Where to buy real estate in Greater Vancouver in 2019

Photo by welcomia - from freepik.com

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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.

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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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Rank	Neighbourhood	Area	Average home price (2017)	Value	Momentum	Average price vs. area	Avg. price vs. metro district	Avg. price vs. outer region	1-year price change	5-year price change	Final Star Rating
1	Uptown NW	New Westminster	$1,204,752	86.9	82.44	84.3%	59.30%	51.9%	9.99%	93.0%	★★★★
2	Lynnmour	North Vancouver	$1,290,000	84.33	92.16	70.9%	75.90%	66.5%	25.09%	112.5%	★★★★
3	Sea Island	Richmond	$1,365,000	85.62	93.95	69.2%	73.80%	64.6%	43.09%	112.9%	★★★★
4	Greentree Village	Burnaby	$1,245,000	75.69	91.17	82.6%	83.00%	72.7%	23.73%	97.8%	★★★★
5	Birchland Manor	Port Coquitlam	$950,900	89.29	79.07	85.0%	48.20%	42.2%	7.67%	102.6%	★★★★
6	Aldergrove Langley	Langley	$758,040	92.36	71.53	65.8%	72.60%	38.3%	18.98%	75.5%	★★★★
7	Central Abbotsford	Abbotsford	$683,409	91.17	78.87	80.0%	64.00%	33.8%	23.09%	82.7%	★★★★
8	Mission BC	Mission	$732,155	77.38	60.32	95.5%	63.20%	33.4%	19.06%	69.0%	★★★½
9	Calverhall	North Vancouver	$1,499,000	50	90.08	95.4%	102.30%	89.6%	17.55%	98.0%	★★★½
10	Big Bend	Burnaby	$1,440,000	69.74	90.87	87.4%	87.90%	77.0%	17.96%	101.6%	★★★½
11	Mary Hill	Port Coquitlam	$983,078	68.06	82.64	102.5%	58.10%	50.8%	18.26%	90.7%	★★★½
12	Abbotsford West	Abbotsford	$767,523	86.01	72.12	86.2%	69.00%	36.4%	19.04%	76.9%	★★★½
13	Port Moody Centre	Port Moody	$1,244,842	64.09	90.77	94.9%	83.70%	73.3%	19.48%	99.1%	★★★½
14	Queensborough	New Westminster	$1,190,011	76.98	74.31	92.8%	65.30%	57.2%	18.43%	77.5%	★★★½
15	Bridgeport RI	Richmond	$1,304,762	80.75	73.31	75.8%	80.90%	70.8%	3.72%	95.4%	★★★½
16	College Park PM	Port Moody	$1,255,631	65.58	89.58	94.2%	83.00%	72.7%	22.30%	97.2%	★★★½
17	Bowen Island	Bowen Island	$1,155,615	67.26	61.51	100.0%	67.40%	59.1%	28.94%	74.8%	★★★½
18	Marpole	Vancouver West	$2,126,348	54.07	88.79	75.0%	173.90%	152.3%	10.50%	116.1%	★★★½
19	Central Pt Coquitlam	Port Coquitlam	$979,466	80.65	49.01	93.2%	52.80%	46.2%	7.47%	66.4%	★★★½
20	Walnut Grove	Langley	$970,589	79.76	59.82	82.4%	91.00%	48.0%	9.57%	70.4%	★★★½
21	Glenayre	Port Moody	$1,225,912	88.29	48.02	75.1%	66.20%	58.0%	-4.67%	79.3%	★★★½
22	Mountain Meadows	Port Moody	$1,250,000	83.13	48.41	80.8%	71.20%	62.4%	4.36%	68.6%	★★★½
23	Glenwood PQ	Port Coquitlam	$958,563	70.93	79.96	100.2%	56.70%	49.7%	12.55%	87.0%	★★★½
24	Lower Mary Hill	Port Coquitlam	$980,552	78.27	63.1	94.8%	53.70%	47.0%	6.74%	77.6%	★★★½
25	Brookswood Langley	Langley	$981,605	44.94	90.58	105.1%	116.00%	61.3%	10.17%	120.1%	★★★½
26	Tsawwassen East	Tsawwassen	$1,312,500	61.31	69.35	95.1%	88.10%	77.1%	3.00%	84.6%	★★★
