• Lynn Valley — 11 sales | $2,019,200 benchmark | +0.6% YoY
• Canyon Heights NV — 9 sales | $2,303,400 benchmark | +0.4% YoY
• Upper Lonsdale — 8 sales | $2,174,400 benchmark | +0.5% YoY
• Deep Cove — 7 sales | $1,920,700 benchmark | -6.7% YoY
• Edgemont — 4 sales | $2,840,900 benchmark | +2.0% YoY
• Forest Hills NV — 3 sales | $3,228,900 benchmark | +2.5% YoY
• Upper Delbrook — 3 sales | $2,311,200 benchmark | -1.7% YoY
• Westlynn — 3 sales | $1,682,600 benchmark | -9.2% YoY
• Pemberton Heights — 2 sales | $2,366,900 benchmark | -3.2% YoY
• Dollarton — 2 sales | $2,266,600 benchmark | -10.9% YoY
• Tempe — 2 sales | $2,201,700 benchmark | +2.9% YoY
• Seymour NV — 2 sales | $1,708,900 benchmark | -9.4% YoY
• Blueridge NV — 1 sale | $2,034,200 benchmark | -7.9% YoY
• Boulevard — 1 sale | $2,153,000 benchmark | -9.7% YoY
• Calverhall — 1 sale | $1,739,400 benchmark | -11.9% YoY
• Capilano NV — 1 sale | $2,372,400 benchmark | +3.9% YoY
• Indian River — 1 sale | $1,900,100 benchmark | -7.5% YoY
• Lower Lonsdale — 1 sale | $2,260,400 benchmark | -1.8% YoY
• Norgate — 1 sale | $1,496,100 benchmark | -8.4% YoY
• Queensbury — 1 sale | $1,800,600 benchmark | -9.6% YoY
• Westlynn Terrace — 1 sale | no benchmark recorded
• Windsor Park NV — 1 sale | $1,924,300 benchmark | -12.5% YoY

Lynn Valley is doing the heavy lifting on volume — 11 sales in a single month is substantial for one neighbourhood. Canyon Heights, Upper Lonsdale, Edgemont, Forest Hills NV, Capilano NV, and Tempe all held or grew their benchmarks year over year. These established, mountain-adjacent neighbourhoods are proving materially more resilient than the -2.8% district average implies.The pressure is clearest on the east side. Westlynn (-9.2%), Windsor Park NV (-12.5%), Calverhall (-11.9%), Dollarton (-10.9%), and Seymour NV (-9.4%) are all showing meaningful erosion — the further from upper-Lonsdale, the softer the pricing environment.

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Condos — Volume Pulled Back Hard After a Strong March

67 sales | 464 active listings | $784,500 benchmark | 14.4% sales-to-active ratio

March's condo surge (93 sales, +20.8% YoY) did not carry into April. The segment recorded just 67 sales — a 30.2% drop from 96 in April 2025 — pushing the sales-to-active ratio to 14.4%, the weakest of the three segments and firmly in buyer's market territory. Days on market jumped from 22 to 34 days year over year, a 54.5% increase.One month does not make a trend, and March's strength likely pulled some April demand forward. The benchmark nudged up slightly to $784,500 from $779,700, but the year-over-year comparison remains -4.0% from $817,100 in April 2025.

Where Condo Buyers Are Active by Price Range

The real condo market in North Vancouver is almost entirely a sub-$1.5M conversation:

• Under $400K — 1 sale. This price point has virtually disappeared from North Vancouver's condo supply.
• $400K–$900K — 38 sales. The dominant buying zone. Entry-level buyers and investors are most active here and supply is deepest at 293 active listings.
• $900K–$1.5M — 23 sales. The move-up buyer — typically out of a smaller unit or entering from outside the market. Lynn Valley and Northlands product occupies this tier.
• $1.5M–$2M — 3 sales. A thin, specialized market. Large or boutique units only.
• $2M+ — 2 sales. Near-luxury condo transactions are rare and highly specific.

For sellers priced above $1.5M, the pool of qualified, motivated buyers is small. Pricing discipline matters more in this segment than anywhere else right now.

Neighbourhood Breakdown — Condos

Lower Lonsdale and Central Lonsdale together accounted for 35 of 67 condo sales — over half the entire district's condo volume in April:

• Lower Lonsdale — 25 sales | $786,200 benchmark | -3.8% YoY
• Lynn Valley — 11 sales | $907,700 benchmark | -5.7% YoY
• Central Lonsdale — 10 sales | $814,900 benchmark | -1.7% YoY
• Harbourside — 4 sales | $772,700 benchmark | -16.3% YoY
• Roche Point — 4 sales | $751,600 benchmark | -2.2% YoY
• Pemberton NV — 4 sales | $447,800 benchmark | -14.4% YoY
• Edgemont — 2 sales | $1,010,400 benchmark | -20.2% YoY
• Lynnmour — 2 sales | $885,400 benchmark | -5.1% YoY
• Mosquito Creek — 2 sales | $688,900 benchmark | -3.2% YoY
• Northlands — 1 sale | $977,800 benchmark | -1.6% YoY
• Norgate — 1 sale | $711,800 benchmark | -15.4% YoY
• Upper Lonsdale — 1 sale | $691,000 benchmark | -4.8% YoY

Northlands holds the strongest condo benchmark among active areas at $977,800, declining just 1.6% year over year — significantly outperforming the -4.0% district average. Lynn Valley at $907,700 is also relatively resilient. Both represent newer, larger-format product at higher elevation that continues to attract serious buyers.Harbourside (-16.3%), Edgemont (-20.2%), and Norgate (-15.4%) are showing the steepest benchmark declines. Pemberton NV's pressure (-14.4%) reflects its entry-level price point and aging building stock. Harbourside's decline likely reflects competing new supply coming onto the waterfront.

