano (Vancouver West) Kitsilano (Vancouver West) $1,769,000 $1,769,000 77.5% 176.3% 217.0% C C 9.1% 34.1% B B A A
7 7 Hastings (Vancouver East) Hastings (Vancouver East) $814,800 $814,800 83.6% 81.2% 100.0% B B 10.7% 34.9% A A B B
8 8 North Shore Pt Moody (Port Moody) North Shore Pt Moody (Port Moody) $745,000 $745,000 80.7% 74.3% 91.4% A A 8.4% 22.1% D D A A
9 9 Fairview VW (Vancouver West) Fairview VW (Vancouver West) $1,438,400 $1,438,400 63.0% 143.4% 176.5% B B 4.9% 45.6% C C A A
10 10 Collingwood VE (Vancouver East) Collingwood VE (Vancouver East) $869,300 $869,300 89.2% 86.6% 106.6% C C 12.6% 43.1% A A C C
11 11 Victoria VE (Vancouver East) Victoria VE (Vancouver East) $877,000 $877,000 90.0% 87.4% 107.6% C C 13.6% 40.2% A A C C
12 12 Willingdon Heights (Burnaby North) Willingdon Heights (Burnaby North) $920,100 $920,100 95.0% 91.7% 112.9% D D 11.4% 33.5% A A A A
13 13 Renfrew VE (Vancouver East) Renfrew VE (Vancouver East) $885,000 $885,000 90.8% 88.2% 108.6% C C 10.6% 41.6% A A B B
14 14 Marpole (Vancouver West) Marpole (Vancouver West) $1,418,900 $1,418,900 62.2% 141.4% 174.1% B B 9.1% 43.8% A A C C
15 15 Steveston Villlage (Richmond) Steveston Villlage (Richmond) $910,300 $910,300 89.5% 90.7% 111.7% C C 7.4% 27.9% C C A A
16 16 McNair (Richmond) McNair (Richmond) $832,700 $832,700 81.9% 83.0% 102.2% B B 10.0% 29.1% B B B B
17 17 Garden Village (Burnaby South) Garden Village (Burnaby South) $1,037,200 $1,037,200 97.3% 103.4% 127.2% D D 9.2% 47.5% A A A A
18 18 Central BN (Burnaby North) Central BN (Burnaby North) $643,600 $643,600 66.5% 64.1% 79.0% A A 11.7% 20.1% C C B B
19 19 South Slope (Burnaby South) South Slope (Burnaby South) $1,018,400 $1,018,400 95.5% 101.5% 124.9% D D 10.7% 32.3% B B A A
20 20 Burnaby Hospital (Burnaby South) Burnaby Hospital (Burnaby South) $1,038,400 $1,038,400 97.4% 103.5% 127.4% D D 9.4% 35.0% B B A A
21 21 Barber Street (Port Moody) Barber Street (Port Moody) $832,300 $832,300 90.1% 83.0% 102.1% C C 9.5% 23.1% C C A A
22 22 Steveston North (Richmond) Steveston North (Richmond) $802,800 $802,800 79.0% 80.0% 98.5% A A 7.4% 25.0% D D B B
23 23 Ironwood (Richmond) Ironwood (Richmond) $771,800 $771,800 75.9% 76.9% 94.7% A A 9.6% 27.0% C C C C
24 24 Mount Pleasant VE (Vancouver East) Mount Pleasant VE (Vancouver East) $897,900 $897,900 92.2% 89.5% 110.2% C C 7.8% 31.3% C C A A
25 25 Fraser VE (Vancouver East) Fraser VE (Vancouver East) $975,700 $975,700 100.1% 97.2% 119.7% D D 15.1% 44.2% A A B B
26 26 Knight (Vancouver East) Knight (Vancouver East) $938,700 $938,700 96.3% 93.6% 115.2% D D 11.8% 41.0% A A B B
27 27 New Horizons (Coquitlam) New Horizons (Coquitlam) $587,200 $587,200 76.6% 58.5% 72.0% A A 9.8% 22.6% C C C C
28 28 Oakridge VW (Vancouver West) Oakridge VW (Vancouver West) $2,060,900 $2,060,900 90.3% 205.4% 252.8% D D 15.0% 70.7% A A C C