27	Steveston North	Richmond	$1,475,000	59.13	75.79	91.2%	97.20%	85.2%	8.53%	88.3%	★★★½
28	Woodland Acres PQ	Port Coquitlam	$1,084,104	55.56	77.88	115.1%	65.20%	57.1%	10.73%	88.9%	★★★½
29	Eagle Ridge CQ	Coquitlam	$1,047,350	51.49	80.95	131.4%	64.00%	56.1%	12.52%	88.1%	★★★½
30	Fleetwood Tynehead	Surrey	$1,083,073	50.89	72.12	104.4%	102.00%	53.9%	13.43%	79.7%	★★★½
31	Mission-West	Mission	$1,257,172	19.25	99.01	224.4%	148.60%	78.4%	99.52%	143.8%	★★★½
32	Sapperton	New Westminster	$1,160,809	86.11	40.18	85.0%	59.80%	52.4%	1.53%	63.3%	★★★½
33	Steveston South	Richmond	$1,539,000	68.15	56.05	85.5%	91.20%	79.9%	9.37%	75.2%	★★★½
34	South Arm	Richmond	$1,460,000	47.42	85.22	96.8%	103.30%	90.4%	9.02%	99.6%	★★★½
35	Sullivan Heights	Burnaby	$1,269,000	80.95	42.76	76.8%	77.20%	67.6%	-6.47%	80.8%	★★★½
36	West Cambie	Richmond	$1,465,000	75.89	69.05	80.8%	86.20%	75.5%	15.86%	78.5%	★★★½
37	Hamilton Heights	North Vancouver	$1,240,000	53.47	89.58	94.1%	100.80%	88.3%	13.60%	97.4%	★★★½
38	West End NW	New Westminster	$1,277,367	49.4	75.89	112.8%	79.30%	69.5%	14.53%	86.0%	★★★½
39	Lincoln Park PQ	Port Coquitlam	$943,575	84.92	46.03	89.9%	50.90%	44.6%	4.70%	67.0%	★★★½
40	Central BN	Burnaby	$1,829,700	63.99	77.28	90.8%	91.30%	79.9%	12.92%	90.6%	★★★½
41	Steveston Village	Richmond	$1,430,000	68.55	44.64	85.4%	91.10%	79.8%	5.14%	58.9%	★★★½
42	Glenmore	West Vancouver	$2,500,000	33.73	98.12	97.2%	202.70%	177.5%	31.58%	183.7%	★★★½
43	Kitsilano	Vancouver West	$2,615,000	43.65	88.69	88.3%	204.90%	179.5%	18.07%	105.3%	★★★½
44	Maillardville	Coquitlam	$664,776	86.71	51.49	89.2%	43.50%	38.1%	11.96%	57.8%	★★★½
45	Oxford Heights	Port Coquitlam	$1,009,794	76.19	56.55	96.3%	54.50%	47.7%	7.59%	77.1%	★★★½
46	Lower Lonsdale	North Vancouver	$1,477,450	41.77	87.3	100.2%	107.40%	94.1%	21.37%	88.8%	★★★½
47	Beach Grove	Tsawwassen	$1,187,608	50.2	47.02	122.9%	70.00%	61.3%	-2.80%	80.7%	★★★
48	Guildford	Surrey	$956,192	80.06	50.5	86.7%	84.80%	44.7%	8.41%	66.8%	★★★½
49	Westham Island	Delta	$193,125	99.6	44.05	32.5%	30.60%	16.1%	-90.88%	94.7%	★★★½
50	Central Coquitlam	Coquitlam	$1,392,227	47.12	74.11	142.5%	69.50%	60.8%	14.77%	87.5%	★★★½
51	Connaught Heights	New Westminster	$1,190,848	87.3	49.31	84.1%	59.10%	51.8%	-8.24%	96.7%	★★★½
52	Ironwood	Richmond	$1,300,000	81.35	46.73	75.2%	80.30%	70.3%	3.89%	63.0%	★★★½
53	Langley City	Langley	$1,003,394	60.12	64.48	104.5%	83.60%	44.1%	13.01%	75.3%	★★★½
54	Westlynn	North Vancouver	$1,400,000	71.63	71.03	83.3%	89.20%	78.1%	9.62%	84.6%	★★★½
55	Burnaby Lake	Burnaby	$1,727,700	57.84	66.57	94.5%	95.00%	83.2%	1.96%	88.7%	★★★½
56	Willoughby Heights	Langley	$1,277,209	35.12	93.65	116.4%	128.40%	67.8%	28.06%	106.0%	★★★½
57	Capitol Hill BN	Burnaby	$1,571,000	38.59	77.58	104.0%	104.50%	91.5%	12.17%	90.0%	★★★½
58	Downtown NW	New Westminster	$1,000,000	68.95	59.42	97.6%	68.70%	60.1%	26.32%	58.2%	★★★½
59	Highgate	Burnaby	$1,551,250	52.58	68.75	96.6%	97.10%	85.0%	17.91%	82.7%	★★★½
