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. Real estate in Pemberton Heights is defined by a genuinely diverse housing stock, steady demand, and a buyer profile that tends toward long term ownership over short term trading.
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Pemberton Heights Homes Under $2M The entry point into Pemberton Heights detached ownership. Original mid century homes on standard lots, typically requiring updating. Strong positioning between Lonsdale and the waterfront with access to Carson Graham Secondary catchment.
Pemberton Heights Homes $2M - $2.5M The most active price range in Pemberton Heights — where the highest volume of transactions occurs. Renovated homes and well maintained properties on established streets within walking distance of Lonsdale corridor amenities.
Pemberton Heights 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 positioning within the neighbourhood.
Pemberton Heights Homes Over $3.5M Pemberton Heights' finest properties. View homes along the southern edge, newer construction on premium lots, and exceptional scale and craftsmanship.
Pemberton Heights by Property Type
Pemberton Heights Detached Homes 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.
Pemberton Heights New Construction Newly built and recently completed homes within Pemberton Heights. Custom builds and redeveloped lots featuring contemporary design and modern finishes.
Pemberton Heights is a detached home neighbourhood positioned between the Upper Levels Highway and Marine Drive. The housing stock is primarily single family residences on lots averaging around 7,000 square feet, with most homes originally built between the late 1920s and early 1970s. Selective renovations and new construction have gradually elevated the neighbourhood's housing quality while preserving its established residential character.
Inventory is limited and turnover is low. Pemberton Heights homeowners tend to hold properties for extended periods, and annual transaction volumes remain small typically fewer than 20 sales per year across the entire neighbourhood. This pattern reflects a community of long term residents rather than a high turnover market.
Demand is typically driven primarily by families and professionals seeking convenient highway access, proximity to Park Royal and Marine Drive amenities, and quick connections to Grouse Mountain and the North Shore's outdoor recreation. Placement within the Capilano Elementary and Carson Graham Secondary catchments adds further appeal for families with school age children. Buyers are often drawn by the quiet residential streets, mature tree canopy, and the neighbourhood's central positioning that provides easy access in every direction.
Properties along W Keith Road represent a distinct segment within the neighbourhood, offering southern exposure and in some cases water and city views that command premium pricing. The balance of the neighbourhood is defined by quiet interior streets with consistent residential character.
Pemberton Heights' limited inventory and low annual turnover mean that when homes do come to market, they attract focused buyer attention. With transaction volumes consistently small and buyers who are often specifically targeting the Carson Graham Secondary catchment, well positioned properties generate serious, motivated interest.
Wallace Green Real Estate Group understands what buyers in this neighbourhood prioritize: lot size, street positioning, proximity to highway access and Park Royal, school catchment, and construction quality. That local intelligence directly informs how we price, present, and market every property we list here.
Whether you are considering a move in the near term or simply want to understand what your home is worth in today's market, we provide honest, data informed guidance with no obligation.
The MLS® HPI Benchmark Price for detached homes in Pemberton Heights as of February 2026 is $2,242,200 — approximately 10% above the overall North Vancouver detached benchmark of $2,031,700. This premium reflects the neighbourhood's central positioning, highway accessibility, and strong school catchments.
Pricing in Pemberton Heights spans a meaningful range. Original mid century homes requiring updating represent the accessible end of the market, while newer construction and renovated properties along W Keith Road with water and city views trade well above the neighbourhood benchmark.
Pricing is driven by lot size and frontage, construction quality, renovation scope, street positioning, and views. Properties along W Keith Road with southern exposure consistently command the highest prices in the neighbourhood, while quiet interior streets offer more accessible entry points.
For a current, property specific valuation, contact our team directly.
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One of Pemberton Heights' distinguishing features is the variation in character, elevation, and outlook across different streets within the neighbourhood. Understanding these micro location differences is essential to making a well informed decision, whether buying or selling.
W Keith Road The southern boundary of the neighbourhood and its most premium address. Properties along W Keith Road benefit from southern exposure and in some 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.
Pemberton Avenue 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.
Cortell Street 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.
W 20th to W 24th Streets 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.
Lloyd Avenue and Mackay Avenue 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.
Wallace Green Real Estate Group has a proven track record of results throughout Pemberton Heights. Our deep familiarity with the neighbourhood's micro locations, buyer profiles, and pricing dynamics translates directly into stronger outcomes for our clients. A few examples of our sales successes.
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.
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. The neighbourhood itself is lined with mature trees and established landscaping that reinforces the area's West Coast residential feel.
Families are drawn to Pemberton Heights for its school catchments. Capilano Elementary is located nearby and serves the neighbourhood, while Carson Graham Secondary provides the catchment high school. Both are well regarded within School District 44.
Catchment boundaries should always be confirmed directly with School District 44, as they can change.
