Where to buy real estate in Greater Vancouver in 2019 - MoneySense

Where to buy real estate in 2019: Greater Vancouver

For the first time in years, this area is seeing a reduction in home prices, particularly for property in the upper price brackets.

by

Last year was very taxing for homeowners on the Lower Mainland. Quite literally. Homeowners in Greater Vancouver faced a number of new taxes and regulations introduced in an effort to curb the astronomically hot real estate market that has dominated this part of the country for the better part of a decade.

As frustrating, confusing and expensive as these new regulations may have been, they seem to have done the job. As of April 2019, the Canadian Real Estate Association reported decreased demand for all housing stock across Greater Vancouver (an area known as “Metro” Vancouver that encompasses Whistler, Sunshine Coast, Squamish, West Vancouver, North Vancouver, Vancouver, Burnaby, New Westminster, Richmond, Port Moody, Port Coquitlam, Coquitlam, Pitt Meadows, Maple Ridge and South Delta).

And it’s not just a small downturn in demand. March saw only about half the usual number of sales transactions compared with the 10-year average. 

As you can imagine, that reduction in sales activity has meant an increase in housing inventory and, for the first time in years, a reduction in prices, particularly for property in the upper price brackets.

While real estate boards continue to blame government policy for the rapid decline in sales activity—in particular, the mortgage stress test—another big factor is the number of buyers that have disappeared due to taxes and regulations targeted at speculators, foreign buyers and money launderers.

But not all property types are equally impacted by these regulatory changes. Turns out the most expensive property type—the single-family home—is taking the brunt of the activity decline. In April, the overall sales-to-active-listings ratio was 9.4% for detached homes, 15.4% for townhomes, and 15.3% for condos. According to analysts, prices start to come down when this ratio dips below 12% and remains in that state for a sustained period of time. (Conversely, prices rise when this ratio sits at 20% or greater for a sustained period of time.)

For buyers still interested in getting into the property market in B.C., these statistics can either look very appealing—jump in now when the market is correcting—or really, really scary, as in “oh my goodness, the market is on the verge of collapse!”

The great thing is either answer can be right—for you. As long as you do your research, buying a home now can be a good decision, regardless of where we are in the market cycle.

That’s where MoneySense comes in. We analyzed Greater Vancouver and Fraser Valley real estate trends over the last five years, examining which neighbourhoods offer value—typically areas that are, on average, priced cheaper than neighbouring communities but with similar access to the same amenities. We examined what neighbourhoods have momentum—a prolonged history of rising property prices, because no one wants to buy into a community that appreciated quickly due to unrealistic near-term speculation.

Finally, we went to the local experts: Realtors. These property professionals know what developments, plans and community changes help or hurt each neighbourhood and, as a result, often spot the next best neighbourhood even before the data points the way.

This year’s results show that communities outside of the City of Vancouver continue to dominate, with New Westminster, North Vancouver and Richmond, B.C., grabbing the top three spots.

Top neighbourhoods to buy in Greater Vancouver

Click Tap column headings to re-rank neighbourhoods. Click Tap on any neighbourhood name to learn more about it.

