Pemberton Heights · North Vancouver
One of North Vancouver's most established residential communities. Detached homes on generous lots near Capilano Elementary, Carson Graham Secondary, and Park Royal — updated daily from MLS.
Pemberton Heights is one of North Vancouver's most established residential communities. Set just west of the Lonsdale corridor, it offers generous lots, mature tree-lined streets, and a quiet residential character that has defined the neighbourhood for decades — with everyday conveniences, schools, and transit all close at hand.
The area has long attracted professionals, established families, and move-up buyers who prioritize space, strong school catchments, and a neighbourhood that holds its character through market cycles. Wallace Green Real Estate Group has deep transaction history in Pemberton Heights and brings the analytical pricing background — both Scott and Carson spent years as development analysts before entering real estate — that informs every listing 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 Pemberton Heights real estate listings including detached homes, townhomes, duplex properties, and condominiums. Use the filters below to refine your search by price range, property type, and features to find homes that match your criteria.
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Pemberton Heights Detached Homes
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Entry Point
Homes Under $2M
The entry point into Pemberton Heights detached ownership. Original mid-century homes on standard lots, typically requiring updating. Strong positioning with access to Carson Graham Secondary catchment at the most accessible price in the neighbourhood.
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Most Active
Homes $2M – $2.5M
The most active price range in Pemberton Heights. Renovated homes and well-maintained properties on established streets within walking distance of Lonsdale corridor amenities and strong school catchments.
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Premium
Homes $2.5M – $3.5M
Premium renovations and newer construction, including properties along W Keith Road with water and city views. Higher quality finishes and stronger street positioning within the neighbourhood.
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Luxury
Homes Over $3.5M
Pemberton Heights at its finest. View homes along the southern edge of the neighbourhood, newer construction on premium lots, and exceptional scale and craftsmanship on W Keith Road and select interior streets.
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Pemberton Heights by Property Type
Pemberton Heights is predominantly a detached home neighbourhood. Each search can be saved for instant new listing alerts.
Detached
Pemberton Heights Houses
The dominant property type in Pemberton Heights. A mix of original mid-century homes and selective renovations on lots averaging around 7,000 square feet, with newer custom builds on select streets.
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Half Duplex
Pemberton Heights Half Duplexes
Occasional half duplex opportunities offering newer construction at a more accessible price point. Limited supply and strong demand when available within the Carson Graham Secondary catchment.
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New
Pemberton Heights New Construction
Newly built and recently completed homes within Pemberton Heights. Custom builds and redeveloped lots featuring contemporary design, modern finishes, and layouts built for today's family lifestyle.
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Pemberton Heights Market
Selling in Pemberton Heights
Pemberton Heights' limited inventory and low annual turnover mean that when homes come to market, they attract focused buyer attention. With buyers who are often specifically targeting the Carson Graham Secondary catchment and the neighbourhood's central positioning, well-placed properties generate serious, motivated interest. Four variables move values most here.
Lot size and frontage
Lots in Pemberton Heights average around 7,000 square feet, but meaningful variation exists within that range. Larger frontage, lane access, and flat usable yards all command premiums. The neighbourhood's lot sizes are a primary draw for move-up buyers and renovation-minded purchasers — accurately understanding where your property sits in the lot distribution is a critical first step.
Street positioning
W Keith Road commands a distinct premium over interior streets due to southern exposure and, for select properties, water and city views. Interior streets vary in desirability based on proximity to Capilano Elementary, Sowden Park, and the neighbourhood's quieter pockets. Street positioning is one of the most consequential pricing inputs in Pemberton Heights.
School catchment
Capilano Elementary and Carson Graham Secondary are significant buyer decision drivers in Pemberton Heights. Families actively filter by catchment, and confirmed positioning within both school boundaries attracts a broader, more motivated pool of buyers — particularly families relocating from Central Lonsdale or Lower Lonsdale condos.
