North Vancouver Neighbourhood Spotlight: November 2026 — The Big-City Market That Fell Least

Key facts — October 2026

• North Vancouver's composite benchmark was $1,281,400 in October 2026, down 2.7% year over year — the smallest annual fall among Metro Vancouver's large urban markets, against a regional fall of 5.2%.

• A typical North Vancouver detached home cost $2,058,800 in October 2026, down only 2.2% year over year, while the regional detached benchmark fell 7.0%.

• A typical North Vancouver townhouse cost $1,221,100 in October 2026, down 5.9% year over year — $837,700 less than a typical detached home in the same area.

• A typical North Vancouver apartment cost $736,300 in October 2026, down 6.1% year over year and $62,900 above the regional apartment benchmark of $673,400.

• North Vancouver recorded 167 sales in October 2026 — 64 detached, 28 attached and 75 apartments — out of 2,024 sales across Metro Vancouver.

Quick answers

• North Vancouver's typical home cost $1,281,400 in October 2026, down 2.7% in a year.

• Detached homes held up best: $2,058,800, down only 2.2% year over year.

• Apartments were the weakest segment: $736,300, down 6.1% year over year.

• A first-time buyer pays no Property Transfer Tax on a typical North Vancouver apartment, because $736,300 is below BC's $835,000 full-exemption threshold.

• The minimum down payment on that typical apartment is $48,630.

Why North Vancouver, why now

Every area in Greater Vancouver fell in October 2026 — but North Vancouver fell least among the region's large urban markets. Its composite benchmark dropped 2.7% year over year, against 5.2% regionally, 8.3% in Richmond and 8.8% in New Westminster (Greater Vancouver REALTORS®, October 2026). That resilience is the story: buyers here paid for the SeaBus, the mountains and a housing stock that did not flood the market the way condos did elsewhere.

This is Day 11's neighbourhood spotlight: what North Vancouver costs right now, which pockets suit which buyer, and what the October 2026 numbers mean for your move.

How much does a home cost in North Vancouver right now?

A typical North Vancouver home cost $1,281,400 in October 2026, down 0.7% from September and down 2.7% from a year earlier — about $212,800, or 19.9%, above the regional composite of $1,068,600 (Greater Vancouver REALTORS®, October 2026). GVR reports the City and District of North Vancouver as one area, so these are area-wide benchmarks, not prices for a single neighbourhood.

By type, the split tells you where the strength sits. Detached homes cost $2,058,800, up 0.8% in the month and down only 2.2% on the year — the detached segment that lost least in the region's big markets. Townhouses cost $1,221,100, down 5.9% on the year. Apartments cost $736,300, down 6.1% on the year. In other words, houses held their value; condos did the falling.

What did buyers actually buy in October 2026?

North Vancouver recorded 167 sales in October 2026: 64 detached, 28 attached and 75 apartments (Greater Vancouver REALTORS®, October 2026). Apartments were the largest share of sales and the weakest on price — the same pattern as the region, where apartment sales fell 16.7% year over year to 892.

Supply is still there for buyers who want choice. On November 4, 2026, North Vancouver had 951 homes listed for sale, with a median asking price of $1,293,236; 192 of those listings — 20.2% — carried a price cut, averaging 5.5% (EstateBlock live listings, November 4, 2026). Those are asking prices, not sale prices, but they show sellers adjusting: one in five North Vancouver listings had already been cut by early November.

Which North Vancouver pocket suits which buyer?

Lower Lonsdale and the Quay — the SeaBus pocket

Lower Lonsdale, around Lonsdale Quay and the SeaBus terminal, is North Vancouver's transit pocket: condos and townhouses a 12-minute crossing from downtown Vancouver, with the quay, the Polygon Gallery and the Shipyards at the door. With the area apartment benchmark at $736,300, this is where first-time buyers find North Vancouver's lowest entry price — and where investors find the deepest rental demand. Best for commuters who want downtown without a bridge. Check strata fees and rental rules before you offer.

Central Lonsdale — the townhouse middle

Central Lonsdale, up Lonsdale Avenue from the waterfront, is the area's middle ground: townhouses and condos along the main street, close to shops, schools and the bus routes that feed the SeaBus. Townhouses at $1,221,100 — 59.3% of the detached benchmark — are the step-up for buyers who need more space than a condo but cannot stretch to $2,058,800 for a house. Best for move-up buyers and families who want the North Shore without the detached price. Compare the strata budget and the age of the building before you offer.

Lynn Valley and Edgemont — the family detached pocket

Lynn Valley and Edgemont Village, in the District, are North Vancouver's family face: detached streets near the trails, the canyon and the village shops, with larger lots than the waterfront pockets. This is where the $2,058,800 detached benchmark is set — and where the 2.2% annual fall is smallest in dollar terms among the big markets. Best for buyers with a detached budget who want trails and schools and are willing to drive to the SeaBus. Budget for the lot and the roof, and check zoning and tree rules before you offer.

Deep Cove and Capilano — the lifestyle premium

Deep Cove, on the eastern waterfront, and the Capilano area near Park Royal are North Vancouver's lifestyle pockets: water, forest and mountain views, with fewer listings and longer searches. They carry the North Shore premium without the downtown towers. Best for buyers who are choosing a place first and a price second — and for sellers who need to price to the October benchmarks, not to the 2022 peak. Expect a thin market: when the right home appears, it moves.

What does this mean for a first-time buyer?

A typical North Vancouver apartment at $736,300 needs a minimum down payment of $48,630 — $25,000 on the first $500,000 plus $23,630 on the remaining $236,300 — under Canada's 5%-then-10% minimum down-payment rules. And it qualifies in full for BC's first-time buyer Property Transfer Tax exemption, which covers homes priced up to $835,000, with a partial exemption up to $860,000. That exemption alone is worth checking before you offer, because it does not apply the same way above the threshold.

Renters have a comparison to make, too. The asking rent for an unfurnished one-bedroom in North Vancouver was $2,452 in October 2026, down 5.29% year over year, and $3,333 for a two-bedroom (liv.rent, October 2026). Rents fell while the Bank of Canada raised its policy rate to 2.50% on October 28, 2026 — so the rent-versus-buy maths moved in both directions at once, and it is worth redoing with today's rate, not last spring's.

What this means for you

Buying your first home: A North Vancouver apartment at $736,300 is the area's realistic entry point — $48,630 minimum down, no Property Transfer Tax as a first-time buyer — but it is also the segment that fell most, down 6.1% in a year, so compare buildings instead of chasing the only one available.

Selling: Detached homes fell only 2.2% year over year here, against 7.0% regionally, so North Vancouver sellers have the strongest hand among the region's large urban markets — but apartments fell 6.1%, and one in five listings already carried a price cut by November 4, 2026. Price to the October benchmarks for your home type, not to the 2022 peak.

Investing: Condos near the SeaBus are North Vancouver's rental workhorse, but check the maths building by building: purchase price, strata fees, property tax and achievable rent, against a $2,452 one-bedroom asking rent. Townhouses at $1,221,100, $837,700 below detached, are the segment to watch if detached prices hold and condo prices keep slipping.

Renting or new to the region: North Vancouver is the North Shore's natural first stop, with the SeaBus downtown in minutes, the mountains at the end of the street, and rents that fell 5.29% year over year for a one-bedroom. If you are renting while you decide where to buy, walk the pockets above — Lower Lonsdale and Deep Cove feel like different worlds.

Three smart next steps this week

1. Buyers: Search North Vancouver MLS® listings and shortlist by pocket — SeaBus, Central Lonsdale, Lynn Valley or Deep Cove — and by home type, not just price.

2. Sellers: Ask for a current evaluation against the October 2026 benchmarks for your home type — detached $2,058,800, townhouse $1,221,100, apartment $736,300.

3. Everyone: Browse presale condos and townhomes and compare each one against a finished home on the same street before committing to a completion date years out.

Talk to Kevin Lee before you decide

A benchmark is a typical home, not your home — and North Vancouver's resilience only helps if your home, your financing and your timing all line up. If you want to know what October's numbers mean for your budget, your building, or your street, get in touch.

Contact Kevin Lee, SoldToday.ca: 604-600-5777, soldtoday.ca@gmail.com, 1200 W 73rd Ave #100, Vancouver, BC V6P 6G5. Create a free account to save searches, get alerts, and download the free BC Home Buyer's Guide. Have a question first? See the answers to 100 common real estate questions.

Sources: Greater Vancouver REALTORS® Residential Stats Package, October 2026 (released November 2, 2026) — North Vancouver composite benchmark $1,281,400 (-0.7% MoM, -2.7% YoY); detached $2,058,800 (+0.8% MoM, -2.2% YoY), townhouse $1,221,100 (-5.9% YoY), apartment $736,300 (-6.1% YoY); 167 sales (64 detached, 28 attached, 75 apartments); regional composite $1,068,600 (-5.2% YoY), 2,024 sales, detached $1,775,200 (-7.0% YoY), apartment $673,400; Richmond composite -8.3% YoY, New Westminster -8.8% YoY. EstateBlock, November 4, 2026 — North Vancouver 951 homes for sale, median asking $1,293,236, 192 listings with a price cut (20.2%), average cut 5.5% (asking prices, not sale prices). liv.rent, October 2026 — North Vancouver unfurnished one-bedroom asking rent $2,452 (-5.29% YoY), two-bedroom $3,333. Bank of Canada, October 28, 2026 — policy rate 2.25% to 2.50%. SoldToday.ca Real Estate FAQ — first-time buyer Property Transfer Tax exemption ($835,000 full, $860,000 partial), minimum down payment 5% on the first $500,000 and 10% to $1,500,000. This post is general information, not financial, legal, or tax advice — confirm current details with a licensed REALTOR®, lawyer, notary, or accountant before you act.