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RankNeighbourhoodAreaAverage home price (2017)ValueMomentumAverage price vs. areaAvg. price vs. metro districtAvg. price vs. outer region1-year price change5-year price changeFinal Star Rating
1Uptown NWNew Westminster$1,204,75286.982.4484.3%59.30%51.9%9.99%93.0%★★★★
2LynnmourNorth Vancouver$1,290,00084.3392.1670.9%75.90%66.5%25.09%112.5%★★★★
3Sea IslandRichmond$1,365,00085.6293.9569.2%73.80%64.6%43.09%112.9%★★★★
4Greentree VillageBurnaby$1,245,00075.6991.1782.6%83.00%72.7%23.73%97.8%★★★★
5Birchland ManorPort Coquitlam$950,90089.2979.0785.0%48.20%42.2%7.67%102.6%★★★★
6Aldergrove LangleyLangley$758,04092.3671.5365.8%72.60%38.3%18.98%75.5%★★★★
7Central AbbotsfordAbbotsford$683,40991.1778.8780.0%64.00%33.8%23.09%82.7%★★★★
8Mission BCMission$732,15577.3860.3295.5%63.20%33.4%19.06%69.0%★★★½
9CalverhallNorth Vancouver$1,499,0005090.0895.4%102.30%89.6%17.55%98.0%★★★½
10Big BendBurnaby$1,440,00069.7490.8787.4%87.90%77.0%17.96%101.6%★★★½
11Mary HillPort Coquitlam$983,07868.0682.64102.5%58.10%50.8%18.26%90.7%★★★½
12Abbotsford WestAbbotsford$767,52386.0172.1286.2%69.00%36.4%19.04%76.9%★★★½
13Port Moody CentrePort Moody$1,244,84264.0990.7794.9%83.70%73.3%19.48%99.1%★★★½
14QueensboroughNew Westminster$1,190,01176.9874.3192.8%65.30%57.2%18.43%77.5%★★★½
15Bridgeport RIRichmond$1,304,76280.7573.3175.8%80.90%70.8%3.72%95.4%★★★½
16College Park PMPort Moody$1,255,63165.5889.5894.2%83.00%72.7%22.30%97.2%★★★½
17Bowen IslandBowen Island$1,155,61567.2661.51100.0%67.40%59.1%28.94%74.8%★★★½
18MarpoleVancouver West$2,126,34854.0788.7975.0%173.90%152.3%10.50%116.1%★★★½
19Central Pt CoquitlamPort Coquitlam$979,46680.6549.0193.2%52.80%46.2%7.47%66.4%★★★½
20Walnut GroveLangley$970,58979.7659.8282.4%91.00%48.0%9.57%70.4%★★★½
21GlenayrePort Moody$1,225,91288.2948.0275.1%66.20%58.0%-4.67%79.3%★★★½
22Mountain MeadowsPort Moody$1,250,00083.1348.4180.8%71.20%62.4%4.36%68.6%★★★½
23Glenwood PQPort Coquitlam$958,56370.9379.96100.2%56.70%49.7%12.55%87.0%★★★½
24Lower Mary HillPort Coquitlam$980,55278.2763.194.8%53.70%47.0%6.74%77.6%★★★½
25Brookswood LangleyLangley$981,60544.9490.58105.1%116.00%61.3%10.17%120.1%★★★½
26Tsawwassen EastTsawwassen$1,312,50061.3169.3595.1%88.10%77.1%3.00%84.6%★★★
27Steveston NorthRichmond$1,475,00059.1375.7991.2%97.20%85.2%8.53%88.3%★★★½
28Woodland Acres PQPort Coquitlam$1,084,10455.5677.88115.1%65.20%57.1%10.73%88.9%★★★½
29Eagle Ridge CQCoquitlam$1,047,35051.4980.95131.4%64.00%56.1%12.52%88.1%★★★½
30Fleetwood TyneheadSurrey$1,083,07350.8972.12104.4%102.00%53.9%13.43%79.7%★★★½
31Mission-WestMission$1,257,17219.2599.01224.4%148.60%78.4%99.52%143.8%★★★½
32SappertonNew Westminster$1,160,80986.1140.1885.0%59.80%52.4%1.53%63.3%★★★½
33Steveston SouthRichmond$1,539,00068.1556.0585.5%91.20%79.9%9.37%75.2%★★★½
34South ArmRichmond$1,460,00047.4285.2296.8%103.30%90.4%9.02%99.6%★★★½
35Sullivan HeightsBurnaby$1,269,00080.9542.7676.8%77.20%67.6%-6.47%80.8%★★★½
36West CambieRichmond$1,465,00075.8969.0580.8%86.20%75.5%15.86%78.5%★★★½
37Hamilton HeightsNorth Vancouver$1,240,00053.4789.5894.1%100.80%88.3%13.60%97.4%★★★½
38West End NWNew Westminster$1,277,36749.475.89112.8%79.30%69.5%14.53%86.0%★★★½
39Lincoln Park PQPort Coquitlam$943,57584.9246.0389.9%50.90%44.6%4.70%67.0%★★★½
40Central BNBurnaby$1,829,70063.9977.2890.8%91.30%79.9%12.92%90.6%★★★½