60	West Newton	Surrey	$974,194	75.1	60.91	91.1%	89.00%	47.0%	14.60%	73.3%	★★★½
61	Abbotsford East	Abbotsford	$857,571	70.34	55.75	98.2%	78.60%	41.5%	14.68%	68.4%	★★★½
62	Fairfield Island	Abbotsford	$710,505	94.05	43.65	75.1%	60.10%	31.7%	15.18%	51.4%	★★★
63	Lions Bay	West Vancouver	$1,525,000	63.1	73.31	55.2%	115.30%	100.9%	26.51%	74.2%	★★★
64	North Surrey	Surrey	$1,105,850	63.69	61.01	97.3%	95.10%	50.2%	11.60%	74.8%	★★★
65	The Heights NW	New Westminster	$1,211,234	60.52	69.25	102.5%	72.10%	63.2%	12.59%	83.7%	★★★
66	River Springs	Coquitlam	$780,233	70.73	61.51	102.2%	49.80%	43.6%	2.80%	75.2%	★★★
67	Hastings	Vancouver East	$1,355,000	58.93	76.69	95.1%	91.00%	79.7%	7.17%	92.3%	★★★
68	Knight	Vancouver East	$1,587,500	52.68	73.02	99.2%	94.90%	83.1%	7.53%	92.5%	★★★
69	Victoria VE	Vancouver East	$1,504,000	63.49	62.2	93.1%	89.10%	78.0%	3.86%	81.2%	★★★
70	Matsqui	Abbotsford	$1,296,400	33.83	75.6	142.0%	113.70%	60.0%	16.18%	79.7%	★★★
71	Ranch Park	Coquitlam	$1,084,979	45.83	78.97	144.1%	70.20%	61.5%	16.40%	84.8%	★★★
72	Hamilton RI	Richmond	$1,636,000	92.96	49.7	58.9%	62.80%	55.0%	16.51%	52.7%	★★★
73	Barber Street	Port Moody	$1,602,358	51.49	65.77	102.5%	90.30%	79.1%	13.90%	79.3%	★★★
74	Roche Point	North Vancouver	$1,447,000	77.68	32.04	77.8%	83.40%	73.0%	9.44%	61.5%	★★★
75	Grandview VE	Vancouver East	$1,694,000	41.47	73.31	104.3%	99.70%	87.4%	9.98%	86.7%	★★★
76	South Cambie	Vancouver West	$3,948,000	18.25	86.31	109.0%	252.80%	221.4%	17.10%	108.1%	★★★
77	Pemberton NV	North Vancouver	$1,457,500	78.87	41.57	76.6%	82.10%	71.9%	-4.41%	64.9%	★★★
78	McNair	Richmond	$1,415,000	73.31	48.81	82.3%	87.80%	76.9%	2.22%	66.6%	★★★
79	Central Lonsdale	North Vancouver	$1,632,500	53.87	66.17	94.1%	100.80%	88.3%	2.20%	87.6%	★★★
80	Indian River	North Vancouver	$1,474,950	64.98	58.63	88.2%	94.50%	82.7%	9.11%	67.8%	★★★
81	Chineside	Coquitlam	$1,208,537	41.67	74.9	154.4%	75.20%	65.9%	5.64%	91.7%	★★★
82	South Vancouver	Vancouver East	$1,560,000	48.21	59.92	101.0%	96.60%	84.6%	2.83%	82.8%	★★★
83	Collingwood VE	Vancouver East	$1,475,000	61.81	64.58	93.8%	89.80%	78.6%	4.09%	87.1%	★★★
84	Renfrew VE	Vancouver East	$1,441,900	69.94	48.41	89.2%	85.30%	74.7%	-5.00%	78.2%	★★★
85	Oakdale	Burnaby	$1,364,000	82.14	31.65	75.9%	76.30%	66.9%	-4.86%	58.8%	★★★
86	Norgate	North Vancouver	$1,236,000	83.33	40.77	72.0%	77.10%	67.6%	-7.40%	67.4%	★★★
87	Riverwood	Port Coquitlam	$1,082,961	62.1	38.89	107.1%	60.70%	53.1%	-20.40%	68.5%	★★★
88	Moody Park	New Westminster	$1,474,350	65.48	50.99	99.8%	70.20%	61.5%	12.91%	67.2%	★★★
89	Meadow Brook	Coquitlam	$885,500	75.4	36.71	98.7%	48.10%	42.1%	7.28%	50.1%	★★★
90	East Burnaby	Burnaby	$1,442,450	78.27	46.13	81.2%	81.60%	71.5%	4.14%	72.1%	★★★
91	Ladner Elementary	Delta	$1,050,750	48.51	52.18	107.9%	101.40%	53.6%	-2.06%	71.0%	★★★
92	Sumas Mountain	Abbotsford	$1,090,502	39.78	53.47	128.5%	102.80%	54.3%	5.59%	80.4%	★★★