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Key facts — October 2026

• Metro Vancouver's composite benchmark was $1,068,600 in October 2026, down 5.2% year over year, with 2,024 sales and a 13.4% sales-to-active-listings ratio — a balanced market.

• A typical apartment cost $673,400 in October 2026; a typical detached home cost $1,775,200 and a typical townhouse $1,006,500.

• The Bank of Canada raised its policy rate to 2.50% on October 28, 2026, and prime rose to 4.70% on October 29, 2026. Its next decision is December 9, 2026.

• A first-time buyer pays no Property Transfer Tax on a home priced up to $835,000 in BC, with a partial exemption up to $860,000.

• Only 1,340 new condos sold in Metro Vancouver in the first half of 2026, a record low, while more than 14,000 new condos sat unsold at the end of June 2026.

Why these five questions, why now

SoldToday.ca's own 100-question FAQ was last updated on November 1, 2026, and its market figures still use September 2026. October's numbers have since arrived, and the Bank of Canada moved on October 28, 2026. Here are the five questions buyers ask first, answered with October's figures and the exact dollar amounts that decide whether a purchase works.

Is Metro Vancouver a buyer's market right now?

No — not quite. Metro Vancouver was a balanced market in October 2026. Sales came to 13.4% of active listings, inside the 12% to 20% balanced range, after about 10.9% in September 2026, which had pointed to a buyer's market. In a balanced market, a well-priced home still sells, but an overpriced one sits.

The balance is not even across the region. The Fraser Valley, which covers Surrey, was a buyer's market in October 2026, at 11% of active listings with 9,164 homes for sale, and Surrey's apartment benchmark fell 9.6% year over year to $443,900. So: balanced across Metro Vancouver, buyer-leaning in the Fraser Valley, and very different street by street.

What does a typical home cost in Metro Vancouver right now?

A typical Metro Vancouver home cost $1,068,600 in October 2026, down 5.2% from a year earlier: $1,775,200 for a detached home, $1,006,500 for a townhouse and $673,400 for an apartment. Those are benchmarks — the price of a typical home — not averages, so a few luxury sales cannot pull them up.

The spread behind that single number is the useful part. A typical apartment cost $392,300 in North Surrey and $443,900 across Surrey in October 2026, $624,200 in Coquitlam, $625,700 in Richmond, $635,100 in Vancouver East and $751,400 in Vancouver West — a $359,100 gap for the same home type, in the same month.

What did the Bank of Canada hike actually change for my mortgage?

The Bank of Canada raised its policy rate from 2.25% to 2.50% on October 28, 2026 — its first increase since July 2023 — and prime rose from 4.45% to 4.70% on October 29, 2026. A variable-rate payment moved with prime; a fixed rate did not move on the day, because fixed rates follow bond yields.

Two numbers decide what the hike costs you. First, the stress test: federally regulated lenders require most borrowers to qualify at the higher of their contract rate plus 2% or 5.25%. Second, the next decision date: the Bank decides again on December 9, 2026, and its October report said there could be a need to raise the rate further. Before you offer, check whether your pre-approval was priced before or after October 29, 2026, and test your payment at the stress-test rate, not just at today's quoted rate.

How much cash do I need up front?

Three separate amounts. First, the down payment: the minimum in Canada is 5% on the first $500,000, 10% on the portion to $1,500,000, and 20% above that. On a typical $673,400 apartment in October 2026, that is $42,340 — $25,000 plus $17,340 on the remaining $173,400. Second, the deposit: about 5% is typical in Metro Vancouver, usually due when subjects are removed and held in trust until completion. Third, closing costs: roughly 1.5% to 4% of the purchase price, covering Property Transfer Tax, legal fees, title insurance, inspection and moving.

Property Transfer Tax is 1% on the first $200,000, 2% on the portion to $2,000,000, and 3% above that. But first-time buyers in BC pay no Property Transfer Tax on a home priced up to $835,000, with a partial exemption up to $860,000. On October 2026 prices, the typical apartment qualified in full in every spotlight city in this series — North Surrey ($392,300), Surrey ($443,900), Coquitlam ($624,200), Richmond ($625,700), Vancouver East ($635,100) and Vancouver West ($751,400) — as did the regional typical apartment ($673,400). Confirm eligibility with your lawyer or notary, as residency and other conditions apply.

Should I buy a presale or a finished home?

Compare them on full cost and timing, not on the showroom. Only 1,340 new condos sold in Metro Vancouver in the first half of 2026, a record low, while more than 14,000 new condos were unsold at the end of June 2026. By September 2026, 4,588 completed and unsold condos were sitting finished, and only two projects launched that month, with 32 homes between them — so the choice in new homes right now is mostly finished, move-in-ready homes.

A presale can still make sense if the building, completion date and price beat a comparable finished home. Before you sign, add 5% GST — a standard resale generally has none — and check the completion date and deposit schedule. Budget 2026, tabled November 5, 2026, proposes exempting newly built homes from the foreign-buyer ban while extending it for resale homes to January 1, 2029, but that is a proposal with no start date yet, so today's rules still apply. Browse presale condos and townhomes and compare each one against a finished home on the same street.

What this means for you

Buying your first home: October 2026 gave you a balanced market, a $673,400 typical apartment, a $42,340 minimum down payment on it, and a full Property Transfer Tax exemption at that price.

Selling: Price to the October 2026 benchmarks for your home type and pocket — not to the 2022 peak. The regional composite is down 14.7% from its $1,252,800 peak in April 2022.

Investing: Underwrite today's rent and today's 4.70% prime rate, not a future rate cut. The February 1, 2027 start date for missing-middle insured financing is the one firm date in Budget 2026 worth watching.

Renting or new to the region: North Surrey at $392,300 and Vancouver West at $751,400 are the same home type, in the same month, in different worlds.

Talk to Kevin Lee before you decide

A benchmark is a typical home, not your home — and a threshold like $835,000 only helps if your home, your financing and your timing all line up. If you want to know what October's numbers mean for your budget, your building, or your street, get in touch.

Contact Kevin Lee, SoldToday.ca: 604-600-5777, soldtoday.ca@gmail.com, 1200 W 73rd Ave #100, Vancouver, BC V6P 6G5. Create a free account to save searches, get alerts, and download the free BC Home Buyer's Guide. Have a question first? See the answers to 100 common real estate questions.

Sources: Greater Vancouver REALTORS® October 2026 — regional composite $1,068,600 (-5.2% YoY), 2,024 sales, 13.4% sales-to-active ratio; detached $1,775,200, townhouse $1,006,500, apartment $673,400; Vancouver East apartment $635,100, West $751,400; Richmond apartment $625,700; Coquitlam apartment $624,200. Fraser Valley Real Estate Board October 2026 — Surrey apartment $443,900 (-9.6% YoY), North Surrey apartment $392,300; board sales-to-active ratio 11%, 9,164 active listings. Bank of Canada, October 28, 2026 — policy rate 2.25% to 2.50%, first increase since July 2023; prime 4.45% to 4.70% effective October 29, 2026; next decision December 9, 2026. SoldToday.ca Real Estate FAQ, last updated November 1, 2026 — September 2026 figures (composite $1,075,900, sales-to-active ratio about 10.9%), stress test (contract rate plus 2% or 5.25%), down payment and deposit rules, Property Transfer Tax rates and first-time buyer exemption ($835,000 full, $860,000 partial), closing costs 1.5% to 4%. Rennie, November 2, 2026 — 1,340 new condos sold in H1 2026, 14,000+ unsold at end of June 2026. CMHC / MLA Canada — 4,588 completed and unsold condos in September 2026; 2 launches, 32 homes, in September 2026. Government of Canada, Budget 2026, tabled November 5, 2026 — foreign-buyer ban proposal, no effective date. This post is general information, not financial, legal, or tax advice — confirm current details with a licensed REALTOR®, lawyer, notary, or accountant before you act.

Vancouver Neighbourhood Spotlight: November 2026 — Two Cities Inside One Boundary

Why Vancouver, why now

Vancouver is the city every other spotlight in this series is measured against — and it is really two markets sharing one boundary. Greater Vancouver REALTORS® reports Vancouver East and Vancouver West separately, and in October 2026 the gap between them was as wide as the gap between some whole cities: a typical detached home on the Westside cost 80% more than one on the Eastside.

It is also the region's biggest market by far. The City of Vancouver had 662,248 residents at the 2021 Census — the eighth-largest city in Canada — and in October 2026 it accounted for 571 of the region's 2,024 sales, more than any other municipality. Buyers here choose between a downtown condo, an Eastside character house and a Westside lot, all inside one city, and sellers face the same October reality as everywhere else: prices down on the year, and buyers with options.

