Pemberton sits at one of the most interesting intersections on the North Shore — and one of the most strategically positioned. The Lions Gate Bridge is minutes away, putting downtown Vancouver within easy reach on a daily basis. Park Royal Shopping Centre is a flat, walkable ten minutes to the west. Ambleside Beach and the West Vancouver seawall are just beyond it. For a neighbourhood that carries North Shore price points, the access here is genuinely exceptional — and it is one of the first things buyers notice when they start mapping out what Pemberton actually connects to.
The neighbourhood itself is undergoing a genuine transformation. For decades it was known primarily for Woodcroft Estates, a large rental-to-strata conversion complex on Fullerton Avenue that made it the most affordable condo address in North Vancouver. That identity has now been joined by something very different: Lions Gate Village, one of the most significant new development projects on the North Shore, which is reshaping the southern edge of the neighbourhood with contemporary condos, townhomes, retail, and ground-level amenities.
The result is a neighbourhood with two very distinct personalities living side by side. The northern half is quiet, established, and largely detached — mature streets with original mid-century homes, many of them on good-sized lots at price points below the broader North Shore average. The southern half is newer, denser, and urban in character, with Lions Gate Village delivering transit-oriented living at a scale that is still arriving. For buyers, this dual character creates more options across more price points than almost any other neighbourhood in North Vancouver.
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Pemberton Condos Under $450,000 The most affordable condo entry point in North Vancouver. Predominantly Woodcroft Estates units — older strata buildings on Fullerton Avenue with large suites relative to their price, and strong owner-occupier and investor demand. Studios and one-bedrooms.
Pemberton Condos $450,000 – $650,000 The overlap zone between updated Woodcroft units and entry-level Lions Gate Village product. One and two-bedroom options across both the older strata and newer development.
Pemberton Condos $650,000 – $1,000,000 Primarily Lions Gate Village newer builds — Park West, District Crossing, and the broader development corridor. Two-bedroom and larger suites with contemporary finishes, amenities, and a walkable village environment.
Pemberton Condos Over $1,000,000 The top end of the Lions Gate Village condo market — larger two and three-bedroom suites with elevated finishes, mountain or park outlooks, and the most sought-after floor plans in the development.
Pemberton Townhomes Ground-oriented living within Lions Gate Village and surrounding streets. Three-bedroom townhomes in newer complexes including Mason by Cressey, Holland Row, and Ebb and Flow — family-appropriate scale with North Shore access.
Pemberton Detached Homes Under $1.5M The most accessible detached entry point on the North Shore. Original mid-century homes in the northern half of the neighbourhood on standard lots, typically requiring updating. Rare value for families wanting a detached home and a yard.
Pemberton Detached Homes $1.5M – $2M The core of the Pemberton detached market. Renovated homes and well-presented properties on established streets. The most active price range for detached buyers in the neighbourhood.
Pemberton Detached Homes Over $2M Substantially renovated or custom-built homes on larger lots. Represents the premium end of what Pemberton offers for detached, often on the quieter northern streets closer to the Capilano boundary.
Pemberton New Construction New and recently completed product within Lions Gate Village and surrounding development sites. Contemporary design, modern finishes, and the most walkable addresses in the neighbourhood.
Pemberton has more housing diversity than almost any other neighbourhood in North Vancouver, and that breadth shapes how the market behaves. The Woodcroft Estates complex on Fullerton Avenue — a collection of four residential towers built in the 1970s — remains the highest-volume condo sub-market in all of North Vancouver, trading frequently and attracting both owner-occupiers and investors drawn to the relative affordability. These units are large by modern condo standards, typically one-bedroom suites in the 500 to 700 square foot range, and they generate consistent transaction activity throughout the year.Whether you own a Woodcroft condo, a Lions Gate Village suite, or a detached home on the residential streets, pricing in Pemberton requires a precise read on which sub-market you are in. Scott and Carson have current transaction experience across all three segments and can give you an accurate, honest picture of your home's value in today's market.