Construction quality
Pemberton Heights buyers are diligent about condition. The gap between an unrenovated original home and a well-executed renovation on the same street can be substantial. Renovation scope, quality of finishes, and functional layout all factor directly into buyer willingness to pay — accurate condition positioning is essential to a strong pricing strategy.
Pemberton Heights has meaningful variation in character, elevation, and outlook across different streets. Understanding these micro-location differences is essential to making a well-informed decision, whether buying or selling.
Premium Address
The southern boundary of the neighbourhood and its most premium address. Properties along W Keith Road benefit from southern exposure and, in select cases, water and city views that are not available on the interior streets. This street consistently commands the highest pricing in Pemberton Heights, with newer construction and significant renovations concentrated here alongside some of the neighbourhood's most distinctive properties.
Highest PricingHeart of the Neighbourhood
The street that gives the neighbourhood its name, running north to south through the heart of the community. A mix of original homes and selective renovations on established lots with mature landscaping. Pemberton Avenue offers a quiet, tree-lined setting that is representative of the neighbourhood's overall character — established, residential, and unhurried.
Neighbourhood CharacterSchool Proximity
A well-regarded interior street with a mix of original and updated homes. Cortell sees periodic turnover and offers a range of property conditions from original mid-century homes to quality renovations. Proximity to Capilano Elementary makes it particularly appealing to families, and the flat lots with generous setbacks are representative of Pemberton Heights at its most livable.
Family Buyer DrawLarger Lots
Running through the central and eastern portions of the neighbourhood, these streets offer some of the larger lots in Pemberton Heights. Lloyd Avenue in particular includes properties with generous frontage that are uncommon within the neighbourhood's overall lot pattern — attracting buyers who want more land than the standard Pemberton Heights grid typically provides.
Generous LotsResidential Grid
The east-west streets that form the residential grid of Pemberton Heights. These streets offer a consistent neighbourhood feel with generous setbacks, mature trees, and a quiet residential pace. Lot sizes and home conditions vary, providing entry points across a range of budgets. These streets represent the broadest and most liquid segment of the Pemberton Heights market, with the most comparable sales data available for accurate pricing.
Most Active SegmentRecent Work
A selection of homes we have represented in Pemberton Heights and the surrounding area. Our familiarity with the neighbourhood's micro-locations, buyer profiles, and pricing dynamics translates directly into stronger outcomes for our clients.
Life in the neighbourhood
Life in Pemberton Heights is defined by its central positioning and quiet residential character. The neighbourhood sits between the Upper Levels Highway and Marine Drive, giving residents quick access to Grouse Mountain, Park Royal Shopping Centre, and the Lions Gate Bridge corridor — all within minutes of home. It is one of the most conveniently positioned detached home neighbourhoods on the North Shore, without the traffic and density of the busier commercial corridors.
Outdoor recreation is a major draw. Grouse Mountain is a short drive up Capilano Road for skiing, snowshoeing, and hiking. Capilano River Regional Park and the Cleveland Dam are nearby, offering trails and green space without leaving the North Shore. Sowden Park sits within the neighbourhood itself, providing a green space that residents use daily. The neighbourhood is lined with mature trees and established landscaping that reinforces the area's West Coast residential feel.
Schools serving Pemberton Heights
Capilano Elementary serves the neighbourhood at the primary level — it is an authorized IB World School offering the Primary Years Programme, which adds further appeal for families seeking an international curriculum. The catchment secondary school is Carson Graham Secondary, an accredited IB World School and one of the most sought-after secondary schools in School District 44. Catchment boundaries should always be confirmed directly with School District 44, as they can change.
The overall feel is established and unhurried. Pemberton Heights offers the convenience of a central North Vancouver location without the density or traffic of the busier commercial corridors — a combination that has kept long-term residents in the neighbourhood for decades and continues to attract families looking for exactly that balance.