This is Day 9's neighbourhood spotlight: what Vancouver costs right now, which pockets suit which buyer, and what the October 2026 numbers mean for your move.

Vancouver by the numbers — October 2026

One warning before the numbers: there is no single published benchmark for the whole City of Vancouver. GVR reports Vancouver East and Vancouver West as separate areas, so the figures below are by side — and this post does not invent a city-wide benchmark or neighbourhood benchmarks.

• Vancouver East composite benchmark, October 2026: $1,121,600, up 0.1% from September and down 4.4% from a year ago — about 5.0% above the regional benchmark.

• Vancouver West composite benchmark, October 2026: $1,196,600, down 0.8% on the month and down 4.5% year over year — about 12.0% above the regional benchmark.

• Detached benchmarks, October 2026: East $1,610,700, down 1.2% on the month and down 8.3% year over year; West $2,899,700, down 0.6% on the month and down 9.0% year over year. The Westside detached benchmark is 80% above the Eastside one.

• Townhouse benchmarks, October 2026: East $1,055,800, up 7.7% on the month and up 0.4% year over year — the only benchmark in the city up on the year; West $1,285,000, down 1.0% on the month and down 5.7% year over year.

• Apartment benchmarks, October 2026: East $635,100, essentially flat on the month (+0.1%) and down 3.9% year over year; West $751,400, down 1.3% on the month and down 3.8% year over year — $78,000 above the Metro Vancouver apartment benchmark of $673,400, while East sits $38,300 below it.

• Sales in Vancouver, October 2026: 571 homes sold — 237 in the East, 334 in the West. Eastside sales rebounded 30% from September (still down 12% year over year); Westside sales rose 9% from September (down 17% year over year).

• Market balance, October 2026: about 7 months of supply on the Eastside and 9 on the Westside, with sales at 37% of new listings in the East and 35% in the West — balanced territory by the board's measure, with the Westside carrying the deeper inventory.

For context, Greater Vancouver REALTORS® reported a regional composite benchmark of $1,068,600 in October 2026, down 5.2% year over year, with 2,024 sales. Vancouver's two composites sit above that regional figure — but its apartment benchmarks tell the affordability story: Eastside condos at $635,100 are the cheapest typical condos in the city, and Westside condos at $751,400 are the dearest of any spotlight in this series so far.

The neighbourhoods, pocket by pocket

Downtown, Yaletown and the West End — the condo capital

Downtown, Yaletown, Coal Harbour and the West End are Vancouver's condo capital: high-rise towers, the densest rental pool in the region, and a walk or SkyTrain ride to almost everything. With the Westside apartment benchmark at $751,400, this is where first-time buyers pay the region's highest entry price for a condo — and where investors find the deepest tenant demand. Best for buyers who want transit and nightlife at the door and investors who want liquidity. Watch strata fees and building age, and check whether the building allows rentals.

Kitsilano and Point Grey — the Westside beach pocket

Kitsilano and Point Grey, along the beaches west of downtown, are the Westside's family face: low-rise condos, townhouses and detached homes near the water, the seawall and the University of British Columbia. They carry the Westside premium without the downtown towers — the detached benchmark for the whole Westside is $2,899,700, down 9.0% year over year. Best for move-up buyers who want the beach and the schools and are willing to pay for them. Expect fewer listings and longer searches — Kitsilano rewards patience.

Dunbar, Kerrisdale and Shaughnessy — the detached premium

Dunbar, Kerrisdale and Shaughnessy hold Vancouver's grandest detached streets: large lots, heritage homes and the city's highest prices, a short drive from the Arbutus Greenway and the Canada Line. This is where the Westside's $2,899,700 detached benchmark is set — and where the 9.0% annual fall is largest in dollar terms. Best for buyers with a detached budget who want the established Westside, and for sellers who need to price to October benchmarks, not to the 2022 peak. Budget for the lot, not just the house, and check heritage and zoning rules before you offer.

Mount Pleasant and Commercial Drive — the Eastside character pocket

Mount Pleasant and Commercial Drive — "the Drive" — are the Eastside's character heart: older homes, laneway houses, townhouses and condos along walkable high streets, with the Millennium Line and the SkyTrain's Commercial–Broadway hub at the centre. Townhouses are the Eastside's standout: the benchmark rose 7.7% in a single month to $1,055,800, the only Vancouver benchmark up year over year. Best for first-time buyers and move-up buyers who want character and transit without Westside prices. Check renovation history and insurance costs on older homes before you offer.

Hastings-Sunrise and Grandview — the Eastside value pocket

Hastings-Sunrise and Grandview-Woodland, in the city's northeast, are the Eastside's value pockets: established detached streets, townhouses and condos close to the PNE, the waterfront and the Millennium Line. The Eastside detached benchmark of $1,610,700 — down 8.3% year over year — is the realistic detached entry point in the city, and Eastside apartments at $635,100 are its cheapest typical condos. Best for first-time buyers and downsizers who want a house or a condo in the city at the lowest Vancouver price. Do not pay a Westside price for an Eastside street — compare by side, not by city.

Marpole and the Cambie Corridor — the Canada Line townhouse belt

Marpole and the Cambie Corridor, along the Canada Line from King Edward to Marine Drive, are Vancouver's transit-driven growth pocket: townhouses and condos around Oakridge, new rental and mixed-use development, and a 15-minute train ride downtown. Townhouses are the segment actually growing in the city, and much of that demand lands here, where attached homes sit well below the detached benchmark on either side. Best for buyers who want more space than a condo at a price well below a detached house, and for commuters who want a station within reach. Check the completion date and the strata budget on any newer townhouse before you offer.

What this means for you

Buying your first home: Eastside apartments at $635,100 are Vancouver's realistic entry point — $38,300 below the regional apartment benchmark — while Westside condos at $751,400 are the series' dearest. With 571 Vancouver sales in October 2026, you can compare buildings instead of chasing the only one available. Check the strata documents, the depreciation report and the monthly fees before you fall for the view.

Selling: Detached homes are down 8.3% year over year on the Eastside and 9.0% on the Westside, and the composites on both sides are down on the year. Price to the October benchmarks for your side — East $1,121,600, West $1,196,600 on the composite — not to the 2022 peak, and expect buyers to have other options in a balanced market.

Investing: Condos near SkyTrain are Vancouver's rental workhorse, but check the maths building by building: purchase price, strata fees, property tax and achievable rent. Eastside townhouses are the segment actually growing — the benchmark rose 7.7% in October alone — so a well-located townhouse near Commercial Drive or the Cambie Corridor may hold its value better than a comparable condo.

Renting or new to the region: Vancouver is the natural first stop for many newcomers, with established neighbourhoods, the SkyTrain and Canada Line downtown in minutes from most pockets, and rents that generally sit above the suburbs'. If you are renting while you decide where to buy, walk the pockets above — Downtown and Hastings-Sunrise feel like different cities.

Three smart next steps this week

1. Buyers: Search Vancouver MLS® listings and shortlist by side — East or West — and by SkyTrain station, not just price.

2. Sellers: Ask for a current evaluation against the October 2026 benchmarks for your side and home type — East detached $1,610,700, West detached $2,899,700, East townhouse $1,055,800, West townhouse $1,285,000, East apartment $635,100, West apartment $751,400.

3. Everyone: Browse presale condos and townhomes along the Cambie Corridor and in Mount Pleasant and compare them with finished homes before committing to a completion date years out.

Talk to Kevin Lee before you decide

One side of Vancouver can behave very differently from the other — and a benchmark is a typical home, not your home. If you want to know what these November numbers mean for your budget, your building, or your street, get in touch.

Contact Kevin Lee, SoldToday.ca: 604-600-5777, soldtoday.ca@gmail.com, 1200 W 73rd Ave #100, Vancouver, BC V6P 6G5. Create a free account to save searches, get alerts, and download the free BC Home Buyer's Guide. Have a question first? See the answers to 100 common real estate questions.

Sources: Greater Vancouver REALTORS® Residential Stats Package, October 2026 (released November 2, 2026) — Vancouver East composite benchmark $1,121,600 (+0.1% MoM, -4.4% YoY), Vancouver West $1,196,600 (-0.8% MoM, -4.5% YoY); detached East $1,610,700 (-1.2% MoM, -8.3% YoY), West $2,899,700 (-0.6% MoM, -9.0% YoY); townhouse East $1,055,800 (+7.7% MoM, +0.4% YoY), West $1,285,000 (-1.0% MoM, -5.7% YoY); apartment East $635,100 (+0.1% MoM, -3.9% YoY), West $751,400 (-1.3% MoM, -3.8% YoY); regional composite $1,068,600 (-5.2% YoY), 2,024 sales, apartment benchmark $673,400, detached $1,775,200, townhouse $1,006,500. HousingPortal.ca (GVR data, October 2026) — 237 sales Vancouver East, 334 Vancouver West, 571 total. Dexter Realty October 2026 report — Eastside sales up 30% MoM, down 12% YoY, 7 months of supply, sales 37% of new listings; Westside sales up 9% MoM, down 17% YoY, 9 months of supply, sales 35% of new listings. Statistics Canada, 2021 Census via City of Vancouver — population 662,248, eighth-largest city in Canada. Figures are for Vancouver East / Vancouver West / Greater Vancouver as stated by each source. This post is general information, not financial, legal, or tax advice — confirm current details with a licensed REALTOR®, lawyer, notary, or accountant before you act.