41Steveston VillageRichmond$1,430,00068.5544.6485.4%91.10%79.8%5.14%58.9%★★★½
42GlenmoreWest Vancouver$2,500,00033.7398.1297.2%202.70%177.5%31.58%183.7%★★★½
43KitsilanoVancouver West$2,615,00043.6588.6988.3%204.90%179.5%18.07%105.3%★★★½
44MaillardvilleCoquitlam$664,77686.7151.4989.2%43.50%38.1%11.96%57.8%★★★½
45Oxford HeightsPort Coquitlam$1,009,79476.1956.5596.3%54.50%47.7%7.59%77.1%★★★½
46Lower LonsdaleNorth Vancouver$1,477,45041.7787.3100.2%107.40%94.1%21.37%88.8%★★★½
47Beach GroveTsawwassen$1,187,60850.247.02122.9%70.00%61.3%-2.80%80.7%★★★
48GuildfordSurrey$956,19280.0650.586.7%84.80%44.7%8.41%66.8%★★★½
49Westham IslandDelta$193,12599.644.0532.5%30.60%16.1%-90.88%94.7%★★★½
50Central CoquitlamCoquitlam$1,392,22747.1274.11142.5%69.50%60.8%14.77%87.5%★★★½
51Connaught HeightsNew Westminster$1,190,84887.349.3184.1%59.10%51.8%-8.24%96.7%★★★½
52IronwoodRichmond$1,300,00081.3546.7375.2%80.30%70.3%3.89%63.0%★★★½
53Langley CityLangley$1,003,39460.1264.48104.5%83.60%44.1%13.01%75.3%★★★½
54WestlynnNorth Vancouver$1,400,00071.6371.0383.3%89.20%78.1%9.62%84.6%★★★½
55Burnaby LakeBurnaby$1,727,70057.8466.5794.5%95.00%83.2%1.96%88.7%★★★½
56Willoughby HeightsLangley$1,277,20935.1293.65116.4%128.40%67.8%28.06%106.0%★★★½
57Capitol Hill BNBurnaby$1,571,00038.5977.58104.0%104.50%91.5%12.17%90.0%★★★½
58Downtown NWNew Westminster$1,000,00068.9559.4297.6%68.70%60.1%26.32%58.2%★★★½
59HighgateBurnaby$1,551,25052.5868.7596.6%97.10%85.0%17.91%82.7%★★★½
60West NewtonSurrey$974,19475.160.9191.1%89.00%47.0%14.60%73.3%★★★½
61Abbotsford EastAbbotsford$857,57170.3455.7598.2%78.60%41.5%14.68%68.4%★★★½
62Fairfield IslandAbbotsford$710,50594.0543.6575.1%60.10%31.7%15.18%51.4%★★★
63Lions BayWest Vancouver$1,525,00063.173.3155.2%115.30%100.9%26.51%74.2%★★★
64North SurreySurrey$1,105,85063.6961.0197.3%95.10%50.2%11.60%74.8%★★★
65The Heights NWNew Westminster$1,211,23460.5269.25102.5%72.10%63.2%12.59%83.7%★★★
66River SpringsCoquitlam$780,23370.7361.51102.2%49.80%43.6%2.80%75.2%★★★
67HastingsVancouver East$1,355,00058.9376.6995.1%91.00%79.7%7.17%92.3%★★★
68KnightVancouver East$1,587,50052.6873.0299.2%94.90%83.1%7.53%92.5%★★★
69Victoria VEVancouver East$1,504,00063.4962.293.1%89.10%78.0%3.86%81.2%★★★
70MatsquiAbbotsford$1,296,40033.8375.6142.0%113.70%60.0%16.18%79.7%★★★
71Ranch ParkCoquitlam$1,084,97945.8378.97144.1%70.20%61.5%16.40%84.8%★★★
72Hamilton RIRichmond$1,636,00092.9649.758.9%62.80%55.0%16.51%52.7%★★★
73Barber StreetPort Moody$1,602,35851.4965.77102.5%90.30%79.1%13.90%79.3%★★★
74Roche PointNorth Vancouver$1,447,00077.6832.0477.8%83.40%73.0%9.44%61.5%★★★
75Grandview VEVancouver East$1,694,00041.4773.31104.3%99.70%87.4%9.98%86.7%★★★
76South CambieVancouver West$3,948,00018.2586.31109.0%252.80%221.4%17.10%108.1%★★★
77Pemberton NVNorth Vancouver$1,457,50078.8741.5776.6%82.10%71.9%-4.41%64.9%★★★
78McNairRichmond$1,415,00073.3148.8182.3%87.80%76.9%2.22%66.6%★★★
79Central LonsdaleNorth Vancouver$1,632,50053.8766.1794.1%100.80%88.3%2.20%87.6%★★★
80Indian RiverNorth Vancouver$1,474,95064.9858.6388.2%94.50%82.7%9.11%67.8%★★★
81ChinesideCoquitlam$1,208,53741.6774.9154.4%75.20%65.9%5.64%91.7%★★★
82South VancouverVancouver East$1,560,00048.2159.92101.0%96.60%84.6%2.83%82.8%★★★
83Collingwood VEVancouver East$1,475,00061.8164.5893.8%89.80%78.6%4.09%87.1%★★★