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The MLS Home Price Index Benchmark Price for detached homes in Pemberton was $1,553,700 as of February 2026, according to Greater Vancouver REALTORS — one of the more accessible detached benchmarks in North Vancouver, and a meaningful discount to the neighbouring Capilano and Pemberton Heights benchmarks. This reflects the neighbourhood's position and the housing stock mix rather than any deficiency in the location.
The condo benchmark for Pemberton was $516,100 as of February 2026. This figure is heavily influenced by the Woodcroft Estates stock and does not fully represent the Lions Gate Village new build segment, where pricing spans a considerably wider range. Buyers and sellers in the newer development corridor should treat the benchmark as a starting reference only and seek current comparable sales analysis.
Source: Greater Vancouver REALTORS
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Fullerton Avenue — Woodcroft Estates The defining address of the older Pemberton condo market. Four residential towers at 2004, 2008, 2012, and 2016 Fullerton Avenue make up Woodcroft Estates — a large strata complex that consistently generates more condo transactions than any other building cluster in North Vancouver. Units are generously sized relative to price, bylaws vary by building, and the complex is well established with an active strata management. Buyers should review individual building bylaws, particularly around rentals and pets, as restrictions differ across the four towers.
Lions Gate Village — the southern corridor The redevelopment zone anchored by Taylor Way and Marine Drive encompasses several new and upcoming buildings including Park West, District Crossing, Ebb and Flow, Gardenia, and others. This area is designed as a walkable mixed-use village with retail at grade, green space, and pedestrian connectivity to the surrounding neighbourhood. It is the most transit-accessible part of Pemberton, with direct bus service toward downtown Vancouver and Park Royal.
Bowser Avenue, Garden Avenue, and Hope Road The established residential streets in the northern half of the neighbourhood — quieter, tree-lined, and made up largely of original detached homes from the 1950s through 1970s. These streets attract buyers looking for a yard and space at a price point that is genuinely difficult to find anywhere else on the upper North Shore. Many homes here retain original character with strong renovation potential.
Tatlow Avenue and Philip Avenue Mid-neighbourhood streets that sit between the newer development activity to the south and the quieter detached blocks to the north. A mix of detached homes and some ground-oriented newer product, with good connectivity to both the Lions Gate Village amenities and the upper-neighbourhood parks.
Wallace Green Real Estate Group are among the most active teams selling homes in Pemberton 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 Pemberton, 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
Few North Shore neighbourhoods can match what Pemberton delivers in terms of what is reachable on foot or within a short drive. Park Royal Shopping Centre — one of the largest retail destinations in Western Canada — is a flat, easy ten-minute walk from the Lions Gate Village end of the neighbourhood. Ambleside Beach and the West Vancouver seawall are just beyond it, making a morning walk to the water or an evening stroll along the waterfront a realistic part of daily life rather than a special occasion. The Lions Gate Bridge is minutes from the neighbourhood's front door, putting downtown Vancouver, the Seabus terminal, and the broader Metro Vancouver road network within reach in a way that most of the upper North Shore simply cannot offer.
Within the neighbourhood itself, Lions Gate Village has brought cafes, retail, and services to the southern edge, making it possible to run daily errands on foot. The Capilano River trails, Cleveland Dam, and the broader trail network heading north toward Grouse Mountain are a short drive or bike ride away for residents who want the mountain and forest access that defines North Shore living.
The commute story reinforces all of this. The Taylor Way on-ramp to the Trans-Canada Highway puts drivers onto the Lions Gate Bridge approach in minutes, and express bus service connects the neighbourhood directly toward downtown Vancouver without requiring a transfer. For households with one or two commuters, the combination of price point, transit access, and walkable amenities is genuinely difficult to replicate elsewhere on the North Shore.
Families with younger children are well served by a mix of local schools, and the neighbourhood's proximity to the broader North Shore school catchments gives buyers options as children progress through the system. The pace of development at Lions Gate Village means the neighbourhood is still maturing — buyers entering now are getting in ahead of a completed community that, once fully built out, will look considerably different from what it does today.