Why Coquitlam, why now

Coquitlam is the largest of the Tri-Cities and, in October 2026, one of the most balanced markets in Metro Vancouver. It is not the cheapest city in the region, and it is not the most expensive — it is the one where a buyer can still choose between a SkyTrain condo, a townhouse and a detached house without leaving the same city, and where sellers are not yet facing a buyer's market.

It is also a city in transition. The Evergreen Extension of the Millennium Line, opened in 2016, put five SkyTrain stations inside Coquitlam and turned Burquitlam and Town Centre into transit neighbourhoods. Burke Mountain, in the northeast, is still filling in with new family homes. And the city's population — 148,625 at the 2021 Census, the sixth-largest in BC — keeps growing into both.

This is Day 8's neighbourhood spotlight: what Coquitlam costs right now, which pockets suit which buyer, and what the October 2026 numbers mean for your move.

Coquitlam by the numbers — October 2026

Every figure below is labelled with its month, so you can tell the report month from the publication month. Greater Vancouver REALTORS® reports Coquitlam as one area, so the figures below are city-wide by home type — there is no published neighbourhood benchmark to quote for Burke Mountain or Westwood Plateau, and this post does not invent one.

• Coquitlam composite benchmark, October 2026: $957,500, down 1.5% from September and down 7.1% from a year ago — 10.4% below the Greater Vancouver benchmark of $1,068,600.

• Detached benchmark, October 2026: $1,571,400, down 0.8% on the month and down 7.0% year over year. There were 56 detached sales, up 9.8% year over year.

• Townhouse benchmark, October 2026: $962,600, down 1.4% on the month and down 6.6% year over year. There were 48 townhouse sales, up 29.7% year over year — the strongest sales growth of any home type in Coquitlam.

• Apartment benchmark, October 2026: $624,200, down 2.5% on the month and down 9.1% year over year — the steepest annual fall of any home type in the city. There were 82 apartment sales, down 13.7% year over year, but apartments still made up 44% of all Coquitlam sales.

• Sales in Coquitlam, October 2026: 186 homes sold, up 1.6% from a year ago and up 31.9% from September 2026.

• Market balance, October 2026: sales came to 44% of new listings, which points to a balanced market — neither buyers nor sellers clearly in charge.

• The slide since spring, October 2026: the composite benchmark has fallen every month since May 2026, from $1,003,300 to $957,500 — down about 4.6% in five months.

For context, Greater Vancouver REALTORS® reported a regional composite benchmark of $1,068,600 in October 2026, down 5.2% year over year, with 2,024 sales. Coquitlam's apartment benchmark of $624,200 sits $49,200 below the Metro Vancouver apartment benchmark of $673,400. Next door, Port Coquitlam's composite benchmark was $840,200 in October 2026, down 6.9% year over year, with 76 sales — the Tri-Cities' lower-priced alternative, and a useful comparison if Coquitlam's townhouse benchmark of $962,600 is above your budget.

The neighbourhoods, pocket by pocket

Coquitlam Town Centre and North Coquitlam — the condo capital

Town Centre, around Coquitlam Centre mall, Lafarge Lake and Town Centre Park, is Coquitlam's downtown: high-rise condos, civic facilities, and three SkyTrain stations — Coquitlam Central, Lincoln and Lafarge Lake–Douglas, the Millennium Line terminus. Coquitlam Central is also a West Coast Express stop, with a rush-hour commuter train downtown in under 35 minutes. With the apartment benchmark at $624,200, this is where first-time buyers get the most for their money in Coquitlam. Best for buyers who want transit at the door and investors who want a deep rental pool. Watch strata fees and building age, and check whether the building allows rentals.

Burquitlam — the transit townhouse belt

Burquitlam, on Coquitlam's western edge by the Burnaby border, is the city's transit-driven growth pocket: the Burquitlam and Lougheed Town Centre stations, tower and townhouse development, and a direct Millennium Line ride to downtown Vancouver in roughly 45 minutes. Townhouses are Coquitlam's growing segment — 48 sold in October 2026, up 29.7% year over year — and much of that demand lands here, where attached homes sit below the detached benchmark by more than $600,000. Best for buyers who want more space than a condo at a price well below a detached house, and for commuters who want two SkyTrain stations within reach. Check the completion date and the strata budget on any newer townhouse before you offer.

Burke Mountain — the new-build family pocket

Burke Mountain, in the city's northeast, is Coquitlam's newest major residential expansion: master-planned streets of new single-family homes, duplexes and townhouses, built for families who want newer construction, schools and trails at the door. There is no SkyTrain station on the mountain — the nearest park-and-ride at Coquitlam Central is a 10- to 15-minute drive — so this pocket trades transit for space and newness. Best for move-up buyers who want a recently built detached home and are willing to drive to the train. Budget for the car, and check what is still to be built on the streets around any new home before you offer.

Westwood Plateau — the established executive pocket

Westwood Plateau, perched at higher elevation in the southwest, is Burke Mountain's older sister: established estate homes, larger lots and mountain views, mostly built between 1995 and 2010, around the Westwood Plateau Golf and Country Club. It is the pocket for buyers who want a substantial detached home without a new-build premium, and for sellers who need to know the detached benchmark city-wide is $1,571,400, down 7.0% year over year. Best for move-up buyers who value the setting and the established streets over a SkyTrain walk. Expect fewer listings and longer searches — the Plateau rewards patience.

Maillardville, Austin Heights and Central Coquitlam — heritage and value

Maillardville, founded in 1909 as one of BC's oldest French-Canadian communities, holds heritage character, older craftsman-style homes and a growing number of townhouse projects, with Place des Arts at its centre. Austin Heights and Central Coquitlam, nearby, offer walkable streets, established bungalows and townhouses close to Lougheed Highway. These are Coquitlam's value pockets: the most affordable way into the city for buyers who do not need a new tower or a mountain lot. Best for first-time buyers and downsizers who want character and a central location. Check renovation history and insurance costs on older homes before you offer.

What this means for you

Buying your first home: Coquitlam's $624,200 apartment benchmark is the realistic entry point, and condos made up 44% of all Coquitlam sales in October 2026 — so you can compare buildings instead of chasing the only one available. Check the strata documents, the depreciation report and the monthly fees before you fall for the view.

Selling: Detached homes are down 7.0% year over year, townhouses down 6.6% and apartments down 9.1%, and the composite has fallen every month since May. Price to the October benchmarks — detached $1,571,400, townhouse $962,600, apartment $624,200 — not to the 2022 peak, and expect buyers to have other options in a balanced market.

Investing: Condos near SkyTrain are Coquitlam's rental workhorse, but check the maths building by building: purchase price, strata fees, property tax and achievable rent. Townhouses are the segment actually growing — 48 sold in October, up 29.7% year over year — so a well-located townhouse near Burquitlam or Town Centre may hold its value better than a comparable condo.

Renting or new to the region: Coquitlam is a natural first stop for many newcomers, with established neighbourhoods, the Millennium Line downtown in roughly 45 minutes and the West Coast Express in under 35 minutes at rush hour from Coquitlam Central. If you are renting while you decide where to buy, walk the pockets above — Town Centre and Burke Mountain feel like different cities.

Three smart next steps this week

1. Buyers: Search Coquitlam MLS® listings and shortlist by SkyTrain station and building age, not just price.

2. Sellers: Ask for a current evaluation against the October 2026 benchmarks for your home type — detached $1,571,400, townhouse $962,600, apartment $624,200.

3. Everyone: Browse presale condos and townhomes in Town Centre and Burquitlam and compare them with finished homes before committing to a completion date years out.

Talk to Kevin Lee before you decide

One street in Coquitlam can behave very differently from the city-wide average — and a benchmark is a typical home, not your home. If you want to know what these November numbers mean for your budget, your building, or your street, get in touch.

Contact Kevin Lee, SoldToday.ca: 604-600-5777, soldtoday.ca@gmail.com, 1200 W 73rd Ave #100, Vancouver, BC V6P 6G5. Create a free account to save searches, get alerts, and download the free BC Home Buyer's Guide. Have a question first? See the answers to 100 common real estate questions.

Sources: Greater Vancouver REALTORS® October 2026 figures via HousingPortal.ca (updated November 4, 2026) — Coquitlam composite benchmark $957,500 (-1.5% MoM, -7.1% YoY), detached $1,571,400 (-7.0% YoY), townhouse $962,600 (-6.6% YoY), apartment $624,200 (-9.1% YoY); 186 sales (+1.6% YoY, +31.9% MoM), 56 detached, 48 townhouse, 82 apartment; sales 44% of new listings (balanced); composite trend May–October 2026 from $1,003,300 to $957,500; regional composite $1,068,600 and 2,024 sales; Metro Vancouver apartment benchmark $673,400; Port Coquitlam composite $840,200 (-6.9% YoY), 76 sales. City of Coquitlam / 2021 Census via Ovlix Coquitlam City Guide — population 148,625, sixth-largest city in BC; Maillardville founded 1909; Evergreen Extension opened 2016 with five stations in Coquitlam (Burquitlam, Lougheed Town Centre, Coquitlam Central, Lincoln, Lafarge Lake–Douglas); West Coast Express from Coquitlam Central downtown in under 35 minutes at rush hour; Burke Mountain nearest SkyTrain park-and-ride 10–15 minutes by car. Figures are for Coquitlam / Greater Vancouver as stated by each source. This post is general information, not financial, legal, or tax advice — confirm current details with a licensed REALTOR®, lawyer, notary, or accountant before you act.