93	Cloverdale	Surrey	$1,051,065	52.48	68.06	103.3%	101.00%	53.3%	14.96%	77.1%	★★★
94	Mount Pleasant VE	Vancouver East	$1,699,000	51.88	53.47	99.3%	95.00%	83.2%	1.93%	74.4%	★★★
95	East Cambie	Richmond	$1,251,000	79.86	31.45	76.4%	81.50%	71.4%	5.05%	54.5%	★★★
96	Capilano NV	North Vancouver	$1,765,000	24.8	89.78	115.5%	123.70%	108.3%	21.44%	102.1%	★★★
97	Cambie	Vancouver West	$2,602,500	52.78	50	75.8%	176.00%	154.1%	-4.03%	82.8%	★★★
98	Tsawwassen Central	Tsawwassen	$1,245,402	74.9	45.04	90.7%	73.00%	63.9%	-0.48%	69.1%	★★★
99	Westlynn Terrace	North Vancouver	$1,605,000	57.94	63	92.2%	98.80%	86.5%	8.84%	81.3%	★★★
100	Edmonds BE	Burnaby	$1,285,000	77.48	47.32	81.5%	81.90%	71.7%	1.53%	73.0%	★★★
101	Cliff Drive	Tsawwassen	$1,155,446	85.12	22.62	81.4%	68.20%	59.7%	-10.35%	60.4%	★★★
102	Boulevard	North Vancouver	$1,574,000	42.36	63.79	100.1%	107.30%	94.0%	7.27%	98.6%	★★★
103	Hastings East	Vancouver East	$1,420,000	56.25	58.73	96.4%	92.20%	80.8%	-0.11%	88.0%	★★★
104	Pebble Hill	Tsawwassen	$1,282,554	56.75	50.2	102.7%	80.40%	70.4%	0.99%	67.4%	★★★
105	Vancouver Heights	Burnaby	$1,655,000	47.82	67.76	99.5%	100.00%	87.5%	4.89%	82.7%	★★★
106	East Newton	Surrey	$925,017	72.72	50.1	92.5%	90.40%	47.7%	13.48%	62.9%	★★★
107	New Horizons	Coquitlam	$1,014,927	58.04	58.83	116.7%	56.90%	49.8%	7.41%	74.7%	★★★
108	Oakridge VW	Vancouver West	$3,400,000	49.8	47.32	81.5%	189.20%	165.7%	-3.56%	77.2%	★★★
109	Fraser VE	Vancouver East	$1,656,500	38.59	73.51	106.4%	101.80%	89.1%	10.82%	89.0%	★★★
110	Brentwood Park	Burnaby	$1,468,100	65.48	38.89	90.2%	90.60%	79.4%	-8.12%	75.6%	★★★
111	Blueridge NV	North Vancouver	$1,508,750	66.17	41.07	87.4%	93.70%	82.0%	0.27%	66.5%	★★★
112	Lynn Valley	North Vancouver	$1,625,000	65.58	43.25	87.7%	94.00%	82.3%	4.35%	64.4%	★★★
113	Willingdon Heights	Burnaby	$1,498,000	70.93	47.12	86.7%	87.10%	76.3%	-3.63%	79.3%	★★★
114	Boyd Park	Richmond	$1,530,000	37	68.06	102.8%	109.60%	96.0%	6.60%	96.8%	★★★
115	Canterbury WV	West Vancouver	$5,080,000	1.39	92.86	216.0%	450.70%	394.7%	34.56%	114.8%	★★★
116	GlenBrooke North	New Westminster	$1,183,263	63.89	41.77	100.3%	70.50%	61.8%	3.55%	71.4%	★★★
117	Central Park BS	Burnaby	$1,829,700	29.56	76.29	110.4%	110.90%	97.1%	14.53%	92.1%	★★★
118	Sandy Cove	West Vancouver	$2,600,000	11.71	98.51	123.3%	257.20%	225.2%	86.17%	188.3%	★★★
119	Citadel PQ	Port Coquitlam	$1,124,991	57.54	35.71	111.4%	63.10%	55.3%	2.45%	58.6%	★★★
120	Belcarra	Port Moody	$2,870,000	14.98	79.07	152.3%	134.20%	117.6%	29.75%	77.8%	★★★
121	Windsor Park NV	North Vancouver	$1,516,550	82.34	21.33	74.8%	80.10%	70.2%	-14.59%	61.8%	★★★
122	Seymour NV	North Vancouver	$1,700,000	67.56	28.57	85.8%	91.90%	80.5%	18.51%	36.7%	★★★
123	Bayridge	West Vancouver	$3,475,000	32.74	71.43	98.0%	204.40%	179.0%	-4.73%	92.4%	★★★
124	Renfrew Heights	Vancouver East	$1,475,000	62.7	41.37	93.3%	89.20%	78.1%	4.03%	65.1%	★★★