84Renfrew VEVancouver East$1,441,90069.9448.4189.2%85.30%74.7%-5.00%78.2%★★★
85OakdaleBurnaby$1,364,00082.1431.6575.9%76.30%66.9%-4.86%58.8%★★★
86NorgateNorth Vancouver$1,236,00083.3340.7772.0%77.10%67.6%-7.40%67.4%★★★
87RiverwoodPort Coquitlam$1,082,96162.138.89107.1%60.70%53.1%-20.40%68.5%★★★
88Moody ParkNew Westminster$1,474,35065.4850.9999.8%70.20%61.5%12.91%67.2%★★★
89Meadow BrookCoquitlam$885,50075.436.7198.7%48.10%42.1%7.28%50.1%★★★
90East BurnabyBurnaby$1,442,45078.2746.1381.2%81.60%71.5%4.14%72.1%★★★
91Ladner ElementaryDelta$1,050,75048.5152.18107.9%101.40%53.6%-2.06%71.0%★★★
92Sumas MountainAbbotsford$1,090,50239.7853.47128.5%102.80%54.3%5.59%80.4%★★★
93CloverdaleSurrey$1,051,06552.4868.06103.3%101.00%53.3%14.96%77.1%★★★
94Mount Pleasant VEVancouver East$1,699,00051.8853.4799.3%95.00%83.2%1.93%74.4%★★★
95East CambieRichmond$1,251,00079.8631.4576.4%81.50%71.4%5.05%54.5%★★★
96Capilano NVNorth Vancouver$1,765,00024.889.78115.5%123.70%108.3%21.44%102.1%★★★
97CambieVancouver West$2,602,50052.785075.8%176.00%154.1%-4.03%82.8%★★★
98Tsawwassen CentralTsawwassen$1,245,40274.945.0490.7%73.00%63.9%-0.48%69.1%★★★
99Westlynn TerraceNorth Vancouver$1,605,00057.946392.2%98.80%86.5%8.84%81.3%★★★
100Edmonds BEBurnaby$1,285,00077.4847.3281.5%81.90%71.7%1.53%73.0%★★★
101Cliff DriveTsawwassen$1,155,44685.1222.6281.4%68.20%59.7%-10.35%60.4%★★★
102BoulevardNorth Vancouver$1,574,00042.3663.79100.1%107.30%94.0%7.27%98.6%★★★
103Hastings EastVancouver East$1,420,00056.2558.7396.4%92.20%80.8%-0.11%88.0%★★★
104Pebble HillTsawwassen$1,282,55456.7550.2102.7%80.40%70.4%0.99%67.4%★★★
105Vancouver HeightsBurnaby$1,655,00047.8267.7699.5%100.00%87.5%4.89%82.7%★★★
106East NewtonSurrey$925,01772.7250.192.5%90.40%47.7%13.48%62.9%★★★
107New HorizonsCoquitlam$1,014,92758.0458.83116.7%56.90%49.8%7.41%74.7%★★★
108Oakridge VWVancouver West$3,400,00049.847.3281.5%189.20%165.7%-3.56%77.2%★★★
109Fraser VEVancouver East$1,656,50038.5973.51106.4%101.80%89.1%10.82%89.0%★★★
110Brentwood ParkBurnaby$1,468,10065.4838.8990.2%90.60%79.4%-8.12%75.6%★★★
111Blueridge NVNorth Vancouver$1,508,75066.1741.0787.4%93.70%82.0%0.27%66.5%★★★
112Lynn ValleyNorth Vancouver$1,625,00065.5843.2587.7%94.00%82.3%4.35%64.4%★★★
113Willingdon HeightsBurnaby$1,498,00070.9347.1286.7%87.10%76.3%-3.63%79.3%★★★
114Boyd ParkRichmond$1,530,0003768.06102.8%109.60%96.0%6.60%96.8%★★★
115Canterbury WVWest Vancouver$5,080,0001.3992.86216.0%450.70%394.7%34.56%114.8%★★★
116GlenBrooke NorthNew Westminster$1,183,26363.8941.77100.3%70.50%61.8%3.55%71.4%★★★
117Central Park BSBurnaby$1,829,70029.5676.29110.4%110.90%97.1%14.53%92.1%★★★
118Sandy CoveWest Vancouver$2,600,00011.7198.51123.3%257.20%225.2%86.17%188.3%★★★
119Citadel PQPort Coquitlam$1,124,99157.5435.71111.4%63.10%55.3%2.45%58.6%★★★
120BelcarraPort Moody$2,870,00014.9879.07152.3%134.20%117.6%29.75%77.8%★★★
121Windsor Park NVNorth Vancouver$1,516,55082.3421.3374.8%80.10%70.2%-14.59%61.8%★★★
122Seymour NVNorth Vancouver$1,700,00067.5628.5785.8%91.90%80.5%18.51%36.7%★★★
123BayridgeWest Vancouver$3,475,00032.7471.4398.0%204.40%179.0%-4.73%92.4%★★★
124Renfrew HeightsVancouver East$1,475,00062.741.3793.3%89.20%78.1%4.03%65.1%★★★
125Harbour PlaceCoquitlam$1,842,24438.1952.08167.8%81.80%71.6%-0.34%73.3%★★★
126QueensburyNorth Vancouver$1,494,50050.461.3195.4%102.20%89.5%9.98%77.8%★★★
