Upper Delbrook · North Vancouver
One of North Vancouver's most generously scaled detached neighbourhoods. Large lots, substantial homes, and mountain views near Grouse Mountain and Carson Graham Secondary — updated daily from MLS.
Upper Delbrook is one of the North Shore's most genuinely generous neighbourhoods — a mid-western district community where lot sizes routinely exceed 10,000 square feet, home footprints run from 2,400 to over 6,000 square feet, and the combination of mountain views, forested streets, and quiet residential character creates a lifestyle that buyers who discover it rarely leave. The neighbourhood sits above the Delbrook corridor on the western slopes of the North Shore mountains, with Grouse Mountain to the north and straightforward access to the Upper Levels Highway and central North Vancouver below.
The housing stock spans six decades — from original 1950s and 1960s ranch-style homes on generous lots through to substantial 1970s and 1980s family builds and a smaller number of premium newer constructions on the neighbourhood's most impressive parcels. The result is a market that accommodates buyers across a meaningful price range within the same Carson Graham Secondary catchment, the same mountain backdrop, and the same large-lot residential character that defines Upper Delbrook. Wallace Green Real Estate Group has deep transaction history throughout the neighbourhood and understands the micro-location differences that drive real pricing variation within what appears to be a uniform detached market.
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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Entry Level
Mid Range
Premium
Upper Delbrook Market
Selling in Upper Delbrook
Upper Delbrook's consistent transaction volume and active buyer pool make it one of the North Shore's more reliable detached markets. That consistency, however, does not mean every property sells equally well. Four variables consistently drive the difference between strong results and average ones.
Lot size and mountain views
Upper Delbrook's lots range from approximately 7,300 to over 21,000 square feet — one of the widest lot size distributions of any North Shore neighbourhood. Properties on the upper streets with mountain views and lots exceeding 12,000 square feet consistently outperform the neighbourhood benchmark. Granada Crescent, Prospect Road, and the upper reaches of Delbrook Avenue offer the neighbourhood's most impressive parcels, and the view and land premium here is substantial and well-documented in recent sales.
Home size and floor area
Upper Delbrook is distinguished from most mid-North Shore neighbourhoods by its generous home sizes. Floor areas of 3,000 to 5,000 square feet are common, and homes exceeding 6,000 square feet trade here regularly. The combination of large floor area and large lot is what sets the neighbourhood apart from comparable price-point options further south, and this needs to be communicated precisely in every listing campaign because the floor area premium here is real and meaningful to the buyer pool.
Renovation quality and condition
The gap between an unrenovated 1960s original and a well-executed full renovation on the same street in Upper Delbrook can exceed $600,000 on comparable lot and floor area. The neighbourhood's original housing stock is heavily represented by 1950s to 1970s builds that range from original condition to fully updated. Buyers here are experienced and condition-sensitive — accurate positioning against the current comparable set is the single most important factor in achieving a strong result.
School catchment positioning
Upper Delbrook sits in the Carson Graham Secondary catchment — not Handsworth, as is commonly assumed. This is a meaningful distinction for some buyers and needs to be communicated accurately from the first day of listing. Families who have specifically chosen the Carson Graham zone are a consistent and motivated buyer pool throughout the neighbourhood, and clear catchment messaging is part of every effective Upper Delbrook listing campaign.
Upper Delbrook's wide price range reflects genuine micro-location differences across its streets. Lot size, elevation, views, and proximity to the mountain trail network all drive meaningful pricing variation within the neighbourhood.
Largest Lots — Top of Market
The upper reaches of Upper Delbrook, where Granada Crescent and Prospect Road offer some of the neighbourhood's largest parcels — a 20,793 sqft lot on Granada Crescent sold for $3,410,000 in 2024, and a 21,516 sqft lot on Prospect Road sold for $3,550,000 in 2025. These are acreage-scale lots within a conventional residential neighbourhood, and they attract buyers who want the maximum land available on the western North Shore at this price point. Views and trail proximity from these upper streets are exceptional.
Largest ParcelsPremium Newer Builds
Two of Upper Delbrook's most consistently strong-performing streets for premium homes. Starlight Way has seen multiple sales above $3.1M including a 5,562 sqft home at $3,118,000 in 2025 and an 11,220 sqft lot at $3,198,000 in 2024. Madeley Road has produced similarly strong results — a 12,095 sqft lot at $4,200,000 in 2025 represents one of the neighbourhood's highest recent sales. Both streets attract buyers who want the best combination of floor area, lot size, and mountain access in the neighbourhood.