125	Harbour Place	Coquitlam	$1,842,244	38.19	52.08	167.8%	81.80%	71.6%	-0.34%	73.3%	★★★
126	Queensbury	North Vancouver	$1,494,500	50.4	61.31	95.4%	102.20%	89.5%	9.98%	77.8%	★★★
127	The Crest	Burnaby	$1,369,500	71.33	37	86.5%	86.90%	76.1%	-1.91%	68.7%	★★★
128	Deer Lake Place	Burnaby	$1,930,000	41.07	47.12	102.6%	103.20%	90.3%	-9.22%	71.0%	★★★
129	North Shore Port Moody	Port Moody	$1,551,630	59.82	28.77	97.4%	85.90%	75.2%	10.52%	32.4%	★★★
130	Sentinel Hill	West Vancouver	$2,345,000	50.5	59.13	82.0%	171.10%	149.8%	1.42%	84.3%	★★★
131	Upper Eagle Ridge	Coquitlam	$1,262,500	44.44	62.5	147.0%	71.60%	62.7%	7.01%	78.2%	★★★
132	Canyon Springs	Coquitlam	$1,199,250	48.81	54.27	139.6%	68.10%	59.6%	2.55%	79.2%	★★★
133	Montecito	Burnaby	$1,614,500	49.21	51.59	99.1%	99.60%	87.3%	-0.41%	81.1%	★★★
134	Hamilton	North Vancouver	$1,047,500	73.91	24.01	81.7%	87.50%	76.7%	4.79%	48.2%	★★★
135	Heritage Mountain	Port Moody	$1,556,571	61.81	31.45	96.3%	84.90%	74.3%	-0.90%	66.2%	★★★
136	Brighouse South	Richmond	$2,040,000	58.53	45.73	91.9%	98.00%	85.8%	65.46%	-13.2%	★★★
137	Indian Arm	North Vancouver	$645,500	100	0.6	16.8%	18.00%	15.7%	-51.99%	-43.8%	★★★
138	Queens Park	New Westminster	$1,617,405	31.94	60.52	137.8%	96.90%	84.9%	5.44%	86.4%	★★★
139	Sumas Prairie	Abbotsford	$1,444,733	11.61	89.68	228.1%	182.60%	96.4%	47.53%	88.5%	★★★
140	Westwood Summit CQ	Coquitlam	$1,540,000	35.91	59.52	172.3%	84.00%	73.5%	3.25%	75.5%	★★★
141	Fraserview NW	New Westminster	$1,460,750	52.98	39.58	108.6%	76.40%	66.9%	6.67%	64.5%	★★★
142	South Slope	Burnaby	$1,520,000	52.98	37.4	96.6%	97.10%	85.0%	-1.46%	70.6%	★★★
143	Heritage Woods PM	Port Moody	$1,559,021	51.09	33.04	102.5%	90.40%	79.1%	-1.17%	62.6%	★★★
144	Metrotown	Burnaby	$1,850,000	31.45	50.1	109.2%	109.70%	96.1%	0.85%	71.3%	★★★
145	Poplar	Abbotsford	$777,559	65.28	49.8	101.5%	81.30%	42.9%	26.04%	30.2%	★★★
146	Deer Lake	Burnaby	$2,530,000	6.35	80.95	214.4%	215.40%	188.7%	57.89%	80.9%	★★★
147	Gilmore	Richmond	$1,950,000	0.99	99.8	392.3%	418.50%	366.5%	93.16%	268.1%	★★★
148	Grouse Woods	North Vancouver	$1,686,250	35.91	63.59	103.2%	110.50%	96.8%	9.45%	74.1%	★★★
149	Cypress Park Estates	West Vancouver	$2,300,000	34.33	82.84	96.8%	201.90%	176.8%	5.13%	97.3%	★★★
150	Cape Horn	Coquitlam	$1,237,273	54.37	44.15	124.2%	60.50%	53.0%	0.04%	71.0%	★★½
151	Fort Langley	Langley	$1,663,614	38.59	31.65	111.2%	122.70%	64.8%	-15.27%	69.0%	★★½
152	Boundary Beach	Tsawwassen	$1,254,967	89.19	7.14	64.9%	69.60%	61.0%	-25.78%	45.4%	★★★
153	Main	Vancouver East	$1,750,000	25.99	59.92	117.8%	112.60%	98.6%	3.92%	87.0%	★★½
154	Eagleridge	West Vancouver	$2,175,000	57.64	25.5	66.6%	138.80%	121.6%	21.46%	30.2%	★★½
155	Upper Lonsdale	North Vancouver	$1,740,000	43.45	52.18	99.8%	107.00%	93.7%	-2.73%	82.1%	★★½
156	Pemberton Heights	North Vancouver	$1,960,000	40.97	50.89	100.7%	107.90%	94.5%	8.00%	78.9%	★★½