29 29 Highgate (Burnaby South) Highgate (Burnaby South) $926,300 $926,300 86.9% 92.3% 113.6% C C 8.6% 33.5% B B B B
30 30 Glenayre (Port Moody) Glenayre (Port Moody) $759,800 $759,800 82.3% 75.7% 93.2% A A 5.6% 29.5% D D B B
31 31 Sentinel Hill (West Vancouver) Sentinel Hill (West Vancouver) $1,661,500 $1,661,500 83.7% 165.6% 203.8% C C 6.3% 40.1% B B B B
32 32 South Arm (Richmond) South Arm (Richmond) $877,400 $877,400 86.3% 87.5% 107.6% B B 8.5% 34.1% B B B B
33 33 Coquitlam West (Coquitlam) Coquitlam West (Coquitlam) $780,200 $780,200 101.8% 77.8% 95.7% D D 9.6% 28.3% C C A A
34 34 Central Coquitlam (Coquitlam) Central Coquitlam (Coquitlam) $756,000 $756,000 98.6% 75.4% 92.7% D D 9.7% 27.4% C C A A
35 35 Renfrew Heights (Vancouver East) Renfrew Heights (Vancouver East) $912,800 $912,800 93.7% 91.0% 112.0% D D 10.3% 40.7% A A C C
36 36 Hastings East (Vancouver East) Hastings East (Vancouver East) $930,800 $930,800 95.5% 92.8% 114.2% D D 11.4% 33.5% A A B B
37 37 Canyon Springs (Coquitlam) Canyon Springs (Coquitlam) $700,300 $700,300 91.4% 69.8% 85.9% B B 13.6% 25.8% B B C C
38 38 Brighouse South (Richmond) Brighouse South (Richmond) $629,400 $629,400 61.9% 62.7% 77.2% A A 7.7% 21.4% D D C C
39 39 Eagle Ridge CQ (Coquitlam) Eagle Ridge CQ (Coquitlam) $615,900 $615,900 80.4% 61.4% 75.6% A A 12.7% 19.5% C C C C
40 40 Beach Grove (Tsawwassen) Beach Grove (Tsawwassen) $661,100 $661,100 85.7% 65.9% 81.1% A A 7.9% 15.5% D D A A
41 41 Suncrest (Burnaby South) Suncrest (Burnaby South) $869,700 $869,700 81.6% 86.7% 106.7% B B 10.2% 27.1% C C C C
42 42 Steveston South (Richmond) Steveston South (Richmond) $980,800 $980,800 96.5% 97.8% 120.3% D D 7.5% 27.6% C C A A
43 43 Parkcrest (Burnaby North) Parkcrest (Burnaby North) $1,002,300 $1,002,300 103.5% 99.9% 123.0% D D 11.4% 27.5% B B A A
44 44 Capitol Hill BN (Burnaby North) Capitol Hill BN (Burnaby North) $964,400 $964,400 99.6% 96.1% 118.3% D D 9.4% 31.5% B B A A
45 45 Forest Glen BS (Burnaby South) Forest Glen BS (Burnaby South) $1,164,500 $1,164,500 109.2% 116.1% 142.9% D D 12.0% 42.8% A A A A
46 46 McLennan (Richmond) McLennan (Richmond) $994,700 $994,700 97.8% 99.1% 122.0% D D 15.9% 35.8% A A C C
47 47 Tsawwassen Central (Tsawwassen) Tsawwassen Central (Tsawwassen) $731,400 $731,400 94.8% 72.9% 89.7% C C 10.1% 21.5% D D B B
48 48 Bayridge (West Vancouver) Bayridge (West Vancouver) $1,741,000 $1,741,000 87.7% 173.5% 213.6% D D 6.0% 50.1% B B B B
49 49 Ambleside (West Vancouver) Ambleside (West Vancouver) $1,718,500 $1,718,500 86.6% 171.3% 210.8% D D 1.6% 39.2% D D A A
50 50 Pebble Hill (Tsawwassen) Pebble Hill (Tsawwassen) $805,900 $805,900 104.5% 80.3% 98.9% D D 11.6% 26.4% B B A A
51 51 Main (Vancouver East) Main (Vancouver East) $1,104,800 $1,104,800 113.4% 110.1% 135.5% D D 10.2% 38.9% A A A A
52 52 Burnaby Lake (Burnaby South) Burnaby Lake (Burnaby South) $967,300 $967,300 90.7% 96.4% 118.7% C C 7.7% 27.0% C C B B