127The CrestBurnaby$1,369,50071.333786.5%86.90%76.1%-1.91%68.7%★★★
128Deer Lake PlaceBurnaby$1,930,00041.0747.12102.6%103.20%90.3%-9.22%71.0%★★★
129North Shore Port MoodyPort Moody$1,551,63059.8228.7797.4%85.90%75.2%10.52%32.4%★★★
130Sentinel HillWest Vancouver$2,345,00050.559.1382.0%171.10%149.8%1.42%84.3%★★★
131Upper Eagle RidgeCoquitlam$1,262,50044.4462.5147.0%71.60%62.7%7.01%78.2%★★★
132Canyon SpringsCoquitlam$1,199,25048.8154.27139.6%68.10%59.6%2.55%79.2%★★★
133MontecitoBurnaby$1,614,50049.2151.5999.1%99.60%87.3%-0.41%81.1%★★★
134HamiltonNorth Vancouver$1,047,50073.9124.0181.7%87.50%76.7%4.79%48.2%★★★
135Heritage MountainPort Moody$1,556,57161.8131.4596.3%84.90%74.3%-0.90%66.2%★★★
136Brighouse SouthRichmond$2,040,00058.5345.7391.9%98.00%85.8%65.46%-13.2%★★★
137Indian ArmNorth Vancouver$645,5001000.616.8%18.00%15.7%-51.99%-43.8%★★★
138Queens ParkNew Westminster$1,617,40531.9460.52137.8%96.90%84.9%5.44%86.4%★★★
139Sumas PrairieAbbotsford$1,444,73311.6189.68228.1%182.60%96.4%47.53%88.5%★★★
140Westwood Summit CQCoquitlam$1,540,00035.9159.52172.3%84.00%73.5%3.25%75.5%★★★
141Fraserview NWNew Westminster$1,460,75052.9839.58108.6%76.40%66.9%6.67%64.5%★★★
142South SlopeBurnaby$1,520,00052.9837.496.6%97.10%85.0%-1.46%70.6%★★★
143Heritage Woods PMPort Moody$1,559,02151.0933.04102.5%90.40%79.1%-1.17%62.6%★★★
144MetrotownBurnaby$1,850,00031.4550.1109.2%109.70%96.1%0.85%71.3%★★★
145PoplarAbbotsford$777,55965.2849.8101.5%81.30%42.9%26.04%30.2%★★★
146Deer LakeBurnaby$2,530,0006.3580.95214.4%215.40%188.7%57.89%80.9%★★★
147GilmoreRichmond$1,950,0000.9999.8392.3%418.50%366.5%93.16%268.1%★★★
148Grouse WoodsNorth Vancouver$1,686,25035.9163.59103.2%110.50%96.8%9.45%74.1%★★★
149Cypress Park EstatesWest Vancouver$2,300,00034.3382.8496.8%201.90%176.8%5.13%97.3%★★★
150Cape HornCoquitlam$1,237,27354.3744.15124.2%60.50%53.0%0.04%71.0%★★½
151Fort LangleyLangley$1,663,61438.5931.65111.2%122.70%64.8%-15.27%69.0%★★½
152Boundary BeachTsawwassen$1,254,96789.197.1464.9%69.60%61.0%-25.78%45.4%★★★
153MainVancouver East$1,750,00025.9959.92117.8%112.60%98.6%3.92%87.0%★★½
154EagleridgeWest Vancouver$2,175,00057.6425.566.6%138.80%121.6%21.46%30.2%★★½
155Upper LonsdaleNorth Vancouver$1,740,00043.4552.1899.8%107.00%93.7%-2.73%82.1%★★½
156Pemberton HeightsNorth Vancouver$1,960,00040.9750.89100.7%107.90%94.5%8.00%78.9%★★½
157University VWVancouver West$1,094,0001.5995.44210.9%489.30%428.6%63.39%108.6%★★½
158Burnaby HospitalBurnaby$1,450,00032.6469.84108.8%109.40%95.8%4.13%86.9%★★½
159SeafairRichmond$2,000,00025.566.77114.4%122.00%106.8%9.45%79.2%★★½
160Furry CreekWest Vancouver$1,475,00088.699.6234.6%72.10%63.1%-0.38%18.9%★★½
161DollartonNorth Vancouver$1,840,00015.1871.03141.2%151.20%132.5%26.20%72.7%★★½
162Princess ParkNorth Vancouver$1,677,50031.0567.96107.5%115.20%100.9%-4.08%101.2%★★½
163Forest Glen BSBurnaby$1,750,00023.7161.51120.2%120.80%105.8%-3.61%85.8%★★½
164Mount Pleasant VWVancouver West$2,114,00057.2419.1564.2%148.90%130.4%-6.42%48.0%★★½
165SaundersRichmond$1,657,5003839.38102.7%109.60%95.9%-1.00%71.0%★★½
166Simon Fraser UniversityBurnaby$1,558,00059.4217.4693.5%94.00%82.3%-0.05%49.4%★★½
167Ladner RuralDelta$960,00015.2874.9186.3%175.20%92.5%-7.70%155.4%★★½
168Burke MountainCoquitlam$1,562,18646.5333.23143.4%69.90%61.2%8.61%52.4%★★½
169Port GuichonDelta$846,50070.9314.3894.6%88.90%46.9%-8.44%38.5%★★½
