Pemberton & Lions Gate Village · North Vancouver
North Vancouver's most diverse housing market — Woodcroft condos, Lions Gate Village new builds, and mid-century detached homes — all minutes from the Lions Gate Bridge, Park Royal, and Ambleside Beach.
Pemberton sits at one of the most strategically positioned intersections on the North Shore. 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 has two distinct personalities living side by side. The northern half is quiet, established, and largely detached — mature streets with original mid-century homes 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 reshaping the area at a scale that is still arriving. The result is a neighbourhood with more options across more price points than almost any other in North Vancouver. Wallace Green Real Estate Group has active transaction experience across all three Pemberton sub-markets — Woodcroft, Lions Gate Village, and the detached residential streets.
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.
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Lions Gate Village & Pemberton Condos
Two very different condo markets share this neighbourhood: Woodcroft Estates on Fullerton Avenue for value-oriented buyers, and Lions Gate Village new builds for those seeking contemporary finishes and village walkability. Each search can be saved for instant new listing alerts.
Most Affordable
Condos Under $450K
The most affordable condo entry point in North Vancouver. Predominantly Woodcroft Estates units — older strata towers on Fullerton Avenue with generously sized suites relative to their price, and consistent owner-occupier and investor demand.
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Overlap Zone
Condos $450K – $650K
The overlap between updated Woodcroft units and entry-level Lions Gate Village product. One and two-bedroom options across both the older strata and newer development corridor.
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Lions Gate Village
Condos $650K – $1M
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.
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Premium
Condos Over $1M
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.
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Pemberton Townhomes
Ground-oriented living within Lions Gate Village and the surrounding streets. Newer complexes including Mason by Cressey, Holland Row, Ebb and Flow, and others on the Curling Road and Glenaire Drive corridors.
Townhomes
All Pemberton Townhomes
Ground-level strata living with family-appropriate square footage in newer Lions Gate Village complexes. Three-bedroom layouts with private outdoor space and direct access to the neighbourhood's walkable amenities and transit connections.
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Half Duplexes
Pemberton Half Duplexes
A smaller supply of half-duplex properties within Pemberton offering ground-oriented ownership with the neighbourhood's exceptional commute access and Carson Graham Secondary catchment.
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Pemberton Detached Homes
The northern half of Pemberton is a quiet residential enclave of mid-century detached homes on established streets — one of the most accessible detached entry points on the upper North Shore. Each search can be saved for instant new listing alerts.
Entry Point
Detached Under $1.5M
The most accessible detached entry point on the North Shore. Original mid-century homes on standard lots, typically requiring updating. Rare value for buyers wanting a yard and detached ownership within the Carson Graham catchment and minutes of the Lions Gate Bridge.
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Most Active
Detached $1.5M – $2M
The core of the Pemberton detached market. Renovated homes and well-presented properties on established residential streets. The most active price range for detached buyers in the neighbourhood.
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Premium
Detached Over $2M
Substantially renovated or custom-built homes on Pemberton's best-positioned lots. The premium end of what the neighbourhood offers in detached, often on the quieter northern streets near the Capilano boundary.
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Pemberton Market
Selling in Pemberton
Pemberton sellers operate across three distinct buyer conversations at once. A detached original on Pemberton Avenue is a very different sale from a newer townhome on the Seymour corridor or a condo on the lower end of the neighbourhood. Knowing which buyer you are selling to — and pricing precisely for that conversation — is what separates a clean sale from a listing that lingers. Well-positioned Pemberton properties find motivated buyers. Mispriced ones sit while the right buyer finds another property.
Entry-point detached value
Pemberton carries one of the lower detached benchmarks among North Vancouver neighbourhoods, which makes it a consistent destination for buyers being priced out of Norgate, Westlynn, and surrounding areas. That reliable inflow of motivated buyers supports demand — and makes correct pricing at the outset especially consequential.
Mixed property type market
Pemberton is one of the few North Vancouver neighbourhoods with meaningful volume across detached, townhome, and condo segments. Each has its own buyer profile and pricing logic. Understanding the condo corridor along Pemberton Avenue separately from the detached streets above it is essential to a well-calibrated listing strategy.
Carson Graham catchment demand
Families targeting the Carson Graham Secondary catchment are a consistent and motivated segment of Pemberton buyers. The school factor supports demand across property types and tends to keep the neighbourhood active even during softer broader market conditions — particularly for detached homes within the confirmed catchment boundary.