53 53 Sapperton (New Westminster) Sapperton (New Westminster) $601,800 $601,800 86.7% 60.0% 73.8% A A 6.0% 18.3% D D A A
54 54 Dunbar (Vancouver West) Dunbar (Vancouver West) $2,124,300 $2,124,300 93.1% 211.7% 260.6% D D 12.7% 38.5% A A C C
55 55 Seafair (Richmond) Seafair (Richmond) $991,800 $991,800 97.6% 98.9% 121.7% D D 7.6% 27.1% C C A A
56 56 Woodwards (Richmond) Woodwards (Richmond) $1,025,300 $1,025,300 100.8% 102.2% 125.8% D D 11.3% 33.0% B B B B
57 57 Westwind (Richmond) Westwind (Richmond) $1,039,400 $1,039,400 102.2% 103.6% 127.5% D D 7.7% 32.9% C C A A
58 58 Mount Pleasant VW (Vancouver West) Mount Pleasant VW (Vancouver West) $1,257,300 $1,257,300 55.1% 125.3% 154.3% B B 10.0% 4.9% D D A A
59 59 Boulevard (North Vancouver) Boulevard (North Vancouver) $1,066,300 $1,066,300 102.9% 106.3% 130.8% D D 13.8% 30.2% A A B B
60 60 Harbour Chines (Coquitlam) Harbour Chines (Coquitlam) $798,800 $798,800 104.2% 79.6% 98.0% D D 7.9% 28.9% C C A A
61 61 Ranch Park (Coquitlam) Ranch Park (Coquitlam) $686,500 $686,500 89.6% 68.4% 84.2% B B 5.5% 21.2% D D A A
62 62 S.W. Marine (Vancouver West) S.W. Marine (Vancouver West) $2,119,800 $2,119,800 92.9% 211.3% 260.1% D D 11.9% 51.3% A A C C
63 63 British Properties (West Vancouver) British Properties (West Vancouver) $2,124,100 $2,124,100 107.0% 211.7% 260.6% D D 11.0% 56.2% A A B B
64 64 College Park PM (Port Moody) College Park PM (Port Moody) $792,800 $792,800 85.9% 79.0% 97.3% B B 5.2% 24.3% D D B B
65 65 Metrotown (Burnaby South) Metrotown (Burnaby South) $1,133,700 $1,133,700 106.3% 113.0% 139.1% D D 9.3% 37.4% B B A A
66 66 South Vancouver (Vancouver East) South Vancouver (Vancouver East) $982,700 $982,700 100.9% 97.9% 120.6% D D 13.2% 43.8% A A C C
67 67 Sullivan Heights (Burnaby North) Sullivan Heights (Burnaby North) $772,000 $772,000 79.7% 76.9% 94.7% A A 5.6% 22.4% D D B B
68 68 Deer Lake Place (Burnaby South) Deer Lake Place (Burnaby South) $1,081,900 $1,081,900 101.5% 107.8% 132.7% D D 9.4% 30.2% B B A A
69 69 Lower Lonsdale (North Vancouver) Lower Lonsdale (North Vancouver) $841,000 $841,000 81.1% 83.8% 103.2% B B 4.9% 20.2% D D A A
70 70 Lynnmour (North Vancouver) Lynnmour (North Vancouver) $791,100 $791,100 76.3% 78.8% 97.1% A A 5.7% 29.4% D D C C
71 71 Glenmore (West Vancouver) Glenmore (West Vancouver) $1,345,500 $1,345,500 67.8% 134.1% 165.1% B B 8.7% 28.1% C C C C
72 72 Central Park BS (Burnaby South) Central Park BS (Burnaby South) $1,035,500 $1,035,500 97.1% 103.2% 127.0% D D 8.8% 34.7% B B B B
73 73 Pemberton NV (North Vancouver) Pemberton NV (North Vancouver) $763,600 $763,600 73.7% 76.1% 93.7% A A 4.4% 13.4% D D A A
74 74 Saunders (Richmond) Saunders (Richmond) $982,600 $982,600 96.6% 97.9% 120.5% D D 9.2% 31.9% B B B B
75 75 Uptown NW (New Westminster) Uptown NW (New Westminster) $589,100 $589,100 84.9% 58.7% 72.3% A A 7.3% 15.1% D D B B