157	University VW	Vancouver West	$1,094,000	1.59	95.44	210.9%	489.30%	428.6%	63.39%	108.6%	★★½
158	Burnaby Hospital	Burnaby	$1,450,000	32.64	69.84	108.8%	109.40%	95.8%	4.13%	86.9%	★★½
159	Seafair	Richmond	$2,000,000	25.5	66.77	114.4%	122.00%	106.8%	9.45%	79.2%	★★½
160	Furry Creek	West Vancouver	$1,475,000	88.69	9.62	34.6%	72.10%	63.1%	-0.38%	18.9%	★★½
161	Dollarton	North Vancouver	$1,840,000	15.18	71.03	141.2%	151.20%	132.5%	26.20%	72.7%	★★½
162	Princess Park	North Vancouver	$1,677,500	31.05	67.96	107.5%	115.20%	100.9%	-4.08%	101.2%	★★½
163	Forest Glen BS	Burnaby	$1,750,000	23.71	61.51	120.2%	120.80%	105.8%	-3.61%	85.8%	★★½
164	Mount Pleasant VW	Vancouver West	$2,114,000	57.24	19.15	64.2%	148.90%	130.4%	-6.42%	48.0%	★★½
165	Saunders	Richmond	$1,657,500	38	39.38	102.7%	109.60%	95.9%	-1.00%	71.0%	★★½
166	Simon Fraser University	Burnaby	$1,558,000	59.42	17.46	93.5%	94.00%	82.3%	-0.05%	49.4%	★★½
167	Ladner Rural	Delta	$960,000	15.28	74.9	186.3%	175.20%	92.5%	-7.70%	155.4%	★★½
168	Burke Mountain	Coquitlam	$1,562,186	46.53	33.23	143.4%	69.90%	61.2%	8.61%	52.4%	★★½
169	Port Guichon	Delta	$846,500	70.93	14.38	94.6%	88.90%	46.9%	-8.44%	38.5%	★★½
170	Murrayville	Langley	$1,139,224	65.38	27.68	93.0%	102.60%	54.2%	4.53%	51.5%	★★½
171	Coquitlam West	Coquitlam	$1,640,063	37.4	45.14	169.3%	82.50%	72.2%	4.14%	67.9%	★★½
172	Sperling-Duthie	Burnaby	$1,550,000	56.85	19.84	94.6%	95.10%	83.3%	-10.71%	56.8%	★★½
173	Delta Manor	Delta	$970,000	45.04	43.95	111.0%	104.40%	55.1%	10.64%	64.3%	★★½
174	Hawthorne	Delta	$1,010,000	37	34.62	122.5%	115.20%	60.8%	-1.75%	62.4%	★★½
175	Woodwards	Richmond	$1,598,000	59.52	26.19	91.1%	97.20%	85.1%	1.05%	61.0%	★★½
176	Parkcrest	Burnaby	$1,700,000	43.75	42.26	101.1%	101.60%	89.0%	-2.21%	68.6%	★★½
177	Holly	Delta	$1,015,000	49.9	33.93	107.2%	100.80%	53.2%	2.55%	58.3%	★★½
178	Scott Creek	Coquitlam	$1,313,800	42.36	32.14	151.6%	73.90%	64.7%	0.36%	64.8%	★★½
179	Park Ridge Estates	Coquitlam	$1,380,000	50.2	29.17	135.5%	66.00%	57.8%	1.57%	56.9%	★★½
180	Westwind	Richmond	$1,682,500	40.18	44.64	101.2%	108.00%	94.6%	-2.74%	68.1%	★★½
181	Tempe	North Vancouver	$1,765,000	57.14	23.21	92.5%	99.10%	86.8%	5.05%	46.5%	★★½
182	Garden City	Richmond	$1,762,500	62.3	11.9	89.9%	95.80%	83.9%	-13.40%	50.3%	★★½
183	Fraserview VE	Vancouver East	$1,635,000	33.43	43.75	110.2%	105.40%	92.3%	6.17%	67.2%	★★½
184	Summitt View	Coquitlam	$1,228,700	45.04	36.81	145.8%	71.10%	62.2%	-0.02%	62.0%	★★½
185	Forest Hills BN	Burnaby	$1,730,000	67.66	5.85	88.8%	89.30%	78.2%	-16.57%	25.4%	★★½
186	McLennan North	Richmond	$1,901,500	23.02	60.62	117.9%	125.80%	110.2%	0.17%	91.6%	★★½
187	Eagle Harbour	West Vancouver	$1,775,000	59.82	34.82	63.8%	133.10%	116.5%	3.28%	54.5%	★★½
188	British Properties	West Vancouver	$3,600,000	8.73	77.78	138.1%	288.10%	252.3%	24.26%	82.0%	★★½
189	Southlands	Vancouver West	$2,795,000	24.01	51.59	102.8%	238.60%	209.0%	5.94%	72.7%	★★½