Redevelopment potential
Original homes on standard Pemberton lots carry meaningful redevelopment potential as North Vancouver zoning continues to evolve. Sellers who understand how to position that potential alongside the existing use — rather than only presenting it as a fixer-upper — consistently access a broader and more competitive buyer pool.
Pemberton has three genuinely distinct micro-markets within a single neighbourhood boundary. Knowing which building or street your search belongs to is the essential first step.
Highest-Volume Condo Address in North Vancouver
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, and the complex is well established with an active strata management. Bylaws vary by building, particularly around rentals and pets — buyers should review individual building bylaws carefully before proceeding, as restrictions differ meaningfully across the four towers. The Woodcroft segment is the most liquid and most price-transparent condo market on the North Shore.
Most Liquid Condo Market in North VancouverNew Development Corridor
The redevelopment zone encompasses several completed and upcoming buildings including Park West, District Crossing, Ebb and Flow, Gardenia, and Touchstone, with additional phases in planning. This area is designed as a walkable mixed-use village with retail at grade, green space, and pedestrian connectivity. It is the most transit-accessible part of Pemberton, with direct bus service toward downtown Vancouver and Park Royal. Buyers in this corridor should review individual buildings rather than treating Lions Gate Village as a single product — finishes, floor plans, strata fees, and amenities vary considerably by building and phase.
Most Walkable & Transit-ConnectedDetached Residential Streets
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 who recognize the value gap relative to Capilano and Pemberton Heights immediately to the north. Many homes retain original character with strong renovation potential. For buyers who want a yard and detached ownership at the most accessible price point on the upper North Shore, these streets consistently deliver options that comparable neighbourhoods cannot match.
Most Accessible Detached on Upper North ShoreRecent Wallace Green Sales
Wallace Green Real Estate Group has been active in Pemberton and Lions Gate Village across multiple buildings and phases. A selection of recent transactions is shown below — contact Scott or Carson directly for sold prices and current comparable sales analysis in any building.
#145 — 2035 Glenaire Drive
Lions Gate Village · 3 bed / 2 bath · 1,130 sq ft
#121 — 2070 Curling Road
Lions Gate Village · 3 bed / 3 bath · 1,815 sq ft
915 Leovista Avenue
Edgemont · Represented Sellers
PH1 at Mira on the Park
Lower Lonsdale · Represented Sellers
1081 West 23rd Street
Pemberton Heights · Represented Sellers
302 - 2780 Valley Centre Avenue
Lynn Valley · Represented Buyers
Life in the neighbourhood
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. 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 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 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.
Schools serving Pemberton
Pemberton falls within the Carson Graham Secondary catchment. Norgate Elementary is the primary elementary school serving the area. Catchment boundaries should always be confirmed directly with School District 44, as they can change.
Explore nearby neighbourhoods
Pemberton has more active listings than almost any other North Shore neighbourhood. Save your search to get notified the moment a matching property comes to market.
Save Pemberton SearchBuyer profiles
Pemberton draws a wider range of buyers than almost any other North Shore neighbourhood, precisely because of its housing breadth. Here is an honest look at who thrives here.
Woodcroft Estates represents the most affordable condo entry point in North Vancouver — generously sized suites at a price point that is genuinely difficult to match anywhere else on the North Shore. Investors who understand the consistent demand and high liquidity of this sub-market are also active here. Buyers entering at this level get the Carson Graham catchment, the Lions Gate Bridge access, and the Park Royal walkability that more expensive neighbours carry.
Lions Gate Village attracts buyers who want newer construction, walkable village amenities, and the commute access that the Taylor Way corridor provides — at a price point that competes favourably with comparable new product in Central Lonsdale or Lower Lonsdale. Downsizers from larger North Shore homes who want to remain on the upper North Shore without maintaining a detached property find the newer builds in this corridor a practical and well-positioned answer.
Pemberton is simply the best-connected upper North Shore neighbourhood for buyers who commute to downtown Vancouver. The Lions Gate Bridge approach is minutes away. Express bus service runs directly without a transfer. Park Royal is walkable. For households where daily commute time is a primary decision factor, few North Shore addresses at any price point can match what Pemberton provides.