76 76 Lynn Valley (North Vancouver) Lynn Valley (North Vancouver) $ 951,700 $951,700 91.8% 94.9% 116.8% C C 11.2% 15.6% D D A A
77 77 Westlynn (North Vancouver) Westlynn (North Vancouver) $849,300 $849,300 81.9% 84.7% 104.2% B B 7.5% 14.2% D D A A
78 78 Eagle Harbour (West Vancouver) Eagle Harbour (West Vancouver) $1,275,800 $1,275,800 64.3% 127.2% 156.5% B B 1.0% 24.2% D D A A
79 79 Cliff Drive (Tsawwassen) Cliff Drive (Tsawwassen) $719,300 $719,300 93.2% 71.7% 88.2% C C 7.5% 22.4% D D B B
80 80 English Bluff (Tsawwassen) English Bluff (Tsawwassen) $996,100 $996,100 129.1% 99.3% 122.2% D D 11.3% 40.5% A A A A
81 81 Garden City (Richmond) Garden City (Richmond) $1,029,900 $1,029,900 101.3% 102.7% 126.4% D D 9.9% 34.9% B B B B
82 82 Maillardville (Coquitlam) Maillardville (Coquitlam) $622,900 $622,900 81.3% 62.1% 76.4% A A 8.8% 28.6% C C D D
83 83 Boyd Park (Richmond) Boyd Park (Richmond) $995,200 $995,200 97.9% 99.2% 122.1% D D 6.0% 35.5% C C B B
84 84 South Cambie (Vancouver West) South Cambie (Vancouver West) $2,337,600 $2,337,600 102.4% 233.0% 286.8% D D 19.6% 77.4% A A C C
85 85 Hamilton (North Vancouver) Hamilton (North Vancouver) $829,900 $829,900 80.1% 82.7% 101.8% B B 5.6% 14.6% D D A A
86 86 Whalley (Surrey) Whalley (Surrey) $444,075 $444,075 76.7% 78.3% 54.5% A A 2.9% 25.3% D D C C
87 87 Norgate (North Vancouver) Norgate (North Vancouver) $815,200 $815,200 78.7% 81.3% 100.0% A A 10.2% 22.9% C C D D
88 88 Glenwood PQ (Port Coquitlam) Glenwood PQ (Port Coquitlam) $531,100 $531,100 91.4% 52.9% 65.2% B B 7.7% 16.0% D D B B
89 89 Killarney VE (Vancouver East) Killarney VE (Vancouver East) $1,091,300 $1,091,300 112.0% 108.8% 133.9% D D 12.1% 48.8% A A B B
90 90 Gleneagles (West Vancouver) Gleneagles (West Vancouver) $1,747,100 $1,747,100 88.0% 174.1% 214.3% D D 2.1% 54.9% C C B B
91 91 Seymour (North Vancouver) Seymour (North Vancouver) $952,700 $952,700 91.9% 95.0% 116.9% C C 11.7% 29.9% B B D D
92 92 Big Bend (Burnaby South) Big Bend (Burnaby South) $889,900 $889,900 83.5% 88.7% 109.2% B B 9.4% 36.4% B B D D
93 93 Cedar Hills (Surrey and unknown areas) Cedar Hills (Surrey and unknown areas) $464,658 $464,658 80.3% 81.9% 57.0% A A 3.2% 24.9% D D C C
94 94 West Cambie (Richmond) West Cambie (Richmond) $875,000 $875,000 86.1% 87.2% 107.3% B B 6.1% 23.3% D D C C
95 95 Southlands (Vancouver West) Southlands (Vancouver West) $2,284,100 $2,284,100 100.1% 227.7% 280.2% D D 11.4% 40.1% A A C C
96 96 Hamilton RI (Richmond) Hamilton RI (Richmond) $662,900 $662,900 65.2% 66.1% 81.3% A A 5.3% 17.3% D D C C
97 97 Queensbury (North Vancouver) Queensbury (North Vancouver) $920,200 $920,200 88.8% 91.7% 112.9% C C 11.1% 21.9% C C C C
98 98 Upper Eagle Ridge (Coquitlam) Upper Eagle Ridge (Coquitlam) $775,500 $775,500 101.2% 77.3% 95.1% D D 10.1% 22.6% C C B B
99 99 East Cambie (Richmond) East Cambie (Richmond) $863,500 $863,500 84.9% 86.1% 105.9% B B 7.3% 22.3% D D C C
