North Vancouver

North Vancouver is two municipalities, not one, and the distinction matters when you are buying. The City of North Vancouver is the dense, walkable core around Lonsdale, where most of the apartment and townhouse stock sits. The District of North Vancouver wraps around the City on three sides, covers 160 square kilometres of mostly detached housing, and was home to 88,168 people at the 2021 census. A listing address can say "North Vancouver" and mean either.

The District's neighbourhoods run west to east along the mountainside: Edgemont Village and Upper Lonsdale, then Lynn Valley and Parkgate, out to Deep Cove on Indian Arm. Each has its own character and its own price floor. The terrain is genuinely steep — the municipality runs from sea level to 1,449 metres — and a street's slope affects everything from your view to your driveway in February.

Most of the decision here comes down to the City-or-District question. The City puts you within walking distance of the SeaBus and most of the apartment and townhouse supply, which matters if anyone in the household commutes downtown daily. The District buys space, trees and usually a view, at the cost of a car being non-negotiable and a driveway that is a genuine consideration in winter.

Getting downtown is the other half of the decision. The SeaBus runs from Lonsdale Quay to Waterfront Station in about twelve minutes and connects straight into SkyTrain, which is why the Lower Lonsdale market prices the way it does. By car it is the Lions Gate Bridge to the west or the Second Narrows to the east, and which one you are closer to is a real factor in where people choose to live.

88 West Realty works this market directly. Our office is at 970 Marine Drive in North Vancouver and North Vancouver is one of the four communities where the brokerage is most active — not a territory we cover from a distance. Find an agent, or search every current North Vancouver listing below.