The northern residential streets of Pemberton offer detached homes and yards at price points that Capilano and Pemberton Heights immediately to the north simply cannot match, for a location that is arguably more connected. Buyers who have done the math on the detached value gap and are comfortable with the neighbourhood's mixed character — newer development to the south, established mid-century to the north — find Pemberton delivers what they need.
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. Buyers who specifically want the Handsworth Secondary catchment will find those immediately north; Pemberton is Carson Graham.
Pemberton 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 Pemberton often consider the following areas as part of their search. These are lifestyle and value differences, not rankings.
Pemberton vs
Pemberton Heights sits directly to the north and is one of the 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 are often compared by buyers working out how much neighbourhood character they want to trade for price access.
Quieter & more established — same catchment, higher prices Explore Pemberton HeightsPemberton vs
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 the Handsworth Secondary catchment. Buyers comparing the two are typically choosing between Capilano's canyon access and school catchment premium versus Pemberton's greater value, broader housing range, and Lions Gate Village commute access.
Different catchment — canyon access, higher prices Explore CapilanoPemberton vs
Norgate sits to the east and is similarly positioned as an accessible, lower-profile North Shore neighbourhood with a mix of detached and ground-oriented housing in the same Carson Graham catchment. The key difference is that Norgate does not have Lions Gate Village — buyers in the condo and newer build segment who want that specific product type gravitate toward Pemberton. Detached buyers comparing the two are often choosing between Pemberton's commute access and Norgate's community character.
Same catchment — no LGV, stronger community feel Explore NorgatePemberton vs
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, a quieter residential character to the north, and the Lions Gate Bridge access that Lonsdale buyers typically lack.
Different catchment — more urban, higher condo prices Explore Central LonsdaleMany 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.
Immediately to the north — a quieter, more established detached neighbourhood without the development activity of Pemberton. A natural step up in character and price for buyers who want the same catchment in a more settled setting.
A practical, accessible neighbourhood immediately east of Pemberton with a similar value proposition and a mix of detached and ground-oriented housing. Post-war crescent streets with a strong community character.
Established detached streets above the Lonsdale corridor, offering a quieter residential character with convenient access to the broader North Vancouver amenity base. Carson Graham at a different position on the slope.
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 Carson Graham catchment.
Catchment boundaries should always be confirmed directly with School District 44, as they can change.
Pemberton
Common questions about buying, selling, and living in Pemberton and Lions Gate Village. For a property-specific conversation, contact Scott or Carson directly.
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.
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 specific buildings.
Pemberton falls within the Carson Graham Secondary catchment. Norgate Elementary is the primary elementary school serving the area. Catchment boundaries should always be confirmed directly with School District 44, as they can change.
For current benchmark pricing, see the Market Update section on this page. It is worth noting that the condo benchmark for Pemberton is heavily influenced by the Woodcroft Estates stock and does not fully represent Lions Gate Village new-build pricing, which spans a considerably wider range. Buyers and sellers in the newer development corridor should treat the benchmark as a starting reference and seek current comparable sales analysis specific to their building or building type.
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 without requiring a transfer, making it one of the more commuter-friendly addresses on the upper North Shore. Park Royal Shopping Centre is also walkable from the Lions Gate Village end of the neighbourhood.
The two segments trade at very different levels. Woodcroft Estates units are the most affordable condo product in North Vancouver — generally sized well above the price. 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 ground-oriented strata in Pemberton. The Browse by Budget section on this page breaks both segments down by price tier.
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. For buyers who want a yard and detached ownership within the Carson Graham catchment and minutes of the Lions Gate Bridge, these northern streets deliver value that is difficult to find elsewhere on the upper North Shore.
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.
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 has transacted multiple times within Lions Gate Village — Mason by Cressey at 2060 and 2070 Curling Road, and the broader development corridor — and understands the building-by-building pricing differences that matter in this market. The same analytical discipline that Scott and Carson developed in careers as development analysts before real estate means the Woodcroft Estates sub-market and the detached residential streets are approached with the same comparable rigor as the newer builds.
Ready when you are
Whether you are buying a Woodcroft condo, a Lions Gate Village suite, or a detached home on the residential streets — or selling any of the above — the process starts with the right advice. We know the neighbourhood across all its sub-markets, we know the buyers, and we know what drives value in each.
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
Royal LePage Sussex
(R3151191)