170MurrayvilleLangley$1,139,22465.3827.6893.0%102.60%54.2%4.53%51.5%★★½
171Coquitlam WestCoquitlam$1,640,06337.445.14169.3%82.50%72.2%4.14%67.9%★★½
172Sperling-DuthieBurnaby$1,550,00056.8519.8494.6%95.10%83.3%-10.71%56.8%★★½
173Delta ManorDelta$970,00045.0443.95111.0%104.40%55.1%10.64%64.3%★★½
174HawthorneDelta$1,010,0003734.62122.5%115.20%60.8%-1.75%62.4%★★½
175WoodwardsRichmond$1,598,00059.5226.1991.1%97.20%85.1%1.05%61.0%★★½
176ParkcrestBurnaby$1,700,00043.7542.26101.1%101.60%89.0%-2.21%68.6%★★½
177HollyDelta$1,015,00049.933.93107.2%100.80%53.2%2.55%58.3%★★½
178Scott CreekCoquitlam$1,313,80042.3632.14151.6%73.90%64.7%0.36%64.8%★★½
179Park Ridge EstatesCoquitlam$1,380,00050.229.17135.5%66.00%57.8%1.57%56.9%★★½
180WestwindRichmond$1,682,50040.1844.64101.2%108.00%94.6%-2.74%68.1%★★½
181TempeNorth Vancouver$1,765,00057.1423.2192.5%99.10%86.8%5.05%46.5%★★½
182Garden CityRichmond$1,762,50062.311.989.9%95.80%83.9%-13.40%50.3%★★½
183Fraserview VEVancouver East$1,635,00033.4343.75110.2%105.40%92.3%6.17%67.2%★★½
184Summitt ViewCoquitlam$1,228,70045.0436.81145.8%71.10%62.2%-0.02%62.0%★★½
185Forest Hills BNBurnaby$1,730,00067.665.8588.8%89.30%78.2%-16.57%25.4%★★½
186McLennan NorthRichmond$1,901,50023.0260.62117.9%125.80%110.2%0.17%91.6%★★½
187Eagle HarbourWest Vancouver$1,775,00059.8234.8263.8%133.10%116.5%3.28%54.5%★★½
188British PropertiesWest Vancouver$3,600,0008.7377.78138.1%288.10%252.3%24.26%82.0%★★½
189SouthlandsVancouver West$2,795,00024.0151.59102.8%238.60%209.0%5.94%72.7%★★½
190Horseshoe Bay WVWest Vancouver$1,729,00075.36.8545.5%95.00%83.2%-12.78%31.1%★★½
191GranvilleRichmond$2,030,00019.3553.17127.2%135.60%118.8%11.25%66.4%★★½
192EdgemontNorth Vancouver$2,150,00014.7870.54141.8%152.00%133.1%9.69%87.2%★★½
193Buckingham HeightsBurnaby$2,885,00011.4153.57170.0%170.80%149.6%13.12%55.5%★★½
194AmblesideWest Vancouver$2,700,00042.8655.4691.0%189.90%166.3%2.52%75.8%★★½
195Quilchena RIRichmond$1,799,50037.445.34102.8%109.60%96.0%-0.86%74.9%★★½
196ArbutusVancouver West$3,439,00038.121.7393.0%215.80%189.0%0.07%49.5%★★½
197DundaraveWest Vancouver$3,019,00013.6979.56119.1%248.40%217.6%11.53%94.0%★★½
198DunbarVancouver West$3,210,00047.4217.5684.4%195.70%171.4%-6.09%53.8%★★½
199Harbour ChinesCoquitlam$1,608,84441.0716.57156.1%76.10%66.6%-5.74%42.8%★★½
200Woodlands-Sunshine-CascadeNorth Vancouver$2,040,00061.115.5690.5%97.00%84.9%-45.19%40.1%★★½
201S.W. MarineVancouver West$3,333,33338.4924.3193.0%215.80%189.0%-2.40%51.6%★★½
202Riverdale RIRichmond$1,850,00022.4239.38119.2%127.20%111.4%-6.87%71.7%★★½
203CaulfeildWest Vancouver$2,190,00017.2648.91111.9%233.40%204.4%2.37%60.2%★★½
204KerrisdaleVancouver West$2,947,50033.9328.3795.9%222.40%194.8%-10.90%68.3%★★½
205Upper DelbrookNorth Vancouver$2,058,00024.443.65115.9%124.10%108.7%-7.56%76.4%★★½
206AberdeenAbbotsford$1,113,23041.5740.67126.1%100.90%53.3%11.39%56.4%★★½
207Westridge BNBurnaby$1,968,00036.1134.72106.5%107.10%93.8%19.52%55.0%★★½
208WhytecliffWest Vancouver$1,925,00056.8521.4369.4%144.80%126.9%-24.02%66.9%★★½
209Westwood PlateauCoquitlam$1,487,90734.6227.58178.2%86.90%76.1%-7.95%63.1%★★½
210Deep CoveNorth Vancouver$1,767,50035.5237.7103.2%110.60%96.8%8.22%64.7%★★½
211Howe SoundWest Vancouver$2,902,50065.186.4552.7%110.00%96.3%-12.40%38.0%★★½
212South GranvilleVancouver West$3,655,00017.4624.9110.0%255.10%223.4%-1.24%61.6%★★½