190	Horseshoe Bay WV	West Vancouver	$1,729,000	75.3	6.85	45.5%	95.00%	83.2%	-12.78%	31.1%	★★½
191	Granville	Richmond	$2,030,000	19.35	53.17	127.2%	135.60%	118.8%	11.25%	66.4%	★★½
192	Edgemont	North Vancouver	$2,150,000	14.78	70.54	141.8%	152.00%	133.1%	9.69%	87.2%	★★½
193	Buckingham Heights	Burnaby	$2,885,000	11.41	53.57	170.0%	170.80%	149.6%	13.12%	55.5%	★★½
194	Ambleside	West Vancouver	$2,700,000	42.86	55.46	91.0%	189.90%	166.3%	2.52%	75.8%	★★½
195	Quilchena RI	Richmond	$1,799,500	37.4	45.34	102.8%	109.60%	96.0%	-0.86%	74.9%	★★½
196	Arbutus	Vancouver West	$3,439,000	38.1	21.73	93.0%	215.80%	189.0%	0.07%	49.5%	★★½
197	Dundarave	West Vancouver	$3,019,000	13.69	79.56	119.1%	248.40%	217.6%	11.53%	94.0%	★★½
198	Dunbar	Vancouver West	$3,210,000	47.42	17.56	84.4%	195.70%	171.4%	-6.09%	53.8%	★★½
199	Harbour Chines	Coquitlam	$1,608,844	41.07	16.57	156.1%	76.10%	66.6%	-5.74%	42.8%	★★½
200	Woodlands-Sunshine-Cascade	North Vancouver	$2,040,000	61.11	5.56	90.5%	97.00%	84.9%	-45.19%	40.1%	★★½
201	S.W. Marine	Vancouver West	$3,333,333	38.49	24.31	93.0%	215.80%	189.0%	-2.40%	51.6%	★★½
202	Riverdale RI	Richmond	$1,850,000	22.42	39.38	119.2%	127.20%	111.4%	-6.87%	71.7%	★★½
203	Caulfeild	West Vancouver	$2,190,000	17.26	48.91	111.9%	233.40%	204.4%	2.37%	60.2%	★★½
204	Kerrisdale	Vancouver West	$2,947,500	33.93	28.37	95.9%	222.40%	194.8%	-10.90%	68.3%	★★½
205	Upper Delbrook	North Vancouver	$2,058,000	24.4	43.65	115.9%	124.10%	108.7%	-7.56%	76.4%	★★½
206	Aberdeen	Abbotsford	$1,113,230	41.57	40.67	126.1%	100.90%	53.3%	11.39%	56.4%	★★½
207	Westridge BN	Burnaby	$1,968,000	36.11	34.72	106.5%	107.10%	93.8%	19.52%	55.0%	★★½
208	Whytecliff	West Vancouver	$1,925,000	56.85	21.43	69.4%	144.80%	126.9%	-24.02%	66.9%	★★½
209	Westwood Plateau	Coquitlam	$1,487,907	34.62	27.58	178.2%	86.90%	76.1%	-7.95%	63.1%	★★½
210	Deep Cove	North Vancouver	$1,767,500	35.52	37.7	103.2%	110.60%	96.8%	8.22%	64.7%	★★½
211	Howe Sound	West Vancouver	$2,902,500	65.18	6.45	52.7%	110.00%	96.3%	-12.40%	38.0%	★★½
212	South Granville	Vancouver West	$3,655,000	17.46	24.9	110.0%	255.10%	223.4%	-1.24%	61.6%	★★½
213	Forest Hills NV	North Vancouver	$2,285,000	17.56	26.19	134.2%	143.80%	125.9%	-1.34%	48.3%	★★
214	Broadmoor	Richmond	$2,300,000	18.55	27.18	129.4%	138.00%	120.9%	-3.20%	58.5%	★★
215	Upper Caulfeild	West Vancouver	$2,522,000	45.04	23.21	89.0%	185.70%	162.6%	-3.69%	51.1%	★★½
216	Neilsen Grove	Delta	$969,000	51.39	10.12	106.7%	100.40%	53.0%	-15.85%	43.8%	★★½
217	MacKenzie Heights	Vancouver West	$3,480,000	40.28	16.17	92.0%	213.30%	186.8%	-3.15%	50.2%	★★
218	Canyon Heights NV	North Vancouver	$1,875,000	26.69	30.06	112.8%	120.80%	105.8%	-2.55%	62.5%	★★
219	Rockridge	West Vancouver	$4,150,000	2.98	60.62	197.4%	411.80%	360.6%	87.55%	60.1%	★★
220	Hockaday	Coquitlam	$1,290,889	44.05	19.35	147.6%	71.90%	63.0%	-7.31%	52.0%	★★
