Boulevard · North Vancouver
Grand Boulevard address, Sutherland Secondary catchment, and a central North Shore location — updated daily from MLS.
Boulevard is one of North Vancouver's most distinctive detached neighbourhoods, centred on Grand Boulevard — a wide, tree-lined median street that gives the neighbourhood its name and its character. Sitting east of Central Lonsdale and bordered by numbered east streets running from Keith Road up through E 22nd Street, Boulevard blends pre-war and mid-century homes with a growing number of new builds on standard urban lots. The neighbourhood has a more urban grain than much of North Vancouver, with streets that connect naturally to Lonsdale amenities while retaining a quiet, residential feel away from the commercial corridor.
Buyers drawn to Boulevard are typically attracted by the combination of proximity to Central and Lower Lonsdale, the character of Grand Boulevard itself, and a price range that spans from accessible original homes through to significant new construction. Wallace Green Real Estate Group has strong transaction history throughout Boulevard and the central North Shore, and both Scott and Carson bring a development analyst background that informs every pricing strategy and buyer search we run here.
By the numbers
500+
Homeowners helped
over the past decade
Top 10%
Greater Vancouver REALTORS®
Medallion Club
#1
Brokerage
North Shore by units sold, 2025
#1
Oakwyn Realty office in
Greater Vancouver, 7 years
500+ figure represents the combined total of buyers and sellers assisted by Wallace Green Real Estate Group members since 2015. Greater Vancouver REALTORS® Medallion Club recognizes the top 10% of approximately 15,000+ members based on total MLS® units sold. Scott Wallace qualified in 2018 and every year 2020 through 2025; Carson Green qualified in 2018 and every year 2021 through 2025. North Shore brokerage ranking based on Greater Vancouver REALTORS® MLS® Statistics, January to December 2025. Greater Vancouver office ranking based on Greater Vancouver REALTORS® MLS® Statistics, January 2019 through December 2025, by gross dollar volume sales.
Browse current Boulevard real estate listings including detached homes and new construction. Updated daily from MLS. Save your search below to receive an automatic email alert the moment a new Boulevard property comes to market.
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Boulevard Detached Homes
Use the links below to jump directly into a filtered search. Each search can be saved to receive automatic email alerts when new matching properties come to market.
Entry Point
Homes Under $1.75M
The most accessible entry point into Boulevard ownership. Pre-war and mid-century originals on standard lots, often requiring updating — ideal for buyers who want the Boulevard address and proximity to Lonsdale at the lowest price point in the neighbourhood.
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Most Active
Homes $1.75M – $2.25M
The broadest and most active segment of the Boulevard market. Updated original homes, 1950s and 1960s builds, and some newer infill on lots typically ranging from 5,500 to 8,000 square feet. The widest selection of neighbourhood character at mid-range pricing.
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Premium
Homes $2.25M – $2.75M
Updated and renovated homes alongside newer construction. More bedrooms, higher-end finishes, and more usable square footage. Properties along Grand Boulevard and the larger east street lots frequently transact in this range.
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Upper Tier
Homes $2.75M – $3.5M
Premium Boulevard properties — newer custom builds on standard lots, significantly renovated originals, or larger parcels along Sutherland Avenue and the upper east streets. Homes in this range typically offer five or more bedrooms, legal suites, and high-end finishes.
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Luxury
Homes Over $3.5M
Boulevard's top tier — custom-built homes on the neighbourhood's best lots, typically on Grand Boulevard or the wider east street and Sutherland Avenue parcels. New construction quality and design in an established, central North Vancouver neighbourhood.
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Boulevard by Property Type
Boulevard is an almost entirely detached home neighbourhood. Each search can be saved for instant new listing alerts.
Detached
All Boulevard Houses
The dominant property type. A full spectrum from pre-war character homes through 1950s and 1960s mid-century builds to new custom construction, on lots typically ranging from 5,400 to 8,000 square feet.
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New
Boulevard New Construction
New builds have been one of the more active segments of the Boulevard market in recent years, with custom construction replacing older originals at a steady rate. Prices range from the mid-$2Ms through to nearly $5M depending on lot size and finishing level.
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Boulevard Market
Selling in Boulevard
Boulevard sellers operate in a market that rewards precision. The gap between an original pre-war home and a new custom build on the same street can be $1.5 million or more, which means the pricing conversation starts with understanding exactly which buyer you are selling to. Well-positioned Boulevard properties — whether original, renovated, or new — find motivated buyers. Mispriced ones sit while the right buyer finds another property.