213Forest Hills NVNorth Vancouver$2,285,00017.5626.19134.2%143.80%125.9%-1.34%48.3%★★
214BroadmoorRichmond$2,300,00018.5527.18129.4%138.00%120.9%-3.20%58.5%★★
215Upper CaulfeildWest Vancouver$2,522,00045.0423.2189.0%185.70%162.6%-3.69%51.1%★★½
216Neilsen GroveDelta$969,00051.3910.12106.7%100.40%53.0%-15.85%43.8%★★½
217MacKenzie HeightsVancouver West$3,480,00040.2816.1792.0%213.30%186.8%-3.15%50.2%★★
218Canyon Heights NVNorth Vancouver$1,875,00026.6930.06112.8%120.80%105.8%-2.55%62.5%★★
219RockridgeWest Vancouver$4,150,0002.9860.62197.4%411.80%360.6%87.55%60.1%★★
220HockadayCoquitlam$1,290,88944.0519.35147.6%71.90%63.0%-7.31%52.0%★★
221Westmount WVWest Vancouver$3,247,5009.7270.44132.0%275.30%241.1%14.59%115.6%★★
222QuilchenaVancouver West$4,000,00013.4944.74117.1%271.80%238.0%3.14%72.2%★★
223Garden VillageBurnaby$1,608,00044.9412.5100.3%100.80%88.3%-17.51%45.3%★★
224LacknerRichmond$1,860,00032.2434.62107.0%114.10%99.9%-5.19%69.0%★★
225East RichmondRichmond$2,979,44416.0758.93139.2%148.50%130.1%0.22%71.8%★★
226Champlain HeightsVancouver East$1,924,40050.796.5599.5%95.20%83.4%-18.68%29.1%★★
227Olde CaulfeildWest Vancouver$4,400,00041.2727.3892.3%192.60%168.7%-24.03%31.4%★★
228DelbrookNorth Vancouver$1,883,00044.6418.1599.3%106.40%93.2%-8.69%54.4%★★
229Upper Deer LakeBurnaby$1,922,50033.4329.37107.9%108.40%94.9%-3.19%65.6%★★
230ShaughnessyVancouver West$5,425,0002.9827.68181.0%419.90%367.8%0.17%62.8%★★
231AnmorePort Moody$1,915,66134.7227.48113.8%100.40%87.9%-12.76%66.9%★★
232Killarney VEVancouver East$1,666,50041.8730.95104.2%99.70%87.3%-3.90%66.4%★★
233Government RoadBurnaby$1,832,50024.913.99117.2%117.80%103.2%-3.84%45.6%★★
234South Surrey White RockSurrey$1,461,42124.1114.19149.4%146.00%77.1%-6.65%48.3%★★
235Chelsea ParkWest Vancouver$2,955,00060.224.1762.7%130.80%114.6%-29.03%36.6%★★
236English BluffTsawwassen$1,676,77848.4112.6100.0%97.60%85.5%-9.66%50.6%★★
237BradnerAbbotsford$1,926,63713.2930.16222.2%177.80%93.9%-5.54%47.8%★★
238McLennanRichmond$1,812,50020.1423.02125.6%134.00%117.3%-8.59%61.5%★★
239CedardaleWest Vancouver$2,475,00058.437.8465.2%136.00%119.1%-19.44%20.3%★★
240GleneaglesWest Vancouver$2,705,00056.351.3970.1%146.20%128.1%-38.34%-5.1%★★
241NorthlandsNorth Vancouver$1,630,00031.8513.89107.0%114.60%100.4%0.21%21.4%★★
242Terra NovaRichmond$1,962,50026.0915.87113.3%120.90%105.9%-1.23%41.2%★★
243BraemarNorth Vancouver$2,425,00021.7322.62120.5%129.10%113.0%3.09%52.8%★★
244QueensWest Vancouver$3,300,00019.2523.21109.3%228.00%199.7%0.06%32.5%★★
245Point GreyVancouver West$3,400,00019.4415.18107.8%250.00%219.0%-11.03%54.2%★★
246AltamontWest Vancouver$4,200,0002.5855.95199.6%416.40%364.7%20.57%75.3%★★
247CypressWest Vancouver$3,800,00035.714.9696.0%200.30%175.4%-10.40%21.8%★½
248WesthillWest Vancouver$4,150,00024.216.25103.6%216.20%189.4%-14.14%33.6%★½
249West BayWest Vancouver$3,340,00018.657.64110.1%229.60%201.1%-17.74%45.9%★½
250Whitby EstatesWest Vancouver$3,950,0003.3732.74188.9%394.20%345.2%14.95%54.6%★½
251ChartwellWest Vancouver$5,800,0005.9524.6149.4%311.70%273.0%0.00%56.4%★½
Value
Measures how affordable the neighbourhood is compared to the surrounding area and the region overall
Momentum
Measures how quickly prices are appreciating in this neighbourhood, with an emphasis on long term appreciation