Daily amenities are easily accessible. Park Royal Shopping Centre offers a full range of retail, grocery, dining, and services just minutes south along Marine Drive. The Lonsdale corridor is a short drive east for additional shopping, restaurants, and the growing commercial offerings along Central and Upper Lonsdale. Highway access from Pemberton Heights is among the most convenient on the North Shore, connecting quickly to the Lions Gate Bridge, the Upper Levels Highway, and routes to West Vancouver and beyond.
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.
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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. Buyers who value highway proximity, Park Royal amenities, and quick connections to Grouse Mountain are among the most consistent purchasers in this neighbourhood.
Families with school age children are strongly represented, drawn by the Capilano Elementary and Carson Graham Secondary catchments and the safe, low traffic street environment. Move up buyers from condos and townhomes in Central Lonsdale or Lower Lonsdale 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.
Renovation minded buyers find strong opportunity here. Original mid century homes on established lots offer meaningful improvement potential, and the neighbourhood has seen selective new construction that demonstrates the calibre of home these lots can support.
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' appeal is rooted in its central positioning, residential character, and the practical convenience that has kept families in the neighbourhood for generations.
Pemberton Heights vs. Upper Lonsdale 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. Upper Lonsdale generally trades at a slight discount to Pemberton Heights at the benchmark level, though both neighbourhoods share the Carson Graham Secondary catchment.
Pemberton Heights vs. Central Lonsdale 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.
Pemberton Heights vs. Edgemont Edgemont offers walkable village access at Edgemont Village, larger lot sizes on average, and a higher benchmark price point. Pemberton Heights offers more convenient highway access, closer proximity to Park Royal and Marine Drive, and a more accessible entry price into detached home ownership. The two neighbourhoods sit in different secondary school catchments — Carson Graham for Pemberton Heights and Handsworth for Edgemont.
Pemberton Heights vs. Capilano 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. Pemberton Heights offers a more compact residential grid with easier access to Marine Drive and Park Royal. Both neighbourhoods share proximity to Capilano Elementary.
Pemberton Heights is within the Carson Graham Secondary catchment. Families searching within this catchment may also want to explore homes in these neighbouring communities:
Lower Lonsdale Real Estate North Vancouver's most vibrant waterfront neighbourhood, offering condominium living, SeaBus transit access, and the Shipyards District.
Central Lonsdale Real Estate A mix of detached homes, townhomes, and condos along the Lonsdale corridor with strong walkability to shops, restaurants, and services.
Upper Lonsdale Real Estate Established detached home neighbourhood with proximity to the upper Lonsdale commercial area and a similar family oriented character to Pemberton Heights.
Princess Park Real Estate A quiet residential pocket between Pemberton Heights and Central Lonsdale, offering detached homes on established streets within the same catchment.
Norgate Real Estate A more compact neighbourhood south of Marine Drive offering an accessible entry point into detached home ownership within the Carson Graham catchment.
Braemar Real Estate A small residential enclave between Central Lonsdale and Capilano, offering quiet streets and proximity to both the Lonsdale corridor and Capilano Road.
Capilano Real Estate Larger lots and proximity to Grouse Mountain and the Capilano River corridor, with a more spacious residential feel.
Catchment boundaries should always be confirmed directly with School District 44, as they can change.
Is Pemberton Heights a good place to live? 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.
What types of homes are available in Pemberton Heights? 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 and newer renovations or custom builds. Condo and townhome inventory is minimal.
What schools serve Pemberton Heights? Capilano Elementary serves the neighbourhood, and the catchment secondary school is Carson Graham Secondary. Both are well regarded within School District 44. Catchment boundaries should always be confirmed directly with School District 44, as they can change.
How close is Pemberton Heights to downtown Vancouver? 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.
What amenities are near Pemberton Heights? 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.
How does Pemberton Heights pricing compare to nearby neighbourhoods? The February 2026 benchmark for Pemberton Heights detached homes is $2,242,200, which sits approximately 10% above the North Vancouver detached average. This reflects a premium over Upper Lonsdale and Central Lonsdale, while remaining more accessible than Edgemont. For current pricing, refer to the Market Update section on this page.
Is Pemberton Heights good for families? Pemberton Heights is well suited to families. The combination of Capilano Elementary and Carson Graham Secondary catchments, 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.
Is Pemberton Heights a good long term investment? 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. For current pricing information, refer to the Market Update section on this page.
Wallace Green Real Estate Group has extensive experience assisting buyers and sellers across North Vancouver, including Pemberton Heights. With over 350 homes sold since 2020, our team provides informed pricing guidance, disciplined negotiation, and local insight throughout the Pemberton Heights real estate market.
Scott Wallace — Medallion Club 2018, 2020, 2021, 2022, 2023, 2024, 2025 Carson Green — Medallion Club 2018, 2021, 2022, 2023, 2024, 2025 Master Award Oakwyn Realty 2021 | Top Producer 2022, 2023, 2024, 2025 Top 10 Real Estate Team at Oakwyn Realty 2025
Oakwyn Realty
101 - 3151 Woodbine Drive North Vancouver, BC V7R 2S4
Sutton Group - 1st West Realty
(R3098943)