Why Surrey, why now

Surrey is the place Metro Vancouver buyers go when they want space for their money. It stretches from the SkyTrain stations of North Surrey to the waterfront at White Rock, and it holds four very different housing markets inside one city boundary — a condo downtown, family townhouses in the middle, and detached homes near the ocean that cost far more than the same house a few kilometres north.

One warning before the numbers: Surrey does not report through Greater Vancouver REALTORS®. It reports through the Fraser Valley Real Estate Board (FVREB), so its figures are separate from the Metro Vancouver report used for Burnaby and Richmond. That matters, because the Fraser Valley was in a buyer's market in October 2026 — and Surrey's prices fell further, in percentage terms, than most of Metro Vancouver.

This is Day 7's neighbourhood spotlight: what Surrey costs right now, which pockets suit which buyer, and what the October 2026 numbers mean for your move.

Surrey by the numbers — October 2026

Every figure below is labelled with its month, so you can tell the report month from the publication month. FVREB gives no single composite benchmark for the whole City of Surrey, so the city-wide figures below are by home type.

• Detached benchmark, October 2026: $1,380,100, down 7.7% from a year ago. The average detached home actually sold for $1,388,963, down 14.8% year over year. There were 186 detached sales.

• Townhouse benchmark, October 2026: $757,300, down 5.5% year over year. The average townhouse sold for $764,633, down 6.2%. There were 132 townhouse sales.

• Apartment benchmark, October 2026: $443,900, down 9.6% year over year — the steepest annual fall of any home type in Surrey. The average apartment sold for $464,860, down 6.7%. There were 101 apartment sales.

• Sales in Surrey, October 2026: 419 homes sold across the three home types — the sum of the board's three counts.

• Market balance, October 2026: across the whole Fraser Valley board, sales came to 11% of active listings, below the board's 12–20% balanced range — a buyer's market. The board recorded 1,051 sales in October, up 14% from September but down 6.4% from a year ago, with 9,164 active listings.

• How long homes took to sell, October 2026 (Fraser Valley board-wide): detached homes averaged 50 days, condos 44 days and townhomes 37 days.

• The Fraser Valley composite, October 2026: $860,000 for a typical home across the whole board, down 0.1% on the month and down 6.4% year over year.

For context, Greater Vancouver REALTORS® reported a regional composite benchmark of $1,068,600 in October 2026, down 5.2% year over year, with 2,024 sales. Surrey's apartment benchmark of $443,900 sits $229,500 below the Metro Vancouver apartment benchmark of $673,400 — the widest affordability gap of any spotlight in this series so far.

The neighbourhoods, pocket by pocket

North Surrey and City Centre — the condo capital

North Surrey, around Surrey Central and King George stations on the Expo Line, is Surrey's downtown: high-rise condos, Surrey City Hall, the library and SFU Surrey, and the fastest train ride to downtown Vancouver in the city. Its composite benchmark was $637,000 in October 2026, down 7.2% year over year — the lowest composite of Surrey's four areas. The apartment benchmark here was $392,300, the lowest in the city, with townhouses at $671,000 and detached homes at $1,254,500. Best for first-time buyers who want transit at the door and the lowest entry price in the region. Watch strata fees and building age, and check whether the building allows rentals.

Central Surrey — Guildford, Fleetwood and Newton

Central Surrey is the city's middle: Guildford's mall and townhouse streets, Fleetwood's family neighbourhoods, and Newton's established detached streets. Its composite benchmark was $899,900 in October 2026, down 7.0% year over year, with detached homes at $1,288,000, townhouses at $744,300 and apartments at $453,600. This is also where the future arrives first: three of the eight new stations on the Dave Barrett Surrey–Langley SkyTrain Extension sit in or around Fleetwood, on the 16-kilometre line from King George to Langley City Centre, with service targeted for late 2029 and more than 60% of the guideway complete as of September 2026. Best for buyers who want a townhouse or a detached home today and a SkyTrain station within walking distance in a few years. Do not pay a 2029 price for a 2026 home — check what the station actually changes for that street.

Cloverdale and Clayton — the townhouse belt

Cloverdale, in Surrey's east, is the city's most resilient pocket: its composite benchmark was $930,600 in October 2026, down only 4.6% year over year — the smallest annual fall of Surrey's four areas. Detached homes benchmarked at $1,326,400, townhouses at $757,900 and apartments at $501,800. Clayton, next door, gets two of the new SkyTrain stations — Hillcrest–184 Street and Clayton — and holds much of Surrey's newer townhouse stock. Best for buyers who want more space than a condo at a price well below a detached house, and for families who want newer homes and a short drive to Highway 1. Check the completion date and the strata budget on any newer townhouse before you offer.

South Surrey and White Rock — the ocean premium

South Surrey, grouped with White Rock in the board's figures, is Surrey's premium pocket: the boardwalk, the beach, and detached homes on quiet streets near the water. Its composite benchmark was $996,000 in October 2026, down 5.4% year over year, with detached homes at $1,606,500 — 25% above Central Surrey's detached benchmark — townhouses at $800,900 and apartments at $558,600. Best for move-up buyers and downsizers who want the coast without Vancouver prices, and for sellers who need to know the premium here has narrowed: the detached benchmark is down from a year ago, even if it is still the highest in Surrey. Expect fewer listings and longer searches — South Surrey rewards patience.

What this means for you

Buying your first home: Surrey's $443,900 apartment benchmark is the lowest typical condo price in this series — and North Surrey's $392,300 is lower still. With 101 apartment sales in October 2026, you can compare buildings instead of chasing the only one available. Check the strata documents, the depreciation report and the monthly fees before you fall for the view, and remember a Surrey condo under $500,000 can qualify for the full first-time buyer property transfer tax exemption — confirm your eligibility with your lawyer or notary.

Selling: Detached homes are down 7.7% year over year on the benchmark, and the average detached sale price fell 14.8% — a reminder that averages move faster than benchmarks when fewer expensive homes sell. Price to the October benchmarks for your area — North Surrey $637,000, Central Surrey $899,900, Cloverdale $930,600, South Surrey and White Rock $996,000 on the composite — not to the 2022 peak, and expect buyers to have other options in a buyer's market.

Investing: Condos near SkyTrain are Surrey's rental workhorse, but check the maths building by building: purchase price, strata fees, property tax and achievable rent. The coming SkyTrain stations in Fleetwood and Clayton are a real, dated catalyst — late 2029 — but they are already priced into some asking prices, so underwrite today's rent, not 2029's.

Renting or new to the region: Surrey is a natural first stop for many newcomers, with established neighbourhoods, the Expo Line downtown in about 40 minutes from Surrey Central, and rents that generally sit below Vancouver's. If you are renting while you decide where to buy, walk the pockets above — City Centre and South Surrey feel like different cities.

Three smart next steps this week

1. Buyers: Search Surrey MLS® listings and shortlist by SkyTrain station — existing or the new Dave Barrett Extension stations — and building age, not just price.

2. Sellers: Ask for a current evaluation against the October 2026 benchmarks for your home type — detached $1,380,100, townhouse $757,300, apartment $443,900.

3. Everyone: Browse presale condos and townhomes in Fleetwood and Clayton and compare them with finished homes before committing to a completion date years out.

Talk to Kevin Lee before you decide

One area in Surrey can behave very differently from the city-wide average — and a benchmark is a typical home, not your home. If you want to know what these November numbers mean for your budget, your building, or your street, get in touch.

Contact Kevin Lee, SoldToday.ca: 604-600-5777, soldtoday.ca@gmail.com, 1200 W 73rd Ave #100, Vancouver, BC V6P 6G5. Create a free account to save searches, get alerts, and download the free BC Home Buyer's Guide. Have a question first? See the answers to 100 common real estate questions.

Sources: Fraser Valley Real Estate Board October 2026 figures via WealthNorth (FVREB October 2026 package, released November 2026) — City of Surrey detached benchmark $1,380,100 (-7.7% YoY), average sale $1,388,963 (-14.8% YoY), 186 sales; townhouse $757,300 (-5.5% YoY), average $764,633 (-6.2% YoY), 132 sales; apartment $443,900 (-9.6% YoY), average $464,860 (-6.7% YoY), 101 sales; 419 total Surrey sales; area composites North Surrey $637,000 (-7.2% YoY), Central Surrey $899,900 (-7.0% YoY), Cloverdale $930,600 (-4.6% YoY), South Surrey and White Rock $996,000 (-5.4% YoY); area by-type benchmarks as listed in the body. FVREB October 2026 release via Rory C / Prime Property Group, November 6, 2026 — board-wide 1,051 sales (+14% MoM, -6.4% YoY), 2,551 new listings, 9,164 active listings, composite $860,000 (-0.1% MoM, -6.4% YoY), sales-to-active ratio 11%, detached 50 days, condos 44 days, townhomes 37 days to sell. Greater Vancouver REALTORS® October 2026 — regional composite $1,068,600 (-5.2% YoY), 2,024 sales, apartment benchmark $673,400. Surrey Langley SkyTrain Project monthly status report, July 2026, and BC government project updates, September 2026 — Dave Barrett Extension, 16 km, eight stations from King George to Langley City Centre, service targeted late 2029, more than 60% of guideway complete. Figures are for Surrey / Fraser Valley as stated by each source. This post is general information, not financial, legal, or tax advice — confirm current details with a licensed REALTOR®, lawyer, notary, or accountant before you act.