Grand Boulevard premium
The Grand Boulevard address commands a premium over the east street grid — not just for the character of the street itself, but for the lot widths and the sense of address that buyers specifically seek here. Understanding how to position a Grand Boulevard property relative to the broader neighbourhood is something that requires genuine transaction experience on this street.
Original vs. new construction
Boulevard has two distinct buyer conversations happening at once. Original homes sell to buyers evaluating land value and renovation potential — or to builders. New and substantially renovated homes sell to a different buyer who has made a quality decision. Conflating the two is the most common pricing error in this neighbourhood.
Sutherland catchment demand
Families targeting the Sutherland Secondary catchment are a consistent and motivated segment of Boulevard buyers. The school factor supports demand across price points and tends to keep the neighbourhood active even during softer broader market conditions.
Central location advantage
Boulevard is one of the few North Shore detached neighbourhoods where buyers can walk to Lonsdale amenities, transit, and the SeaBus corridor. This connectivity is a genuine pricing input — particularly for buyers moving up from attached product in Central or Lower Lonsdale who do not want to sacrifice urban convenience.
Boulevard's geography is compact and urban compared to most North Shore detached neighbourhoods, but meaningful variation still exists across its streets and pockets. The distinction between Grand Boulevard, the east street grid, and Sutherland Avenue shapes both character and pricing throughout.
The Defining Address
The defining feature of the neighbourhood and its most prominent residential address. Grand Boulevard runs north-south through the heart of the neighbourhood with a wide, tree-lined median that gives it a distinctly different scale and character from the surrounding east streets. Homes along Grand Boulevard range from significant pre-war character houses through to newer custom builds, with lot sizes that are generally wider than the standard east street parcels. Transaction prices on Grand Boulevard span the full neighbourhood range, with the upper end of the market frequently represented here. For many buyers, Grand Boulevard is the specific address they have in mind — the median, the trees, and the street presence are what brought them to Boulevard in the first place.
The Neighbourhood AddressThe Street Grid
The bulk of Boulevard's housing stock sits on a grid of numbered east streets running between Lonsdale Avenue and St. Andrews Avenue. Lots are typically around 7,350 square feet with standard frontages, and the housing mix runs from pre-war originals through 1950s and 1960s builds to newer infill and custom rebuilds. Price variation across these streets reflects primarily the age and condition of the home rather than the specific street — buyers will find opportunities at every price point across this grid.
Full Price RangeSouthern Edge
Running along the southern edge of the neighbourhood, Sutherland Avenue has some of the larger lot sizes in Boulevard — parcels that reach 8,000 to 10,000 square feet — alongside a mix of original and significantly updated homes. Several of the neighbourhood's higher-value transactions in recent years have occurred here, reflecting both lot depth and the quality of newer construction that has appeared on this street.
Larger LotsRecent Work
A selection of homes we have represented in Boulevard and along the Grand Boulevard corridor — from character originals on the east street grid to new construction on Grand Boulevard itself.
Life in the neighbourhood
Boulevard's appeal is tied closely to its location. It sits within walking distance of Central Lonsdale's shops, restaurants, and services — close enough to the Lonsdale corridor to make car-free errands genuinely possible, yet far enough from the commercial strip to feel like a residential neighbourhood rather than an urban one. Grand Boulevard itself, with its wide median, mature trees, and distinct streetscape, gives the neighbourhood a sense of place that is uncommon in suburban North Vancouver.
Day-to-day convenience is one of Boulevard's strongest attributes. The Lonsdale Quay market, Central Lonsdale grocery, transit connections including the SeaBus link, and a full range of medical and retail services are all within a short drive or walkable distance depending on your position within the neighbourhood. Commuters heading into Vancouver via the bridge or SeaBus will find Boulevard one of the better-connected detached neighbourhoods on the North Shore. Victoria Park and the Wagg Creek trail corridor offer parks and green space close to home.
Schools serving Boulevard
Boulevard falls within the Sutherland Secondary catchment. Elementary school assignments depend on your specific address within the neighbourhood. Catchment boundaries should always be confirmed directly with School District 44, as they can change.