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Save Pemberton Heights SearchBuyer profiles
Pemberton Heights appeals primarily to families and professionals seeking a quiet, established residential setting with convenient access to the rest of the North Shore and beyond. Here is an honest look at who thrives here and where other areas may be a better match.
Strongly represented, drawn by Capilano Elementary and Carson Graham Secondary catchments and the safe, low-traffic street environment. Families who have researched IB programmes at both the elementary and secondary level find Pemberton Heights a particularly compelling destination — two IB schools within the same catchment is uncommon anywhere in Greater Vancouver.
Buyers relocating from Central Lonsdale or Lower Lonsdale condos often target Pemberton Heights for the step up into detached home ownership at a price point that remains more accessible than Upper Lonsdale or Edgemont. The combination of lot size, school catchments, and highway access makes it a natural landing point for this buyer segment.
Buyers who commute to West Vancouver, the North Shore, or Downtown Vancouver via Lions Gate prioritize Pemberton Heights for its unmatched highway positioning. The Upper Levels and Lions Gate Bridge are both minutes away, and the commute to Park Royal or downtown is among the most convenient of any North Vancouver detached neighbourhood.
Original mid-century homes on established lots offer meaningful improvement potential. The neighbourhood has seen selective new construction that demonstrates the calibre of home these lots can support, and buyers who want to create rather than inherit a custom property find strong opportunity here at a more accessible starting price than comparable lots in Edgemont or Canyon Heights.
Buyers who prioritize walkable urban amenities, condominium living, or rapid transit to Downtown Vancouver will generally find stronger alignment in neighbourhoods such as Lower Lonsdale or Central Lonsdale. Those seeking larger lots and village walkability may prefer Edgemont. Pemberton Heights's appeal is rooted in its central positioning, residential character, and the practical convenience that has kept families in the neighbourhood for generations.
Pemberton Heights 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 compare.
View the buyer guideNeighbourhood comparisons
Buyers drawn to Pemberton Heights often consider the following areas as part of their search. Understanding the distinctions can help clarify where your priorities are best served.
Pemberton Heights vs
Upper Lonsdale sits to the east and offers closer proximity to the Lonsdale corridor's commercial amenities, restaurants, and transit connections. Pemberton Heights offers a quieter residential setting with stronger highway access and closer proximity to Park Royal and Marine Drive. Both neighbourhoods share the Carson Graham Secondary catchment, making this comparison especially common among family buyers.
More urban — transit access Explore Upper LonsdalePemberton Heights vs
Central Lonsdale offers a wider range of housing types including condos and townhomes, greater walkability to commercial amenities along Lonsdale Avenue, and a more urban feel. Pemberton Heights provides a more uniformly detached, residential character with less traffic and a quieter pace. Both neighbourhoods share the Carson Graham Secondary catchment west of Lonsdale Avenue.
More housing diversity — urban Explore Central LonsdalePemberton Heights vs
Edgemont offers walkable village access at Edgemont Village, larger lot sizes on average, and a higher benchmark. Pemberton Heights offers more convenient highway access, closer proximity to Park Royal and Marine Drive, and a more accessible entry into detached home ownership. The neighbourhoods sit in different secondary school catchments — Carson Graham for Pemberton Heights, Handsworth for Edgemont.
Lower entry — stronger highway access Explore EdgemontPemberton Heights vs
Capilano extends to the north and west, offering properties closer to Grouse Mountain and the Capilano River corridor. Lot sizes in Capilano tend to be larger and pricing can extend higher at the top end. Pemberton Heights offers a more compact residential grid with easier access to Marine Drive and Park Royal. Both neighbourhoods share proximity to Capilano Elementary.
Larger lots — more rural feel Explore CapilanoPemberton Heights is within the Carson Graham Secondary catchment. Families searching within this catchment may also want to explore homes in these neighbouring communities.
North Vancouver's most vibrant waterfront neighbourhood, offering condominium living, SeaBus transit access, and the Shipyards District. A popular stepping stone for buyers who plan to move up to Pemberton Heights or Upper Lonsdale detached homes.