Why Richmond, why now

Richmond is Metro Vancouver's island city — flat, farmed on its edges, and built around the Canada Line, the Fraser River and YVR. It is the region's most international housing market: more than half of residents speak Cantonese or Mandarin at home, and its food scene is the reason many buyers never look anywhere else. In November 2026, Richmond's long-held price premium over its neighbours has narrowed, and the correction here has been deeper than in most of the region.

This is Day 6's neighbourhood spotlight: what Richmond costs right now, which pockets suit which buyer, and what the October 2026 numbers mean for your move.

Richmond by the numbers — October 2026

Every figure below is labelled with its month, so you can tell the report month from the publication month.

• Richmond composite benchmark, October 2026: $998,300, down 1.7% from September and down 8.3% from a year ago — the first time the typical Richmond home has sat below $1 million on this measure in 2026.

• Detached benchmark, October 2026: $1,833,100, down 2% on the month and down 11.1% year over year — the steepest annual fall of any home type in Richmond.

• Townhouse benchmark, October 2026: $1,009,300, down 1.5% on the month and down 4.5% year over year — the most resilient segment in the city.

• Apartment benchmark, October 2026: $625,700, down 1.6% on the month and down 8.8% year over year.

• Sales in Richmond, October 2026: 251 homes sold, up 12.6% from September and up 6.4% from a year ago. Richmond bucked the regional trend: sales across Greater Vancouver fell 10.2% year over year.

• Sales by type, October 2026: condos led with 128 sales (51% of the total), followed by townhouses with 66 (up 22.2% year over year) and detached homes with 57.

• Market balance, October 2026: sales came to 53% of new listings, which points to a balanced market — neither buyers nor sellers clearly in charge.

• The slide since spring, October 2026: Richmond's benchmark has fallen every month since March 2026, from $1,058,100 to $998,300 — down about 5.7% in seven months.

• Median sold prices, October 2026 (HouseSigma): $872,500 for all homes — detached $1,570,000, condos $590,000, townhouses $1,019,000. There were 1,826 homes listed for sale, and homes averaged 52 days on the market.

For context, Greater Vancouver REALTORS® reported a regional composite benchmark of $1,068,600 in October 2026, down 5.2% year over year, with 2,024 sales. Richmond's typical home now sits 6.6% below the regional benchmark — a gap that did not exist a year ago.

The neighbourhoods, pocket by pocket

City Centre and Brighouse — the condo capital

City Centre, around Brighouse and Lansdowne stations on the Canada Line, is Richmond's downtown: high-rise condos, Richmond Centre mall, the library and city hall, and a 25-minute train ride to downtown Vancouver. With the apartment benchmark at $625,700, this is where first-time buyers get the most for their money. Best for buyers who want transit at the door and investors who want a deep rental pool. Watch strata fees and building age, and check whether the building allows rentals.

Steveston — the village premium

Steveston, at Richmond's southwest corner, is the historic fishing village: the boardwalk, the Gulf of Georgia Cannery, and detached homes on quiet streets near the water. It carries Richmond's strongest neighbourhood premium and the least condo supply, so detached buyers here pay for character and scarcity. Best for move-up buyers who want a house with a village high street. Expect fewer listings and longer searches — Steveston rewards patience.

West Richmond and Terra Nova — family streets near the river

Terra Nova, Thompson and the wider west side offer newer detached homes, townhouses and quiet streets along the dyke trails, close to the airport and the Canada Line. It is where many Richmond families trade up from a City Centre condo. Best for families who want a house or a large townhouse without leaving Richmond. Check floodplain and dyke information for any home near the river, and confirm insurance costs before you offer.

East Richmond, Hamilton and Ironwood — value and townhouses

Hamilton and Ironwood, in Richmond's east, are the city's townhouse belt: newer attached homes, big-box shopping, and quick access to Highway 91 and the Alex Fraser Bridge. Townhouses are Richmond's resilient segment — sales up 22.2% year over year — and much of that demand lands here. Best for buyers who want more space than a condo at a price well below a detached house, and for commuters heading south or east.

South Richmond, Blundell and Seafair — the quiet middle

Blundell and Seafair, in Richmond's south, are established neighbourhoods of detached homes on generous lots, good schools and parks, with the Seafair Centre and the dyke trails nearby. Detached prices here track the city-wide benchmark of $1,833,100, down 11.1% year over year — the deepest correction in Richmond. Best for buyers who have been waiting for detached prices to come to them, and for sellers who need to price to the October benchmarks, not to the 2022 peak.

What this means for you

Buying your first home: Richmond's $625,700 apartment benchmark is the realistic entry point, and condos made up half of all Richmond sales in October 2026 — so you can compare buildings instead of chasing the only one available. Check the strata documents, the depreciation report and the monthly fees before you fall for the view.

Selling: Detached homes are down 11.1% year over year, and the benchmark has fallen every month since March. Price to the October benchmarks and expect buyers to have other options — 1,826 listings is a lot of competition, and homes are averaging 52 days on the market.

Investing: Condos near the Canada Line are Richmond's rental workhorse, but check the maths building by building: purchase price, strata fees, property tax and achievable rent. Townhouses are the segment actually growing — 66 sold in October, up 22.2% year over year — so a well-located townhouse may hold its value better than a comparable condo.

Renting or new to the region: Richmond is a natural first stop for many newcomers, with Cantonese and Mandarin spoken widely, established neighbourhoods, and a Canada Line ride downtown in about 25 minutes from Brighouse. If you are renting while you decide where to buy, walk the pockets above — City Centre and Steveston feel like different cities.

Three smart next steps this week

1. Buyers: Search Richmond MLS® listings and shortlist by Canada Line station and building age, not just price.

2. Sellers: Ask for a current evaluation against the October 2026 benchmarks for your home type — detached $1,833,100, townhouse $1,009,300, apartment $625,700.

3. Everyone: Browse presale condos and townhomes in City Centre and compare them with finished homes before committing to a completion date years out.

Talk to Kevin Lee before you decide

One street in Richmond can behave very differently from the city-wide average — and a benchmark is a typical home, not your home. If you want to know what these November numbers mean for your budget, your building, or your street, get in touch.

Contact Kevin Lee, SoldToday.ca: 604-600-5777, soldtoday.ca@gmail.com, 1200 W 73rd Ave #100, Vancouver, BC V6P 6G5. Create a free account to save searches, get alerts, and download the free BC Home Buyer's Guide. Have a question first? See the answers to 100 common real estate questions.

Sources: Greater Vancouver REALTORS® October 2026 figures via HousingPortal.ca (updated November 4, 2026) — Richmond composite benchmark $998,300 (-1.7% MoM, -8.3% YoY), detached $1,833,100 (-11.1% YoY), townhouse $1,009,300 (-4.5% YoY), apartment $625,700 (-8.8% YoY); 251 sales (+12.6% MoM, +6.4% YoY); sales 53% of new listings (balanced); benchmark trend March–October 2026 from $1,058,100 to $998,300; regional composite $1,068,600 and 2,024 sales (-10.2% YoY). HouseSigma Richmond market report, October 2026 (updated November 7, 2026) — median sold prices $872,500 all homes, $1,570,000 detached, $590,000 condos, $1,019,000 townhouses; 1,826 homes for sale; average 52 days on market. Ken Wong Metro Vancouver city guide (2026) — more than half of Richmond residents speak Cantonese or Mandarin at home. Figures are for Richmond / Greater Vancouver as stated by each source. This post is general information, not financial, legal, or tax advice — confirm current details with a licensed REALTOR®, lawyer, notary, or accountant before you act.

Three changes in two weeks — and what is actually law yet

Metro Vancouver buyers have had a lot to absorb in a fortnight. The Bank of Canada raised its rate on October 28, 2026. British Columbians elected a new provincial government on October 24, 2026. And Ottawa tabled Budget 2026 on November 5, 2026, with housing measures that could matter most for presales and for buyers above $1 million.

Only one of the three has changed a mortgage payment today. The rest are proposals and promises with dates still to come. This is Day 5's policy explainer: what each one did, what is still only a proposal, and what it means for your move.

1. The Bank of Canada raised its rate — October 28, 2026

The Bank of Canada raised its policy rate from 2.25% to 2.50% on October 28, 2026 — its first increase since July 2023, after nine cuts had taken the rate from 5.00% to 2.25%. The Bank Rate rose to 2.75%, and the big banks raised their prime rate from 4.45% to 4.70%, effective October 29, 2026.

The Bank said it moved to stop high energy prices spreading to other prices. Its October Monetary Policy Report expects inflation to reach about 3.5% by the end of 2026 and average 3% in 2027, returning to 2% in mid-2028, and the Bank said there could be a need to raise the rate further. Its next decision is Wednesday, December 9, 2026.