100 100 River Springs (Coquitlam) River Springs (Coquitlam) $490,200 $490,200 64.0% 48.9% 60.1% A A 4.5% 10.1% D D B B
101 101 Cape Horn (Coquitlam) Cape Horn (Coquitlam) $652,600 $652,600 85.1% 65.0% 80.1% A A 5.4% 18.2% D D B B
102 102 Kerrisdale (Vancouver West) Kerrisdale (Vancouver West) $2,300,500 $2,300,500 100.8% 229.3% 282.2% D D 15.9% 26.5% B B B B
103 103 Broadmoor (Richmond) Broadmoor (Richmond) $1,414,100 $1,414,100 139.1% 140.9% 173.5% D D 11.7% 44.8% A A A A
104 104 Connaught Heights (New Westminster) Connaught Heights (New Westminster) $632,300 $632,300 91.1% 63.0% 77.6% B B 4.7% 22.0% D D B B
105 105 Bolivar Heights (Surrey) Bolivar Heights (Surrey) $445,925 $445,925 77.0% 78.6% 54.7% A A 4.6% 20.4% D D C C
106 106 Riverdale RI (Richmond) Riverdale RI (Richmond) $1,145,000 $1,145,000 112.6% 114.1% 140.5% D D 9.9% 37.6% B B B B
107 107 Fraserview VE (Vancouver East) Fraserview VE (Vancouver East) $1,260,500 $1,260,500 129.4% 125.6% 154.6% D D 13.1% 46.9% A A B B
108 108 Arbutus (Vancouver West) Arbutus (Vancouver West) $2,487,100 $2,487,100 109.0% 247.9% 305.1% D D 8.9% 47.4% A A B B
109 109 Greentree Village (Burnaby South) Greentree Village (Burnaby South) $631,500 $631,500 59.2% 62.9% 77.5% A A 6.6% 11.8% D D C C
110 110 Government Road (Burnaby North) Government Road (Burnaby North) $1,253,900 $1,253,900 129.5% 125.0% 153.8% D D 10.6% 39.8% A A B B
111 111 Roche Point (North Vancouver) Roche Point (North Vancouver) $957,500 $957,500 92.4% 95.4% 117.5% D D 14.4% 28.3% B B D D
112 112 East Richmond (Richmond) East Richmond (Richmond) $1,047,700 $1,047,700 103.0% 104.4% 128.5% D D 15.5% 41.3% A A D D
113 113 Calverhall (North Vancouver) Calverhall (North Vancouver) $915,100 $915,100 88.3% 91.2% 112.3% C C 10.1% 17.7% D D C C
114 114 South Granville (Vancouver West) South Granville (Vancouver West) $2,914,700 $2,914,700 127.7% 290.5% 357.6% D D 13.8% 54.4% A A B B
115 115 Bridgeport RI (Richmond) Bridgeport RI (Richmond) $815,100 $815,100 80.2% 81.2% 100.0% A A 5.2% 22.0% D D D D
116 116 Woodland Acres PQ (Port Coquitlam) Woodland Acres PQ (Port Coquitlam) $637,900 $637,900 109.8% 63.6% 78.3% D D 11.5% 23.2% C C C C
117 117 Windsor Park NV (North Vancouver) Windsor Park NV (North Vancouver) $935,000 $935,000 90.2% 93.2% 114.7% C C 7.5% 21.6% D D D D
118 118 Queensborough (New Westminster) Queensborough (New Westminster) $601,900 $601,900 86.7% 60.0% 73.8% A A 8.3% 14.7% D D D D



SOURCES: Greater Vancouver Real Estate Board, Fraser Valley Real Estate Board, MoneySense expert realtor panel 2015.
We would like to thank national licensed real estate brokerage Zoocasa for making its experienced realtors available for our expert panel.
When ranking the top neighbourhoods not all metrics were weighted equally. Read our full methodology.

 

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