A mix of detached homes, townhomes, and condos along the Lonsdale corridor. Strong walkability and transit access within the same Carson Graham catchment (west of Lonsdale Avenue only).
Established detached home neighbourhood with proximity to the upper Lonsdale commercial area and a similar family-oriented character to Pemberton Heights.
A quiet residential pocket between Pemberton Heights and Central Lonsdale, offering detached homes on established streets within the same catchment. Limited inventory and infrequent turnover.
A more compact neighbourhood south of Marine Drive offering an accessible entry point into detached home ownership within the Carson Graham catchment. Popular with first-time detached buyers.
Catchment boundaries should always be confirmed directly with School District 44, as they can change.
Pemberton Heights
Common questions about buying, selling, and living in Pemberton Heights. For a property-specific conversation, contact Scott or Carson directly.
Pemberton Heights offers a quiet, established residential setting with convenient highway access, proximity to Park Royal and Marine Drive amenities, and quick connections to Grouse Mountain. It is particularly appealing to families and professionals who value central positioning without the density of the busier North Vancouver corridors.
Pemberton Heights is predominantly a detached home neighbourhood. The housing stock is primarily single family residences on lots averaging around 7,000 square feet, with a mix of original mid-century homes, selective renovations, and newer custom builds. Condo and townhome inventory is minimal within the core neighbourhood.
Capilano Elementary serves the neighbourhood at the primary level — it is an authorized IB World School offering the Primary Years Programme. The catchment secondary school is Carson Graham Secondary, also an accredited IB World School. Both are well regarded within School District 44. Catchment boundaries should always be confirmed directly with School District 44, as they can change.
Pemberton Heights benefits from convenient highway access. The Lions Gate Bridge and Upper Levels Highway are both minutes away, and the commute to Downtown Vancouver is typically fifteen to twenty-five minutes depending on traffic conditions. The neighbourhood's positioning between the Upper Levels and Marine Drive makes it one of the most conveniently located detached home communities on the North Shore for commuters.
Park Royal Shopping Centre is a short drive south along Marine Drive, offering a full range of retail, grocery, dining, and services. The Lonsdale corridor is accessible to the east for additional shopping and restaurants. Grouse Mountain and Capilano River Regional Park provide outdoor recreation within minutes. Sowden Park sits within the neighbourhood itself, providing everyday green space for residents.
Pemberton Heights detached home pricing spans a meaningful range, from original mid-century properties at the accessible end to premium renovations and view properties along W Keith Road well above the neighbourhood benchmark. For current benchmark figures, 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.
Pemberton Heights is well suited to families. The combination of Capilano Elementary and Carson Graham Secondary catchments — both IB World Schools — quiet low-traffic streets, established tree canopy, and proximity to parks and outdoor recreation creates a strong family environment. The neighbourhood's long-term resident base reflects this appeal consistently.
Pemberton Heights has a well-established pattern of long-term ownership, with homeowners frequently holding properties for decades. The neighbourhood's limited supply, central positioning, school catchments, and highway access support consistent demand over time. As with any real estate decision, we recommend speaking with our team to understand current market conditions before making any decisions.
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.
The team works predominantly in North Vancouver. That focus produces real, applied knowledge — street-level pricing differences, school catchment boundaries, seasonal market patterns, and the micro-location factors that drive value from one block to the next. In a low-volume neighbourhood like Pemberton Heights, that specificity matters more than anywhere. General market knowledge is not enough when annual transaction volume is fewer than 20 homes.
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, and it informs how the team approaches renovation potential, lot value, and long-term positioning in a neighbourhood like Pemberton Heights where those factors are central to every pricing conversation.
Ready when you are
If you are buying or selling in Pemberton Heights, 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.
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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
Angell, Hasman & Associates Realty Ltd.
(R3138629)