In practice, variable-rate mortgages moved with the prime rate. Fixed rates follow bond yields, so a fixed-rate quote did not move on the day. If you are renewing or buying with a variable rate, the hike is already in your payment — check whether your pre-approval was priced before or after October 29.

2. Budget 2026 — tabled November 5, 2026

Budget 2026, tabled November 5, 2026 by Finance Minister François-Philippe Champagne, proposes about $45 billion in housing measures over 10 years, mostly through Build Canada Homes. The measures that matter most to Metro Vancouver buyers are proposals, not law yet — and the budget gives no effective date for some of them, so today's rules still apply.

Foreign buyer ban: extended for resale, exempt for new builds. The federal ban on foreign purchases of residential property, in force since January 1, 2023, was set to expire January 1, 2027. Budget 2026 proposes extending it for existing and resale homes to January 1, 2029, while exempting newly built residential properties, so non-Canadians could buy new builds. Legislation and regulations still have to be written, the budget does not define "new residential property," and it gives no start date for the exemption. Until then, the ban applies exactly as it does now.

That distinction matters here because Metro Vancouver's presale market is sitting on record unsold stock — more than 14,000 unsold new condos at the end of June 2026, and only 1,340 new condos sold in the first half of 2026, a record low. If the exemption becomes law, it would direct a new pool of buyers only at new homes, not at resale. But the BC Real Estate Association notes that BC's additional property transfer tax for foreign buyers remains in place, so the federal exemption may have limited practical effect in this province.

Insured mortgages: a higher cap, with no date yet. Budget 2026 proposes raising the price limit for optional mortgage insurance from $1 million to $1.5 million, and permitting 30-year amortizations on those mortgages when at least one borrower is a first-time buyer or the home is newly built. The budget gives no effective date, so the $1 million limit still applies today.

Missing-middle financing from February 1, 2027. New insured financing for newly built 3- to 4-unit homes starts February 1, 2027, and private insurers get 3- to 50-unit deals from the same date. That is the one housing measure in the budget with a firm start date — and it is aimed at the small rental projects and multiplexes that BC's own housing debate is also about.

3. The BC election — October 24, 2026

On October 24, 2026, the BC Conservatives won a majority, leading in 64 of the province's 93 ridings with 48.06% of the vote in Elections BC's preliminary count; a majority takes 47 seats. It is the party's first government in BC since 1928. Premier-designate Lorne Doerkson will form the government. Elections BC's final count runs November 6 to 10, 2026, and results are due to be certified November 18, 2026.

Premier-designate Doerkson has said he will scrap the municipal housing targets set under the Housing Supply Act and change Bill 44 (2023), the law allowing small-scale multi-unit housing without rezoning, to give municipalities more say over where density goes. No bill has been introduced and no cabinet has been sworn in, so that plan is stated intent, not law. Bill 44 and Bill 47, the transit-oriented areas law, remain in force until the legislature amends them — the rules that apply to a permit today have not changed. The platform also promises lower construction taxes and charges, faster approvals, and an overhaul of the BC Energy Step Code, but none of those items carries a dollar figure or a date yet.

What this means for you

Buying your first home: the Budget 2026 mortgage proposal, if it becomes law, would matter most to you — a $1.5 million insurable cap would bring far more Metro Vancouver homes into reach of an insured mortgage. But it has no effective date, so do not plan a purchase around it. The October rate hike is already real: budget for a 4.70% prime rate on a variable mortgage, and compare it with a fixed quote first.

Buying a presale: you are at the centre of two of these three changes. The foreign-buyer exemption for new builds, if passed, could add demand for exactly the kind of home developers are struggling to sell — but BC's extra foreign-buyer tax still applies, and the exemption has no start date. Compare a presale against a finished home on full cost, including GST, and check the completion date before you sign.

Selling: nothing here lifts resale prices today. The October 2026 regional composite benchmark was $1,068,600, down 5.2% year over year, with 2,024 sales and a 13.4% sales-to-active ratio — a balanced market. Price to the October benchmarks, not to the 2022 peak.

Investing: the February 1, 2027 missing-middle financing is the concrete date to watch, especially for small rental buildings. The BC government's Bill 44 plans could change what you can build on a lot — but until a bill is introduced, underwrite the rules as they stand today.

Renting or new to the region: the BC platform makes no commitment on the Residential Tenancy Act or the rent increase limit, and the 2027 rent increase limit is 2.2%. Your tenancy rights have not changed because of the election.

What to watch next

• November 6–10, 2026: Elections BC final count; certification November 18, 2026.

• December 9, 2026: the Bank of Canada's next rate decision.

• February 1, 2027: missing-middle insured financing begins.

• Legislation to come: the foreign-buyer new-build exemption and the $1.5 million mortgage cap have no effective date until Finance Canada and the insurers act.

Talk to Kevin Lee before you decide

Three governments moved in two weeks, and only one of those moves — the rate hike — has changed a mortgage payment today. If you want to know what they mean for your budget, your building, or your street, get in touch.

Contact Kevin Lee, SoldToday.ca: 604-600-5777, soldtoday.ca@gmail.com, 1200 W 73rd Ave #100, Vancouver, BC V6P 6G5. Create a free account to save searches, get alerts, and download the free BC Home Buyer's Guide. Have a question first? See the answers to 100 common real estate questions.

Sources: Bank of Canada press release, October 28, 2026 — policy rate raised 25 basis points to 2.50%, Bank Rate 2.75%, first increase since July 2023; prime 4.45% to 4.70% effective October 29, 2026 (RBC, TD, BMO, CIBC); Monetary Policy Report October 2026 — CPI about 3.5% by end of 2026, averaging 3% in 2027, returning to 2% in mid-2028; next decision December 9, 2026. Government of Canada, Budget 2026, tabled November 5, 2026 — foreign buyer ban proposed extension to January 1, 2029 for existing homes, new residential properties exempt (proposal; no definition or effective date); insurable mortgage price limit proposed $1 million to $1.5 million with 30-year amortizations for first-time or new-build buyers (no effective date); missing-middle insured financing from February 1, 2027; Build Canada Homes plus $13 billion to $45 billion over 10 years. British Columbia Real Estate Association, November 2026 — Budget 2026 housing in BC; BC's additional property transfer tax for foreign buyers remains, so the federal new-build exemption may have limited practical effect in BC; BC election October 24, 2026 preliminary results, Conservatives leading 64 of 93 ridings. Elections BC preliminary count as of October 25, 2026 — Conservatives 64 ridings, 48.06%; final count November 6–10, 2026, certification November 18, 2026. Premier-designate Lorne Doerkson statements, October 29–30, 2026 — will scrap municipal housing targets and change Bill 44; no bill introduced. Greater Vancouver REALTORS® October 2026 — regional composite $1,068,600, down 5.2% year over year, 2,024 sales, 13.4% sales-to-active ratio. Rennie, November 2, 2026 — 1,340 new condos sold in H1 2026, 14,000+ unsold at end of June. Figures are labelled by month and date as stated by each source. This post is general information, not financial, legal, or tax advice — confirm current details with a licensed REALTOR®, lawyer, notary, or accountant before you act.

Burnaby sits in the middle of Metro Vancouver — between Vancouver and the Tri-Cities, served by two SkyTrain lines, and home to BC's third-largest population. It has long been the compromise choice: close to downtown Vancouver without downtown Vancouver prices. In November 2026, that compromise is cheaper than it was a year ago, and the choice on offer is wider than it has been in years.

Burnaby by the numbers — October 2026

Every figure below is labelled with its month, so you can tell the report month from the publication month.

- Burnaby East composite benchmark, October 2026: $972,500, down 1% from September and down 7.1% from a year ago.

- Burnaby North composite benchmark, October 2026: $875,000, down 0.2% on the month and down 5.8% year over year — the lowest of Burnaby's three areas.

- Burnaby South composite benchmark, October 2026: $975,400, up 0.3% on the month but down 6.1% year over year.

- Sales across Burnaby, October 2026: 247 homes sold.

- Burnaby South detached benchmark, October 2026: $1,894,600, down 10.3% year over year.

- Burnaby North apartment benchmark, October 2026: $662,400, down 6.6% year over year.

- Median detached house sold, October 2026: $1,832,500, against $1,888,000 a year earlier.

- Homes for sale in Burnaby, November 6, 2026: 1,978 listings, median asking price $866,500 — including 455 houses, 1,122 condos and 219 townhouses, plus other property types. Median asking prices: condos $688,000, townhouses $979,900, houses $2,098,900.

For context, Greater Vancouver REALTORS® reported a regional composite benchmark of $1,068,600 in October 2026, down 5.2% year over year, with 2,024 sales. Burnaby's benchmarks sit below the regional composite in the north and roughly in line with it in the east and south — which is why buyers priced out of Vancouver West keep landing here.

The neighbourhoods, pocket by pocket

Metrotown — the condo capital

Metrotown is Burnaby's downtown: one of BC's largest shopping centres, the SkyTrain's busiest suburban station, and a forest of condo towers old and new. It holds much of Burnaby's condo supply, and with the regional condo benchmark down 5.9% year over year in October 2026, it is where the negotiating room is widest. Best for first-time buyers and investors who want transit at the door. Watch strata fees and building age: two similar-looking towers can carry very different monthly costs.

