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. The neighbourhood trades across a wide spectrum — from pre-war cottages requiring full renovation through to brand-new custom homes at the upper end of the North Vancouver market.
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Boulevard Detached Homes by Price
Boulevard Homes Under $1.75M The entry point into Boulevard ownership. Pre-war and mid-century originals on standard lots, often requiring full updating or representing solid redevelopment potential. This segment draws buyers who want the Boulevard address and proximity to Lonsdale at the most accessible price point in the neighbourhood.
Boulevard Homes $1.75M – $2.25M The broadest and most active segment of the Boulevard market. A mix of updated original homes, 1950s and 1960s ranchers, and some newer infill, on lots typically ranging from 5,500 to 8,000 square feet. Buyers at this price point find the widest selection and the most representative neighbourhood character.
Boulevard Homes $2.25M – $2.75M Updated and renovated homes alongside newer construction, often with more bedrooms, higher-end finishes, and more usable square footage than the entry segment. Properties along Grand Boulevard itself and on the larger east street lots frequently transact in this range.
Boulevard Homes $2.75M – $3.5M Premium properties within Boulevard — newer custom builds on standard lots, significantly renovated originals, or larger parcels along Sutherland Avenue and the upper east streets. Homes in this range tend to offer five or more bedrooms, legal suites, and finishes suited to a discerning buyer.
Boulevard 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 parcels. These properties attract buyers seeking new construction quality and design in an established, central North Vancouver neighbourhood.
Boulevard by Property Type
Boulevard New Construction Newly built and recently completed detached homes within Boulevard. New construction has been an active and growing segment of the Boulevard market, with custom builds replacing older originals at a meaningful rate. Prices for new builds in Boulevard have ranged from the mid-$2Ms through to nearly $5M depending on lot size and finishing level.
Boulevard is an almost entirely single-family detached neighbourhood. Condo and townhome inventory within the neighbourhood's boundaries is minimal, and buyers here are overwhelmingly shopping for houses.
The housing stock in Boulevard is more varied in age than most North Vancouver neighbourhoods. Pre-war homes — some dating to the 1910s and 1920s — sit alongside 1950s and 1960s mid-century builds and a growing cohort of post-2010 custom construction. New builds have been particularly active in recent years, replacing older stock on the standard 7,000 to 7,500 square foot east street lots and on the larger Grand Boulevard parcels. Lot sizes in Boulevard are somewhat tighter than in upper neighbourhoods like Blueridge or Lynn Valley, with most parcels running between 5,400 and 8,000 square feet — though some lots on Sutherland Avenue and the wider east streets reach 9,000 to 10,000 square feet.
Demand in Boulevard is driven by buyers who want central North Shore positioning — close to Lonsdale shops, transit, and the waterfront — in a detached home. The neighbourhood attracts move-up buyers from Lower and Central Lonsdale condos, families drawn by the Sutherland Secondary catchment, and buyers who value the character of Grand Boulevard itself as a residential address.
Boulevard sellers benefit from a buyer pool that spans a wide price range — from first-time detached buyers stretching for an original home through to buyers specifically seeking new construction in a central location. If you are considering selling, understanding where your property sits within the current market is the starting point for a strong result.
Request a free home evaluation from Wallace Green →
According to the Greater Vancouver REALTORS® March 2026 report, the MLS® HPI Benchmark Price for detached homes in Boulevard is $2,140,700. This benchmark represents the price of a typical home in the neighbourhood as measured by the HPI methodology, which adjusts for differences in property attributes to provide a consistent, comparable figure over time.
Individual properties will trade above or below this figure depending on lot size, age and condition, whether the home is original or rebuilt, suite revenue, and positioning on Grand Boulevard versus the east streets.
Source: Greater Vancouver REALTORS®
Boulevard's geography is more compact and urban than most North Vancouver detached neighbourhoods, but meaningful variation still exists across different streets and pockets. The distinction between Grand Boulevard, the numbered east streets, and Sutherland Avenue shapes both the character and pricing of properties throughout the neighbourhood.
Grand Boulevard 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.
The Numbered East Streets — E 9th through E 22nd The bulk of Boulevard's housing stock sits on a grid of numbered east streets running between Lonsdale Avenue and St. Andrews Avenue. Lots on these streets are typically 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 full custom rebuilds. Price variation across the east 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 depending on what they are looking for.
Sutherland Avenue Running along the southern edge of the neighbourhood, Sutherland Avenue has some of the larger lot sizes in Boulevard — including 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 on Sutherland Avenue, reflecting both the lot depth and the quality of newer construction that has appeared on this street.
Moody Avenue and the northern edge The northern reaches of Boulevard, including Moody Avenue, sit closer to the boundary with Upper Lonsdale and offer a quieter residential character. Homes here include a mix of original mid-century builds and more recent construction, with pricing that tracks the mid-to-upper end of the Boulevard range depending on build quality and lot configuration.
Wallace Green Real Estate Group are among the most active teams selling homes in Capilano and the surrounding upper District of North Vancouver neighbourhoods. Scott and Carson have been selling on the North Shore since 2018 and know this pocket of the market well — the streets, the price ranges, and the specific buyers who are looking here.
If you are curious about what homes have sold for recently in Capilano, or want to understand how your property compares to recent transactions, reach out directly. That conversation is always free.