Explore nearby neighbourhoods
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Save Boulevard SearchBuyer profiles
Boulevard suits buyers who want a detached home in a central, well-connected location — close to Lonsdale amenities, transit, and the waterfront — without moving into an attached product. Here is an honest look at who thrives here and where other neighbourhoods may be a better match.
Buyers graduating from condo or townhome living in the Lonsdale corridor consistently look to Boulevard as the natural next step. The central location, walkability, and proximity to the amenities they already use make the transition feel like an upgrade rather than a compromise.
The Sutherland Secondary catchment is a consistent driver of Boulevard demand. Families who want to stay in the central North Shore while entering the detached market will find Boulevard one of the most practical addresses in the school family, particularly at the accessible end of the price range.
Boulevard has been one of the more active new build markets on the North Shore in recent years, with a steady pipeline of original homes being replaced by custom builds on standard lots. Buyers who want contemporary construction without moving to the upper district find Boulevard one of the few central options.
Pre-war and mid-century originals are still a meaningful part of Boulevard inventory. Buyers who want a character home with genuine architectural history — and who are comfortable with the renovation or rebuild process — will find Boulevard one of the few North Shore neighbourhoods where this buying opportunity still exists at reasonable entry points.
Buyers whose priority is large lots, mountain proximity, or a quieter semi-rural setting will find those qualities better served in upper neighbourhoods such as Canyon Heights or Edgemont. Boulevard lots are smaller and more urban in character — that is the trade-off for the central location, and most Boulevard buyers make it willingly.
Boulevard sits in the Established Family lifestyle category. The Wallace Green buyer guide maps all 35 North Vancouver neighbourhoods across four lifestyle categories to help you find the right fit.
View the buyer guideNeighbourhood comparisons
Buyers drawn to Boulevard often consider the following areas as part of their search. The distinctions below are lifestyle differences, not rankings — the right neighbourhood depends entirely on what matters most to you.
Boulevard vs
Central Lonsdale sits immediately to the west and offers a notably different lifestyle proposition. Where Boulevard is almost entirely detached homes, Central Lonsdale is a mixed-use neighbourhood with a significant condo and townhome market alongside some detached inventory. Buyers who want walkability and attached product at a lower price point are often better served by Central Lonsdale. Buyers who want a full detached lifestyle with yard space tend to find Boulevard the stronger fit.
More walkable — attached product available Explore Central LonsdaleBoulevard vs
Upper Lonsdale borders Boulevard to the north and shares a similar detached character, but with larger lots and a more suburban feel as the streets climb away from the Lonsdale corridor. Upper Lonsdale typically offers more square footage per dollar and larger outdoor space, while Boulevard provides a more central position and easier access to Lonsdale amenities and transit. The choice often comes down to lot size and quiet versus connectivity and convenience.
Larger lots — more suburban character Explore Upper LonsdaleBoulevard vs
Queensbury — also known locally as Moodyville — sits adjacent to Boulevard and offers a similar urban detached character, generally at a slightly more accessible price point. Queensbury is in the Sutherland catchment as well, making it a natural comparison for school-focused buyers who need more flexibility on budget. The two neighbourhoods share many of the same attributes, with differences in specific street character and micro-location.
Similar catchment — more accessible entry Explore QueensburyBoulevard vs
Lower Lonsdale offers a fundamentally different product — primarily condos and townhomes in a more urban, waterfront-adjacent setting. Buyers who want walkability, SeaBus proximity, and a lower-maintenance lifestyle often find Lower Lonsdale the right fit. Buyers who want a detached home with yard space and a quieter residential feel consistently find Boulevard the better match.
Urban & waterfront — attached product Explore Lower LonsdaleMany buyers searching for Boulevard are also considering the broader Sutherland Secondary catchment. The following neighbourhoods fall within the same school family, each offering its own character and price positioning.
Also known locally as Moodyville, Queensbury sits adjacent to Boulevard and offers the Sutherland catchment at a similar or slightly more accessible price point. A natural comparison for buyers weighing their options within the school family.
Larger lots and a more suburban character as the streets climb north from the Lonsdale corridor. A practical next step for families who want more land and space within the Sutherland catchment.
Part of Central Lonsdale falls within the Sutherland catchment (east of Lonsdale Avenue). A mixed-use neighbourhood with condos, townhomes, and detached homes for buyers who want the school family with more product diversity.