Premium ResultsHighest Volume
Two of the neighbourhood's most active streets by transaction volume, Montroyal Boulevard and Genoa Crescent together account for a significant proportion of Upper Delbrook's annual sales. Both streets offer a mix of 1970s to 1990s family homes at 7,000 to 11,000 sqft lots, with prices spanning from $2.09M for a 1959 original to $2.755M for a larger renovated home on Montroyal. The consistent market activity on these streets makes them the most reliable pricing reference point for the neighbourhood's mid-tier.
Most Active StreetsEntry Level
The lower streets of Upper Delbrook, where Delbrook Avenue and Glencanyon Drive offer the neighbourhood's most accessible entry points into Carson Graham catchment detached ownership. Original 1950s to 1960s builds on 8,000 to 10,000 sqft lots have traded from $1.855M to $2.31M in recent years. The combination of large lots and accessible pricing for the catchment consistently draws buyers who are stepping up from attached housing and want maximum land for their dollar within the school zone.
Entry PointPremium Crescents
A cluster of streets in the mid-upper neighbourhood where larger lots and well-located homes have produced some of Upper Delbrook's most consistent results. Ventura Crescent has seen multiple sales on 12,000+ sqft lots at $2.1M to $2.58M. Hermosa Avenue has produced results from $2.35M to $2.62M on 7,500 to 11,000 sqft lots. Crestwood Avenue stands out with a 2017-built 4,643 sqft home at $3,340,000 in 2025, demonstrating the premium that newer custom construction achieves on this established street. These crescents collectively represent the core of Upper Delbrook's mid-to-upper tier market.
Consistent Mid-Upper ResultsSelected Sales
A selection of recent transactions across North Vancouver — detached homes, condos, half-duplexes, and townhomes. Buyer and seller representation across every neighbourhood and price point. Photography, video, and presentation are part of every listing we run.
643 East 4th Street
Queensbury · Represented Sellers
1081 West 23rd Street
Pemberton Heights · Represented Sellers
PH1 at Mira on the Park
Lower Lonsdale · Represented Sellers
3738 Hillcrest Avenue
Edgemont · Represented Buyers
302 - 2780 Valley Centre Avenue
Lynn Valley · Represented Buyers
207 Carisbrooke Crescent
Upper Lonsdale · Represented Buyers
Life in the neighbourhood
Life in Upper Delbrook is defined by space, mountain proximity, and a residential character that has been established and maintained across seven decades. The neighbourhood sits on the western slopes of the North Shore mountains above the Delbrook corridor, and the daily experience here is shaped by the combination of large private lots, forested streets, and direct access to the Grouse Mountain trail network that runs through the upper district. Residents can be on a mountain trail in ten minutes from their front door — a reality that shapes who chooses Upper Delbrook and what they do with their time here.
For everyday logistics, the neighbourhood is well-connected to the central North Shore. Edgemont Village is a short drive north for cafes, restaurants, and professional services. Park Royal and the Lower Lonsdale commercial corridor are accessible via the Upper Levels Highway to the south. The neighbourhood sits in the Carson Graham Secondary catchment — a school zone that consistently draws family buyers from across the western district — and the proximity to Grouse Mountain for skiing and the broader trail network for year-round outdoor recreation anchors the outdoor lifestyle that Upper Delbrook delivers more reliably than almost any other North Shore neighbourhood at this price point.