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Townhomes — The Real Standout of April

38 sales | 156 active listings | $1,273,700 benchmark | 24.4% sales-to-active ratio

If there is one clear signal in April's data, it is that townhome buyers showed up in force. 38 sales represents a 58.3% year-over-year increase from just 24 in April 2025 — and it pushes the sales-to-active ratio to 24.4%, the only segment in balanced market territory this month. The benchmark moved up a second consecutive month to $1,273,700, still down 3.9% year over year but well off the cycle low of $1,253,800 from February.

Where Townhome Buyers Are Concentrating

The price range breakdown makes the story clear:

• Under $900K — 3 sales. Older or smaller rowhouse product, primarily east side.
• $900K–$1.5M — 27 sales. The overwhelming majority — 71% of all townhome transactions. This is where the value proposition is clearest relative to detached homes starting at $1.5M+. The $1.1M–$1.4M townhome is the logical landing spot for buyers who want square footage and outdoor space but cannot stretch to detached.
• $1.5M–$2M — 7 sales. Larger format, premium-location product. Central Lonsdale and Lower Lonsdale drive this tier.
• $2M+ — 1 sale. Rare.

The concentration of 71% of sales in the $900K–$1.5M range speaks to genuine end-user demand — downsizers from the detached market and upsizers from condos who found the sweet spot.

Neighbourhood Breakdown — Townhomes

• Roche Point — 5 sales | $1,295,200 benchmark | -1.4% YoY
• Northlands — 4 sales | $1,348,700 benchmark | -2.0% YoY
• Lynnmour — 4 sales | $1,091,800 benchmark | -1.9% YoY
• Pemberton NV — 4 sales | $1,417,500 benchmark | -4.3% YoY
• Upper Lonsdale — 4 sales | $1,040,800 benchmark | -5.6% YoY
• Central Lonsdale — 4 sales | $1,295,100 benchmark | -4.8% YoY
• Lynn Valley — 3 sales | $1,322,800 benchmark | -0.4% YoY
• Lower Lonsdale — 3 sales | $1,326,200 benchmark | -6.7% YoY
• Westlynn — 2 sales | $1,179,100 benchmark | -2.0% YoY
• Indian River — 1 sale | $1,298,400 benchmark | -1.8% YoY
• Mosquito Creek — 1 sale | $1,150,400 benchmark | -4.9% YoY
• Norgate — 1 sale | $1,151,200 benchmark | -6.1% YoY
• Seymour NV — 1 sale | $1,163,600 benchmark | flat YoY
• Canyon Heights NV — 1 sale | no benchmark recorded
• Queensbury — 1 sale | no benchmark recorded

Roche Point led all neighbourhoods with 5 sales and one of the tightest year-over-year benchmark declines at just -1.4%. Northlands at $1,348,700 carries the highest active townhome benchmark and is holding at -2.0%. Lynn Valley at -0.4% is essentially flat — a strong result in this environment. Pemberton NV posting 4 sales at $1,417,500 is notable — newer townhome product there is clearly finding buyers despite the broader softening.

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What the Numbers Actually Mean Right Now

Sellers are negotiating. The list-to-sale ratio sits below 100% on the vast majority of transactions across all product types. In the March detached MLS data, the median sale closed at 97.9% of list price — 22 of 33 sales closed below asking, 9 sold at or above, and 2 sold at exactly list. The days of automatic multiple offers and waived conditions are not gone entirely — they still appear in the right price range in the right neighbourhood — but they are the exception, not the rule.Inventory is building, not spiking. Year-over-year increases in active listings are meaningful but not alarming. This is not distressed supply — it is a gradual normalization after years of historically tight inventory. The practical effect is more choice for buyers and more pressure on sellers around pricing, presentation, and terms.The $1.5M–$2M detached corridor and the $900K–$1.5M townhome corridor are where real buying pressure still exists. These are not soft markets. The $4M+ detached segment and the $1.5M+ condo segment are considerably more challenged.Days on market is the metric that matters most right now. A home sitting 40+ days without an offer is sending a pricing signal. In this environment, sellers who interpret a slow start as a buyer problem rather than a pricing problem tend to make the outcome worse.

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Work With Wallace Green

Have questions about where your home sits in this market — or which neighbourhoods represent the best value right now? Scott and Carson at Wallace Green Real Estate Group are here to help. With 350+ homes sold since 2020, we bring deep local knowledge to every transaction. Schedule a consultation or search current listings at wallacegreen.ca.

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Source: Greater Vancouver REALTORS®. Data current as of May 4, 2026. Report © 2026 ShowingTime Plus, LLC. All benchmark prices are MLS® HPI Benchmark Prices. List-to-sale ratio analysis derived from MLS transaction records. Percent changes are calculated using rounded figures. A neighbourhood shown without a benchmark indicates insufficient sales activity to report a benchmark value — not a $0 sale price.