Brentwood and Lougheed — the new town centres

Brentwood and Lougheed are Burnaby's growth story: master-planned tower districts built around SkyTrain stations, with shops, offices and homes in the same blocks. Much of Burnaby's new construction sits here, where presale and just-completed homes compete directly with resale. Best for buyers who want a new home in a walkable neighbourhood and are comparing a presale against a finished unit. If you are weighing the two, see our [presale listings](https://soldtoday.ca/presales-condo.html) and compare the full cost — including GST on presales — before you commit.

Burnaby Heights and North Burnaby — the quieter side

Along Hastings Street, Burnaby Heights offers older detached homes, character streets and a village high street, generally below Burnaby South prices. North Burnaby also holds the city's most affordable typical condo price — the $662,400 apartment benchmark. Best for buyers who want a house or a larger condo without the Metrotown premium, and for families who value the parks and the quick drive to North Vancouver.

Edmonds and South Burnaby — value with a SkyTrain stop

Edmonds and the wider south, around Edmonds and Royal Oak stations, are where Burnaby's detached benchmark of $1,894,600 is set — down more than 10% year over year. Tree-lined streets, larger lots than the north, and a direct SkyTrain ride downtown. Best for move-up buyers trading a condo for a house, and for sellers who need to know detached prices here have corrected further than the regional average.

What this means for you

Buying your first home: Burnaby North's $662,400 apartment benchmark is the realistic entry point to owning in the city — and with 1,122 condos currently listed, you can compare buildings instead of chasing the only one available. Check the strata documents, the depreciation report and the monthly fees before you fall for the view.

Selling: Detached homes in Burnaby South are down 10.3% year over year, and the median house sold for $55,500 less than a year ago. Price to the October benchmarks, not to the 2022 peak, and expect buyers to have other options — 1,978 listings is a lot of competition.

Investing: Condos near SkyTrain are Burnaby's rental workhorse, but check the maths building by building: purchase price, strata fees, property tax and achievable rent. The rental market has softened with new completions, so underwrite the rent you can actually get today, not the rent from two years ago.

Renting or new to the region:

Burnaby is the practical first stop for many newcomers: SkyTrain to downtown in about 25–35 minutes from most stations, established neighbourhoods, and rents that generally sit below Vancouver's. If you are renting while you decide where to buy, walk the pockets above — they feel very different from each other.

Three smart next steps this week

1. Buyers: [Search Burnaby MLS® listings](https://soldtoday.ca/) and shortlist by SkyTrain station and building age, not just price.

2. Sellers: Ask for a current evaluation against the October 2026 benchmarks for your area — Burnaby East, North and South now sit between $875,000 and $975,400 in typical price.

3. Everyone: Browse [presale condos and townhomes](https://soldtoday.ca/presales-condo.html) in Brentwood and Lougheed, and compare them with finished homes before committing to a completion date years out.

Talk to Kevin Lee before you decide

One street in Burnaby can behave very differently from the city-wide average — and a benchmark is a typical home, not your home. If you want to know what these November numbers mean for your budget, your building, or your street, get in touch.

Contact Kevin Lee, SoldToday.ca: 604-600-5777, soldtoday.ca@gmail.com, 1200 W 73rd Ave #100, Vancouver, BC V6P 6G5. [Create a free account](https://soldtoday.ca/vow-signup.html) to save searches, get alerts, and download the free BC Home Buyer's Guide. Have a question first? See the answers to [100 common real estate questions](https://soldtoday.ca/real-estate-qa.html).

Sources: Greater Vancouver REALTORS® October 2026 figures via HousingPortal.ca (updated November 4, 2026) — Burnaby East $972,500, Burnaby North $875,000, Burnaby South $975,400 composite benchmarks; 247 Burnaby sales; regional composite $1,068,600 and 2,024 sales; Kyle Mark October 2026 Burnaby market update (MLS® data) — Burnaby South detached benchmark $1,894,600, Burnaby North apartment benchmark $662,400, median detached sold $1,832,500 vs $1,888,000 a year earlier (a $55,500 drop); EstateBlock Burnaby market snapshot, November 6, 2026 — 1,978 homes for sale, median asking price $866,500, with median asking prices of $688,000 for condos, $979,900 for townhouses and $2,098,900 for houses. Figures are for Burnaby / Greater Vancouver as stated by each source. This post is general information, not financial, legal, or tax advice — confirm current details with a licensed REALTOR®, lawyer, notary, or accountant before you act.

The presale market has gone quiet — and that changes the maths

Today is Presale Watch: what is actually happening with new condos in Metro Vancouver in November 2026.

The short version: almost nothing new is launching, a record stock of new condos is sitting unsold, and developers are holding back projects that would normally be selling now. For a buyer, that means less choice in presales — but more choice in finished new homes.

The headline numbers — each labelled by its month

• New condo sales, first half of 2026: just 1,340 sold across Metro Vancouver, a record low, per Rennie figures reported November 2, 2026.

• Unsold new condos, end of June 2026: more than 14,000 units still unsold, per Rennie. About 56% — nearly 8,000 homes — were already under construction.

• Completed and unsold condos, September 2026: 4,588 finished condo apartments in the Vancouver area had no buyer signed, per CMHC.

• Presale launches, September 2026: just two projects, releasing 32 homes — about 96% below the five-year September average — with no reported sales, per MLA Canada.

• Expected launches, October 2026: two larger launches totaling about 172 homes, per MLA Canada.

• Condo starts, first half of 2026: down 40% year over year, the weakest first half since 2011, per CMHC. Rental apartments accounted for around 60% of housing starts in 2026, compared with less than 20% in 2016.

Resale condos are soft too: in October 2026, Greater Vancouver REALTORS® reported 892 condo sales, down 16.7% from a year ago, at a benchmark of $673,400, down 5.9% year over year.

Why so few launches?

Buyers are waiting for clarity after October's municipal and provincial elections and the Bank of Canada rate hike on October 28. Investors, who used to buy a large share of presales, have largely stepped back. And with construction costs still high, many developers cannot meet the presale thresholds their lenders require to start building — so projects that are otherwise ready to sell stay on hold.

MLA Canada put it plainly: developers are releasing homes in smaller phases, "responding to cautious buyer demand while waiting for greater policy and economic certainty." Rennie analyst Ryan Wyse made the related point that this is now, in effect, a new-home market rather than a presale market: the stock to buy is largely homes already built or under construction, not floor plans for 2028 or 2029.

What this means for you

If you are buying your first home

A presale used to mean time to save while the building went up, and a brand-new home with a warranty. Right now, weigh that against a finished home you can walk through, get appraised, and move into in weeks — with strata fees, views and finishings you can see, not imagine. With more than 14,000 new units unsold at the end of June, ask what incentives are on offer and compare the full cost with a comparable resale condo. Remember a presale usually attracts GST, while a resale home that has already been lived in is generally GST-exempt; confirm the tax treatment with your lawyer and accountant before you sign anything.

If you are an investor or watching assignments

Fewer launches now means fewer completions in a few years. But today, rental completions are climbing — MLA Canada counted 1,001 market rental homes completed in September — and only 15% were leased that month. Check rental demand, strata fees and holding costs for the specific building before you commit.

If you already own a presale that completes soon

Speak with your lender early. The condo benchmark is lower than a year ago ($673,400 in October, down 5.9%), so ask how the lender will value the suite at completion, and re-check your rate hold after the October rate hike.

Presale or move-in ready? A quick check

• Choose presale if you want a brand-new home, a warranty, and time to save, and you are comfortable with a completion date years out and a price set today.

• Choose move-in ready if you want certainty — the actual unit, the actual strata fees, a firm mortgage and a move-in date in weeks. In November 2026, that is where most of the new-home choice sits.

• Either way: compare presale price plus GST, finished new-home price, and a comparable resale. The cheapest headline is rarely the cheapest total cost.

Three smart next steps this week

1. Buyers: Browse presale condos and townhomes and finished new homes side by side, and shortlist by completion date, not just starting price.

2. Everyone considering a presale: Ask for the disclosure statement, deposit schedule and completion date in writing, and have a lawyer review them before you sign.

3. Owners with a completion coming up: Call your lender this week to confirm valuation and financing.

Talk to Kevin Lee before you decide

One building or one price range can behave very differently from the regional average. If you want to know what these November numbers mean for your home or budget, get in touch.

Contact Kevin Lee, SoldToday.ca: 604-600-5777, soldtoday.ca@gmail.com, 1200 W 73rd Ave #100, Vancouver, BC V6P 6G5. Create a free account to save searches, get alerts, and download the free BC Home Buyer's Guide.

Sources: Rennie figures reported by Daily Hive Vancouver, November 2, 2026; MLA Canada, October 2026 Pulse Report (September presale data); CMHC Market Absorption Survey and Fall 2026 Housing Supply Report, September 2026; Greater Vancouver REALTORS® October 2026 figures. Figures are for Metro Vancouver / Vancouver CMA as stated by each source and may differ from Fraser Valley figures. This post is general information, not financial, legal, or tax advice — confirm current details with a licensed REALTOR®, lawyer, notary, or accountant before you act.