Scott Wallace: 604-377-4551 Carson Green: 604-506-5364 team@wallacegreen.ca
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.
Families with children will find the neighbourhood well served by the school system. Boulevard falls within the Sutherland Secondary catchment, with elementary options depending on specific address. The proximity to Victoria Park, the Wagg Creek trail corridor, and the broader Central Lonsdale green space network means that parks and outdoor access are genuinely close to home.
Day-to-day convenience is one of Boulevard's strongest attributes. The Lonsdale Quay market, Central Lonsdale grocery, transit connections including the SeaBus link at Lonsdale Quay, and a full range of medical and retail services are all within a short drive or a 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.
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. It is particularly well-matched for families entering the Sutherland Secondary catchment who want to stay in the central North Shore, and for move-up buyers graduating from condo or townhome living in Lower or Central Lonsdale.
It is also a strong fit for buyers who value new construction and are looking for custom-built product in an established neighbourhood — 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.
Boulevard is not the ideal choice for buyers whose priority is large lots, mountain proximity, or seclusion. Lots in Boulevard are smaller and more urban in character than in upper neighbourhoods like Blueridge, Lynn Valley, or Canyon Heights. Buyers who want acreage, panoramic views, or a quieter semi-rural setting will typically find those qualities better served elsewhere on the North Shore.
Buyers who are drawn to Boulevard often consider the following areas as part of their search. Understanding the distinctions can help clarify where your priorities are best served.
Boulevard vs Central Lonsdale Central Lonsdale sits immediately to the west of Boulevard 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, transit access, 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. Explore Central Lonsdale →
Boulevard vs Upper Lonsdale 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. Explore Upper Lonsdale →
Boulevard vs Lynn Valley Lynn Valley is the North Shore's largest detached neighbourhood and offers significantly more inventory across a broader price range. Lynn Valley provides more lot size per dollar and direct access to mountain trail networks, while Boulevard offers a more urban, connected lifestyle with proximity to the Lonsdale corridor and the waterfront. The choice typically comes down to nature access and space versus central convenience. Explore Lynn Valley →
Boulevard vs Queensbury 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. Explore Queensbury →
Many buyers exploring 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.
Upper Delbrook Real Estate → Sitting at higher elevation, Upper Delbrook offers the Sutherland catchment with a stronger concentration of view properties and larger lots. Typically commands a premium over Boulevard for comparable home size, reflecting the view factor and lot depth.
Delbrook Real Estate → A more accessible entry point into the Sutherland catchment, with a mix of original and updated homes on standard lots. Buyers stretching for their first detached home within the school family often find Delbrook provides good value per square foot.
Queensbury Real Estate → 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.
Catchment boundaries should always be confirmed directly with School District 44, as they can change.
What is the MLS® HPI Benchmark Price for Boulevard detached homes? The most current benchmark price is published in the Market Update section of this page, which is updated monthly using data from the Greater Vancouver REALTORS® report. The benchmark represents the price of a typical Boulevard detached home as measured by the HPI methodology.
What school catchment is Boulevard in? 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.
Is Boulevard a good neighbourhood for families? 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.
Are there condos or townhomes in Boulevard? Boulevard is almost entirely single-family detached homes. Buyers seeking attached product in this part of North Vancouver typically look to Central Lonsdale or Lower Lonsdale for condo and townhome options.
How does Boulevard compare in price to neighbouring areas? Boulevard spans a wide price range due to the mix of pre-war originals and newer custom builds. Original homes in need of updating can be found at the lower end of the North Shore detached market, while new construction on Grand Boulevard and Sutherland Avenue reaches some of the higher price points in the central North Shore. The How Does It Compare section of this page outlines the key distinctions between Boulevard and its neighbours.
What lot sizes are typical in Boulevard? Most detached homes in Boulevard sit on lots ranging from approximately 5,400 to 8,000 square feet, with the standard east street parcels typically around 7,350 square feet. Larger lots exist along Grand Boulevard, Sutherland Avenue, and on some of the wider east street corners. Boulevard lots are generally more compact than in upper North Vancouver neighbourhoods.
How long do homes typically take to sell in Boulevard? Well-priced homes in Boulevard — particularly updated or new construction product 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. Current market conditions are reflected in the Market Update section of this page.
Is Boulevard a good investment area? We do not provide investment predictions or future market forecasts. What we can say is that Boulevard has seen consistent new construction activity and a steady buyer pool drawn by its central location and school catchment. A conversation with Scott or Carson is the best way to assess how a specific property fits your goals.
cott Wallace and Carson Green have been selling homes in Boulevard and across North Vancouver since 2018. With 350+ transactions completed since 2020, Medallion Club recognition every year since 2018, and the top team ranking at Oakwyn Realty's North Shore office in 2025, they bring a level of neighbourhood knowledge and transaction experience that consistently produces better outcomes for their clients — on both sides of the table.
If you are buying or selling in Boulevard, the conversation starts here.
Scott: 604-377-4551 Carson: 604-506-5364 team@wallacegreen.ca
Oakwyn Realty
101 - 3151 Woodbine Drive North Vancouver, BC V7R 2S4
Regent Park Fairchild Realty Inc.
(R3111109)