Sitting further east, Westlynn offers detached homes in the Sutherland catchment at generally more accessible price points. A practical option for families who prioritize the school family but need more flexibility on budget.
Catchment boundaries should always be confirmed directly with School District 44, as they can change.
Boulevard
Common questions about buying, selling, and living in Boulevard. For a property-specific conversation, contact Scott or Carson directly.
Boulevard falls within the Sutherland Secondary catchment. Elementary school assignments depend on your specific address within the neighbourhood. Catchment boundaries should always be confirmed directly with School District 44 before purchasing, as they can change.
Boulevard is an almost entirely single-family detached neighbourhood. The housing stock spans a wide age range — from pre-war character homes dating to the 1910s and 1920s through 1950s and 1960s mid-century builds to a growing cohort of post-2010 custom construction. Condo and townhome inventory within the neighbourhood boundaries is minimal.
Boulevard spans a wide price range due to the mix of pre-war originals and newer custom builds. For current benchmark pricing, refer to the Market Update section on this page, which is updated monthly with the latest data from Greater Vancouver REALTORS®. For a property-specific estimate, contact our team directly.
Most detached homes in Boulevard sit on lots ranging from approximately 5,400 to 8,000 square feet, with standard east street parcels typically around 7,350 square feet. Larger lots exist along Grand Boulevard, Sutherland Avenue, and on some wider east street corners. Boulevard lots are generally more compact than in upper North Vancouver neighbourhoods, reflecting the central urban character of the area.
By North Shore standards, Boulevard is one of the more walkable detached neighbourhoods. Central Lonsdale shops, restaurants, and services are within walking distance from most addresses. The Lonsdale Quay SeaBus terminal is a short drive or transit ride south. Commuters heading into Vancouver via bridge or SeaBus will find Boulevard one of the better-connected detached options on the North Shore.
Yes. Boulevard is a family-oriented detached neighbourhood with good proximity to Central Lonsdale amenities and parks. The Sutherland Secondary catchment and the walkable location close to Lonsdale services are consistent draws for families with school-age children. Victoria Park and the Wagg Creek trail corridor provide nearby green space and outdoor access.
Well-priced homes in Boulevard — particularly updated or new construction in the $1.75M to $2.75M range — can move quickly when positioned correctly. Original homes requiring significant work or properties priced above the active market can take considerably longer. For current days-on-market context, refer to the Market Update section on this page.
All three are Sutherland Secondary catchment neighbourhoods with predominantly detached housing stock. Boulevard sits closest to the Lonsdale corridor with the strongest walkability. Queensbury offers a similar urban character at generally more accessible price points. Upper Lonsdale provides larger lots and a more suburban feel as the streets climb north. The right choice depends on whether you prioritize connectivity, affordability, or space. See the How Does It Compare section on this page for a full breakdown.
Why Wallace Green
Scott Wallace and Carson Green have helped 500+ buyers and sellers across North Vancouver, with both partners earning Greater Vancouver REALTORS® Medallion Club recognition — an annual award given to the top 10 percent of REALTORS® by units sold across Greater Vancouver. Oakwyn Realty ranked #1 brokerage on the North Shore by total units sold in 2025, and has ranked as the #1 Oakwyn Realty office in Greater Vancouver by gross dollar volume for seven consecutive years.
Boulevard is a neighbourhood that rewards precise pricing. The gap between an original home and a new custom build on the same street can be $1.5 million or more, and understanding which buyer is in the market for which product at any given time requires genuine transaction experience here. The team's analytical background — both Scott and Carson spent years as development analysts before entering real estate — translates directly into accurate pricing and stronger outcomes for Boulevard buyers and sellers.
Before becoming full-time REALTORS®, both Scott and Carson worked as development analysts at one of the Lower Mainland's leading new home project marketing companies. That valuation discipline still anchors every comparative market analysis the team produces today.
Ready when you are
If you are buying or selling in Boulevard, connect with the Wallace Green team for clear guidance, strategic advice, and proven results. We combine deep neighbourhood knowledge with disciplined negotiation on every transaction.
Or reach out directly
Wallace Green Real Estate Group · Oakwyn Realty
101 - 3151 Woodbine Drive, North Vancouver, BC V7R 2S4
Oakwyn Realty
101 - 3151 Woodbine Drive North Vancouver, BC V7R 2S4
Oakwyn Realty Ltd.
(R3164617)