221	Westmount WV	West Vancouver	$3,247,500	9.72	70.44	132.0%	275.30%	241.1%	14.59%	115.6%	★★
222	Quilchena	Vancouver West	$4,000,000	13.49	44.74	117.1%	271.80%	238.0%	3.14%	72.2%	★★
223	Garden Village	Burnaby	$1,608,000	44.94	12.5	100.3%	100.80%	88.3%	-17.51%	45.3%	★★
224	Lackner	Richmond	$1,860,000	32.24	34.62	107.0%	114.10%	99.9%	-5.19%	69.0%	★★
225	East Richmond	Richmond	$2,979,444	16.07	58.93	139.2%	148.50%	130.1%	0.22%	71.8%	★★
226	Champlain Heights	Vancouver East	$1,924,400	50.79	6.55	99.5%	95.20%	83.4%	-18.68%	29.1%	★★
227	Olde Caulfeild	West Vancouver	$4,400,000	41.27	27.38	92.3%	192.60%	168.7%	-24.03%	31.4%	★★
228	Delbrook	North Vancouver	$1,883,000	44.64	18.15	99.3%	106.40%	93.2%	-8.69%	54.4%	★★
229	Upper Deer Lake	Burnaby	$1,922,500	33.43	29.37	107.9%	108.40%	94.9%	-3.19%	65.6%	★★
230	Shaughnessy	Vancouver West	$5,425,000	2.98	27.68	181.0%	419.90%	367.8%	0.17%	62.8%	★★
231	Anmore	Port Moody	$1,915,661	34.72	27.48	113.8%	100.40%	87.9%	-12.76%	66.9%	★★
232	Killarney VE	Vancouver East	$1,666,500	41.87	30.95	104.2%	99.70%	87.3%	-3.90%	66.4%	★★
233	Government Road	Burnaby	$1,832,500	24.9	13.99	117.2%	117.80%	103.2%	-3.84%	45.6%	★★
234	South Surrey White Rock	Surrey	$1,461,421	24.11	14.19	149.4%	146.00%	77.1%	-6.65%	48.3%	★★
235	Chelsea Park	West Vancouver	$2,955,000	60.22	4.17	62.7%	130.80%	114.6%	-29.03%	36.6%	★★
236	English Bluff	Tsawwassen	$1,676,778	48.41	12.6	100.0%	97.60%	85.5%	-9.66%	50.6%	★★
237	Bradner	Abbotsford	$1,926,637	13.29	30.16	222.2%	177.80%	93.9%	-5.54%	47.8%	★★
238	McLennan	Richmond	$1,812,500	20.14	23.02	125.6%	134.00%	117.3%	-8.59%	61.5%	★★
239	Cedardale	West Vancouver	$2,475,000	58.43	7.84	65.2%	136.00%	119.1%	-19.44%	20.3%	★★
240	Gleneagles	West Vancouver	$2,705,000	56.35	1.39	70.1%	146.20%	128.1%	-38.34%	-5.1%	★★
241	Northlands	North Vancouver	$1,630,000	31.85	13.89	107.0%	114.60%	100.4%	0.21%	21.4%	★★
242	Terra Nova	Richmond	$1,962,500	26.09	15.87	113.3%	120.90%	105.9%	-1.23%	41.2%	★★
243	Braemar	North Vancouver	$2,425,000	21.73	22.62	120.5%	129.10%	113.0%	3.09%	52.8%	★★
244	Queens	West Vancouver	$3,300,000	19.25	23.21	109.3%	228.00%	199.7%	0.06%	32.5%	★★
245	Point Grey	Vancouver West	$3,400,000	19.44	15.18	107.8%	250.00%	219.0%	-11.03%	54.2%	★★
246	Altamont	West Vancouver	$4,200,000	2.58	55.95	199.6%	416.40%	364.7%	20.57%	75.3%	★★
247	Cypress	West Vancouver	$3,800,000	35.71	4.96	96.0%	200.30%	175.4%	-10.40%	21.8%	★½
248	Westhill	West Vancouver	$4,150,000	24.21	6.25	103.6%	216.20%	189.4%	-14.14%	33.6%	★½
249	West Bay	West Vancouver	$3,340,000	18.65	7.64	110.1%	229.60%	201.1%	-17.74%	45.9%	★½
250	Whitby Estates	West Vancouver	$3,950,000	3.37	32.74	188.9%	394.20%	345.2%	14.95%	54.6%	★½
251	Chartwell	West Vancouver	$5,800,000	5.95	24.6	149.4%	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.

Regions Map

Core

Inner Suburbs

Outer Suburbs

What does the * mean?

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