Schools serving Upper Delbrook
Upper Delbrook is served by Carson Graham Secondary at the secondary level, both within School District 44. This is a point that buyers who are new to the neighbourhood sometimes find surprising — Upper Delbrook is in the Carson Graham catchment, not Handsworth. For families who are specifically seeking the Carson Graham zone, Upper Delbrook delivers one of the strongest land and home combinations in that catchment. Catchment boundaries should always be
Neighbourhood comparisons Buyers drawn to Upper Delbrook often consider the following areas as part of their search. The distinctions below are lifestyle differences, not rankings — the right neighbourhood depends entirely on what matters most to you. Upper Delbrook vs Delbrook sits below Upper Delbrook in the Carson Graham catchment and shares much of the same residential character, but with smaller average lot sizes, more modest home footprints, and a more accessible price point. Upper Delbrook is the step up — buyers who have been in Delbrook and want more land, more floor area, and stronger mountain access almost always look to Upper Delbrook as the natural next neighbourhood. The school catchment stays the same; the scale increases significantly. Upper Delbrook vs Braemar is the Carson Graham catchment's most exclusive enclave — fewer than five transactions a year, larger lot sizes at the extreme upper end, and a level of residential privacy and established character that Upper Delbrook's active market cannot match. Upper Delbrook offers significantly more choice and market liquidity; Braemar offers more seclusion and a tighter, more exclusive residential feel. Both are in the Carson Graham zone. The choice typically comes down to whether the buyer values market liquidity and choice or ultimate privacy and exclusivity. Upper Delbrook vs Canyon Heights is in the Handsworth Secondary catchment and offers a different mountain access profile — more direct to Grouse Mountain via Capilano Road than Upper Delbrook's upper-district trail access. Canyon Heights has strong lot sizes but typically more compact than Upper Delbrook's upper streets. Buyers who want Handsworth choose Canyon Heights; those who want the Carson Graham catchment with maximum scale choose Upper Delbrook. The mountain access is comparable; the school catchment is the decisive difference for family buyers. Upper Delbrook vs Mosquito Creek shares the Carson Graham catchment and offers condos and townhomes alongside detached homes, providing entry points that Upper Delbrook's exclusively detached market cannot. Upper Delbrook offers significantly larger lots and home footprints for buyers who specifically want detached ownership at scale, plus stronger mountain proximity. Buyers who want housing diversity and village walkability tend toward Mosquito Creek; those who want detached scale and mountain access choose Upper Delbrook. Upper Delbrook falls within the Carson Graham Secondary catchment. The following neighbourhoods also qualify and offer alternative options for families who want to stay within the same school district at different price points and lot sizes. A tightly held enclave of large-lot custom homes immediately adjacent to Upper Delbrook. The most exclusive and private address in the Carson Graham catchment, with very low transaction volume and premium pricing. A small enclave of large established homes adjacent to Braemar. Low transaction volume and generous lot sizes within the Carson Graham catchment. A diverse neighbourhood with condos, townhomes, and detached homes within the Carson Graham catchment near Edgemont Village. The most versatile Carson Graham catchment option across multiple property types and price points. A well-established family neighbourhood in the Carson Graham catchment at a more accessible price point. Condos, townhomes, and detached homes across a range of budgets within the school zone. The lower-district alternative to Upper Delbrook within the Carson Graham catchment. More accessible pricing with a similar residential character and consistent detached inventory. Catchment boundaries should always be confirmed directly with School District 44, as they can change. Upper Delbrook Common questions about buying, selling, and living in Upper Delbrook. For a property-specific conversation, contact Scott or Carson directly. The primary distinctions are lot size, home scale, and mountain access. Upper Delbrook sits higher on the western slopes of the North Shore mountains with larger average lot sizes — frequently exceeding 10,000 square feet and in some cases reaching over 20,000 square feet — and more generous home footprints. The upper streets connect directly to the Grouse Mountain trail network. Both neighbourhoods share the Carson Graham Secondary catchment. Upper Delbrook is the step up in scale and mountain proximity; Delbrook offers a more accessible price point with a similar residential character. Upper Delbrook is in the Carson Graham Secondary catchment — not Handsworth, as is sometimes assumed. This is an important distinction for families who are specifically seeking one catchment or the other. For families who have chosen Carson Graham, Upper Delbrook delivers the largest lots and most generous home sizes of any neighbourhood in that school zone. Catchment boundaries should always be confirmed directly with School District 44, as they can change. Upper Delbrook pricing spans a meaningful range driven by lot size, home scale, elevation, and condition. Recent sales have ranged from approximately $1.85M for entry-level original homes on the lower streets through to $4.2M for premium properties on exceptional lots. 