For more, please see our complete methodology

1. Uptown NW, New Westminster

New Westminster is B.C.’s oldest incorporated city. Despite its current role as a bedroom community for commuters to downtown Vancouver, the city retains its charm and elegance as a former cultural and political hub for the fledgling province. Many well-preserved homes and buildings that date back to the late 1800s—homes that are both grand and historic.

As the No. 1 ranked neighbourhood in Greater Vancouver this year, Uptown NW is a distinct New West community. Geographically, Uptown NW stretches up to the city’s steep slope to a plateau. As a result, homes in this neighbourhood often have spectacular views—some look over downtown and the Fraser River, while others offer stunning views of the North Shore mountains. There’s a mix of housing styles and buildings in this community, built from the 1890s and stretching all the way to the 1980s. There are large, elaborate homes, pre-WW II cottages, modest post-war bungalows, as well as low-rise apartment buildings, and early and modernist institutional buildings, such as Armoury and City Hall.

Perhaps the big draw to Uptown NW is that the community offers big-city living, yet retains its small-town feel. The “centre” of the community is 6th Street and 6th Avenue, which serves as a gathering place for residents; it’s where you’ll find the public library, coffee shops, restaurants and local shops. Another option is Moody Park, with green space, heritage walks and mature trees.

This neighbourhood has risen to the top of our rankings because both its value and its momentum were high, and because realtors ranked it as a much-better-than-average buying opportunity. Houses in Uptown NW are priced, on average, about 15% lower than houses in surrounding communities, and more than 40% less, on average, than the average in New Westminster. And compared to the average home price in Greater Vancouver, Uptown NW is almost 50% cheaper.

2. Lynnmour, North Vancouver

No. 2 in the Greater Vancouver ranking is a North Vancouver neighbourhood that’s still in transition. Under the North Vancouver District’s Official Community Plan, this area’s density is about to increase exponentially. Already, the first multi-floor condo tower is built and residents now occupy the units. Other multi-family complexes—which include additional condo towers as well as townhouses—are being built, with ground broken and hoarding walls already erected around the approved lots.

What that means for current homeowners in this area is an increase in their property value, even if the place is a tear-down waiting to happen.

For homeowners who decide to buy into this community, there are some disadvantages but also some distinct advantages. Disadvantages include competing with builders with deep pockets who want the land, not the home. Advantages, however, may outweigh this potential setback. Lynnmour is a very convenient location to Capilano University, which means homebuyers counting on a mortgage helper suite would have no problem attracting tenants.

Another plus is easy access to downtown Vancouver. Lynnmour is immediately adjacent to the entrance to the Iron Workers memorial bridge, the second bridge over to Vancouver that takes commuters into East Vancouver and a short distance to downtown. For public transit commuters, Phibbs Exchange, the major bus hub for North Vancouver, is right before the Iron Workers entrance, making it easy for commuters to get anywhere on the North Shore or Lower Mainland from the community of Lynnmour.

Other advantages include easy access to the North Shore’s only Great Canadian Superstore location, as well as access to the shops at Park and Tilford Shopping Centre, which includes the North Shore’s only MEC location as well as one of three Cineplex movie theatre outlets.

In terms of average housing prices, Lynnmour is almost 30% cheaper than homes in the area (despite the builder markup), almost 25% cheaper than the average house price in North Vancouver and just over 33% cheaper than the average house price in Greater Vancouver.

3. Sea Island, Richmond

It may be hard to imagine buying a house on Sea Island in Richmond, B.C., given that the area is best known as the location for the Vancouver International Airport, a bustling centre for domestic and international passenger travel, as well as commercial shipping to and from B.C.

Still, residents of Sea Island know that the area offers much more, notably scenic recreational trails within the a 140-hectare nature conservation area, cycling and driving routes along the middle and north arm of the Fraser River, and two beaches that are amazing for bird watching (as well as an ideal place for plane watching).

The permanent residential population is small, with just over 730 in the neighbourhood of Burkeville. A northern section of the island also houses the Musqueam Indian Band.

“Everyone knows everyone,” says Linda Kwan, head teacher at Sea Island Elementary school (which is too small to have a principal). The school has become the hub of the community, hosting annual holiday lunches. It’s not uncommon to have families help one another as if they were extended branches of their own family, Kwan says.

Most of the houses were built during World War II, thanks to the Boeing Company, which built a 300-home subdivision for its workers. While some newer homes have been built were the cottage-like homes once stood, very little else had changed in the Burkeville community of Sea Island. This offers an old-world charm.

Proximity to the airport and the SkyTrain, along with the construction of BCIT’s Aerospace Technology Campus, offer up a supply of potential renters for homeowners with mortgage-helper suites.

Houses sell, on average, for more than 30% less than the average-priced home in surrounding Richmond, B.C., communities. When compared to all of Richmond and Greater Vancouver, homes on Sea Island are priced, on average, more than 26% less and 45% less respectively.

The area doesn’t get top marks from realtors, however, because there isn’t much room for change or advancement. The only real option is to purchase an older cottage-style home, and then modernize or tear down and rebuild. Still, for those who work in downtown Vancouver or want a short commute to surrounding areas, Sea Island offers exceptional car-commuter access to main thoroughfares, as well as excellent access to public transit options.

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