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Schools Serving Pemberton
Pemberton is in the Carson Graham Secondary catchment. Elementary schools in the area include Norgate Elementary. Catchment boundaries should always be confirmed directly with School District 44, as they can change.
Pemberton draws a wider range of buyers than almost any other North Shore neighbourhood, precisely because of its housing breadth. First-time buyers and investors find it in the Woodcroft Estates buildings — the most affordable condo entry point in North Vancouver. Young professionals and downsizers are drawn to Lions Gate Village for the newer product, walkability, and commute access. Families wanting a detached home and a yard without the $2M price tag of neighbouring streets find the northern residential blocks deliver value that is difficult to argue with.
The neighbourhood suits buyers who care more about value and access than prestige address. It is not a neighbourhood people typically buy because of the postcode — they buy because the numbers work and the lifestyle elements they prioritize are there. Buyers who specifically want the Handsworth Secondary catchment, or who need walkable Edgemont Village amenities, will look further north. Buyers who need the most accessible price point on the upper North Shore while staying within reach of West Vancouver, downtown, and the mountains will find Pemberton hard to beat.
Pemberton is likely not the right fit for buyers seeking a purely quiet, purely residential neighbourhood with no development activity nearby. The Lions Gate Village construction corridor means parts of the southern neighbourhood are still in transition, and buyers who want a fully settled streetscape may prefer the established blocks of Capilano or Pemberton Heights to the north.
Pemberton vs Pemberton Heights Pemberton Heights sits directly to the north and is one of the two neighbourhoods that bookend Pemberton geographically. It is a quieter, more purely residential area with no development activity, established mid-century streets, and a slightly more premium price positioning. Pemberton Heights lacks the Lions Gate Village dynamic but offers a calmer, more settled character for buyers who want detached living without the proximity to new development. The two neighbourhoods are often compared by buyers working out how much neighbourhood character they want to trade for price. Explore Pemberton Heights →
Pemberton vs Capilano Capilano sits to the north and east and shares the mid-century detached character of Pemberton's residential streets, but generally at a higher price point and with greater proximity to the Capilano River canyon and Handsworth Secondary catchment. Buyers comparing the two are typically choosing between Capilano's canyon and school catchment premium versus Pemberton's greater value and Lions Gate Village access. Explore Capilano →
Pemberton vs Norgate Norgate sits to the east and is similarly positioned as an accessible, less-profile North Shore neighbourhood with a mix of detached and ground-oriented housing. Norgate tends to appeal to a similar buyer profile — value-focused, practical, and not prioritizing the neighbourhood name. The key difference is that Norgate does not have Lions Gate Village, so buyers in the condo and newer build segment who want that specific product type gravitate toward Pemberton. Explore Norgate →
Pemberton vs Central Lonsdale Central Lonsdale offers a very different lifestyle — denser, more urban, with the full Lonsdale Avenue commercial spine and strong transit connectivity. Buyers who want walkability, dining options, and a city-like feel alongside North Shore access often compare these two. Central Lonsdale commands a higher condo benchmark, while Pemberton offers more space per dollar and a quieter residential character just a few minutes north. Explore Central Lonsdale →
Many buyers searching Pemberton are also considering the broader Carson Graham catchment. The following neighbourhoods fall within the same secondary school boundary, each offering a distinct character and price positioning.
Pemberton Heights Real Estate → Immediately to the north — a quieter, more established detached neighbourhood without the development activity of Pemberton. A natural step up in price and character for buyers who want the same catchment in a more settled setting.
Lower Lonsdale Real Estate → North Vancouver's most urban and transit-connected neighbourhood. Strong condo and townhome inventory, waterfront access, and the Shipyards district — a very different lifestyle from Pemberton but within the same school catchment.
Central Lonsdale Real Estate → The commercial and community spine of North Vancouver. Well-served by transit, with strong condo and detached inventory across a broad price range.