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. Upper Delbrook lots range from approximately 7,300 square feet on the lower streets to over 21,000 square feet on the upper crescents — one of the widest lot size distributions of any North Shore neighbourhood. The large lot sizes are one of the neighbourhood's most significant competitive advantages relative to comparable western district communities, and lots exceeding 10,000 square feet are common throughout the neighbourhood. Granada Crescent, Prospect Road, and Monteray Avenue have produced some of the largest parcels in recent sales. Upper Delbrook is car-oriented for most daily errands. Edgemont Village is a short drive north and provides cafes, restaurants, grocery stores, and professional services. The neighbourhood's walkability strength is its trail connectivity — the upper streets connect directly to the Grouse Mountain trail network, making Upper Delbrook genuinely exceptional for recreational walking, hiking, mountain biking, and trail running without driving to a trailhead. Upper Delbrook is one of the North Shore's most active detached markets, with over 40 transactions annually. Well-priced homes attract motivated buyers and sell within a reasonable timeframe — several recent sales closed in under 10 days on market. Homes with exceptional lot sizes or significant renovation premiums attract multiple buyers simultaneously. Properties with aspirational pricing relative to the current comparable set tend to sit longer. The market rewards accurate pricing and disciplined presentation. Upper Delbrook is exclusively detached single-family homes on freehold land. The housing stock spans from original 1950s and 1960s ranch-style homes through 1970s and 1980s family builds to a smaller number of premium newer constructions and custom builds. Floor areas range from approximately 1,800 square feet for smaller original homes to over 6,000 square feet for the neighbourhood's largest builds. There is no attached housing in Upper Delbrook. Upper Delbrook's combination of large lot sizes, consistent transaction volume, Carson Graham catchment demand, and mountain access has supported steady value across market cycles. The neighbourhood's scale advantage over comparable western district communities at similar price points creates a reliable and motivated buyer pool. As with any real estate decision, we recommend speaking with our team to understand current market conditions before making any decisions. Both are in the Carson Graham catchment and offer large-lot detached ownership on the western North Shore. Braemar offers fewer than five transactions per year, more extreme lot sizes at the upper end, and a higher level of residential exclusivity and privacy. Upper Delbrook offers 40+ transactions annually, strong lot sizes throughout, and significantly more purchase options at any given time. Buyers who want exclusivity and patience choose Braemar; buyers who want scale with market liquidity choose Upper Delbrook. The neighbourhood's largest parcels are concentrated on Granada Crescent, Prospect Road, Monteray Avenue, and the upper reaches of Delbrook Avenue. Recent sales on these streets have included lots of 17,600 to 21,500 square feet — acreage-scale land within a conventional residential neighbourhood setting. Starlight Way and Madeley Road have also produced exceptional results for premium builds on 10,000 to 12,000 square foot lots. For buyers who specifically want maximum land, these are the streets to monitor. 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. Upper Delbrook's active market and wide price range mean that pricing accuracy is the most important variable in any listing outcome here. The spread between a 7,500 sqft lot and a 21,000 sqft lot — or between an unrenovated 1960s original and a well-executed premium build on the same crescent — is substantial, and the team's transaction experience across the full range of Upper Delbrook's market is what allows us to price every property correctly rather than defaulting to a neighbourhood average. In a market with this much internal variation, average pricing produces below-average results. 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 background — specifically the ability to read land value, build quality, and market positioning simultaneously — is exactly the skill set Upper Delbrook's diverse housing stock and wide lot size distribution demands from a listing agent. Ready when you are If you are buying or selling in Upper Delbrook, connect with the Wallace Green team for deep neighbourhood knowledge, precise pricing across a wide range of lot sizes and conditions, and proven results. We know every street, every lot, and what drives value here. 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
How Does Upper Delbrook Compare?
Delbrook
Braemar
Canyon Heights
Mosquito Creek
Other homes in the Carson Graham Secondary catchment
Upper Delbrook Real Estate Questions
What makes Upper Delbrook different from Delbrook?
What school catchment is Upper Delbrook in?
What is the average price of a home in Upper Delbrook?
What lot sizes are typical in Upper Delbrook?
Is Upper Delbrook walkable?
How competitive is the Upper Delbrook market?
What types of homes are in Upper Delbrook?
Is Upper Delbrook a good long-term investment?
How does Upper Delbrook compare to Braemar?
Which streets have the largest lots in Upper Delbrook?
A record built on consistent performance
Upper Delbrook real estate specialists
Scott Wallace
Personal Real Estate Corp.
604-377-4551
Carson Green
Personal Real Estate Corp.
604-506-5364
Email the team
team@wallacegreen.ca
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Stilhavn Real Estate Services
(R3162139)