Upper Lonsdale Real Estate → Established detached streets above the Lonsdale corridor, offering a quieter residential character with convenient access to the broader North Vancouver amenity base.
Norgate Real Estate → A practical, accessible neighbourhood immediately east of Pemberton with a similar value proposition and a mix of detached and ground-oriented housing.
Catchment boundaries should always be confirmed directly with School District 44, as they can change.
What is Lions Gate Village? Lions Gate Village is a large master-planned mixed-use development on the southern edge of Pemberton, centred around the Taylor Way and Marine Drive corridor. It includes multiple residential buildings — condos and townhomes from a range of builders across several phases — alongside retail at grade, green space, and pedestrian amenities. Key completed buildings include Park West, District Crossing, Ebb and Flow, Gardenia, and Touchstone, with additional phases in planning. It is one of the most significant new development projects on the North Shore and has substantially changed the character and buyer profile of the southern portion of Pemberton.
What types of homes are available in Lions Gate Village? Lions Gate Village offers condos and townhomes across multiple buildings and phases. Product ranges from studios and one-bedroom suites through to two and three-bedroom condos and ground-level townhomes. Finishes, floor plans, and pricing vary considerably by building and phase — buyers looking specifically at Lions Gate Village should review individual buildings rather than treating the development as a single product. Contact Scott and Carson for current availability and comparable sales within the development.
What is the MLS HPI Benchmark Price for Pemberton? The MLS HPI Benchmark Price for Pemberton is published monthly by Greater Vancouver REALTORS and updated in the Market Update section of this page. It is worth noting that the condo benchmark for Pemberton is significantly influenced by the Woodcroft Estates stock and does not fully reflect Lions Gate Village pricing, which spans a considerably wider range. Buyers and sellers in the newer development corridor should use the benchmark as a starting reference only and seek current comparable sales analysis.
What secondary school serves Pemberton? Pemberton falls within the Carson Graham Secondary catchment. Catchment boundaries should always be confirmed directly with School District 44, as they can change.
Is Pemberton good for commuting to Vancouver? Yes. The Taylor Way on-ramp to the Trans-Canada Highway provides fast access to the Lions Gate Bridge and downtown Vancouver by car. Express bus service also connects the neighbourhood directly toward downtown, making it one of the more commuter-friendly addresses on the upper North Shore.
How does Woodcroft pricing compare to Lions Gate Village pricing? The two segments trade at very different levels. Woodcroft Estates one-bedroom units are the most affordable condo product in North Vancouver. Lions Gate Village condos span a considerably wider range — from entry-level suites through to larger two and three-bedroom units with premium finishes and outlooks. Townhomes in the Lions Gate Village corridor represent the top end of the ground-oriented market in Pemberton. See the Browse by Budget section of this page for current active listings across both segments.
Are there detached homes for sale in Pemberton? Yes. The northern half of the neighbourhood is primarily detached, with original mid-century homes on established lots. Pemberton consistently offers one of the more accessible detached entry points in North Vancouver — lower than comparable neighbourhoods like Capilano and Pemberton Heights immediately to the north. See the Market Update section for the current benchmark price.
Is Pemberton a good area for first-time buyers? It is one of the most practical neighbourhoods on the North Shore for first-time buyers. The Woodcroft Estates buildings offer the lowest condo entry point in North Vancouver, and entry-level Lions Gate Village product provides an alternative for buyers who want newer construction. First-time buyers who specifically want a detached home also find Pemberton's northern streets offer options that are difficult to match elsewhere on the North Shore at this price level.
Whether you are purchasing a family home, evaluating a redevelopment opportunity, or preparing to sell, we bring the local insight and proven performance to help you achieve the best possible outcome in the Lynn Valley real estate market.
Oakwyn Realty
101 - 3151 Woodbine Drive North Vancouver, BC V7R 2S4
Royal Pacific Lions Gate Realty Ltd.
(R3126950)
