Featured listings
Kouros's own listings, presented editorially — full photo stories, the amenities and the neighbourhood, not just the rooms. See the showcase below.
The North Shore, Downtown — and all of British Columbia
The right home.
The right price.
No pressure.
I help buyers, sellers and investors make clear, well-priced decisions across the North Shore, downtown and anywhere in British Columbia — from first condos in Yaletown to waterfront homes in West Vancouver and tenanted investment properties that have to make sense on paper first.
Kouros Pezesh — Personal Real Estate Corporation (PREC*)Royal Pacific Lions Gate Realty Ltd.kourospezesh.com
Downtown Vancouver & False Creek
Listings & MLS® Search
Featured homes first. Full MLS® search, right here, next.
The top West and North Vancouver realtors win on proof — beautiful presentation of the homes they list and sell. That is how this site leads. Live MLS® search then slots into this same section through the board's own IDX/VOW agreements — Kouros's board permission for displaying listings on his website is already secured and carries over to this site: visitor accounts with saved searches, sold-listing search back two years, and an instant notification to Kouros the moment you register or save a home.
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Featured listings
Presented the way your home deserves
Large photography, the full story of the home and its setting, and honest pricing. This is the presentation standard Kouros brings to every listing.
Featured$ — waterfrontWaterfront Estate, West Vancouver
Evening light over the inlet, a private pool terrace, and glass-walled living that brings the ocean into every room. The West Bay / West Vancouver waterfront at its best.
DetachedWaterfrontPoolSunset views
FeaturedFalse CreekMarina-Side Condo, Yaletown
Seawall at your door, the marina in front of you, and Hamilton Street's patios a block behind. Lock-and-leave downtown living with a view that never gets built out.
CondoWater viewSeawallLock-and-leave
Investor pickYaletownHeritage Loft Building, Yaletown
Warehouse conversions on Hamilton and Mainland rent quickly and hold value through every cycle — the kind of tenanted, income-producing downtown property Kouros sources for investors.
Loft / condoTenantedHeritageRental demand
Showcase presentation: these editorial features illustrate the listing style. Kouros's current live listings replace them at launch through the MLS® feed.
Hottest deals
The sharpest deals in each area, right now
Not one deal — a full board of them, re-verified listing by listing on October 21, 2026. Every area is presented as a prestige range: the iconic — its most expensive, one-of-a-kind home — at the top; the hottest deals in the middle; and the lowest-priced verified listing in the area as the entry bookend at the bottom. Where an area’s priciest listing is actually land or an assembly, it is shown and labelled as land — never dressed up as a house. Each board carries 10–15 real listings — detached houses and apartments side by side — every one with its listing photo, its MLS® number and a link to its full REALTOR.ca listing. Anything that could not be fully verified — an address, an MLS® number, a price two sources disagree on — is held off the board rather than guessed. Prices and availability move fast — confirm any pick with Kouros before you count on it.
West Vancouver
13 verified listings · British Properties trophies down to the Capilano entry home
Iconic · Most expensive homeMLS® R3168173
$38,800,000
1121 Crestline Road
British Properties, West Vancouver
Detached8 bd12 ba14,646 sq ft$2,649 / sq ftBuilt 2025
The true top of West Vancouver: a brand-new British Properties estate from a Stefano Ricci / AV Brand / David Christopher collaboration — 38-ft foyer ceiling, leaded-glass dome, twin marble stairways, and panoramic views over downtown, the Lions Gate and Stanley Park. Listed by Royal Pacific Lions Gate Realty Ltd.
Priciest overall · Waterfront land assemblyMLS® R3143519
$49,880,000
5202–5210 Marine Drive
Caulfeild, West Vancouver
Land assembly4 legal parcels2.8 acres330+ ft ocean frontageMain residence 3 bd / 8 ba · 4,508 sq ft
Priced above every home in West Vancouver — because it is land, not a house: “The Laxton Estate,” four legal parcels with 330+ feet of ocean frontage, an Arthur Erickson–designed main residence, a beach house and a putting green. Shown here labelled for what it is: the district’s biggest land play.
DetachedMLS® R3172306
$14,880,000
835 Farmleigh Road
British Properties, West Vancouver
6 bd10 ba13,003 sq ft$1,144 / sq ftLot 28,314 sq ftBuilt 2025
The listing itself markets “A Two-Million DROP!!!” — earlier syndication showed $15,980,000. A 13,003 sq ft brand-new British Properties build on a 28,314 sq ft lot.
DetachedMLS® R3175698
$10,800,000
2956 Palmerston Avenue
Altamont, West Vancouver
7 bd8 ba10,685 sq ft$1,011 / sq ftBuilt 1995On market ~5 days
Fresh to market: a 10,685 sq ft Altamont estate at a fraction of British Properties trophy pricing.
DetachedMLS® R3176584
$8,880,000
1119 Millstream Road
British Properties, West Vancouver
7 bd9 ba10,183 sq ft$872 / sq ftListed Oct 13 · 8 days
A brand-new (2024) British Properties estate on a 140-ft frontage with ocean and Lions Gate views — and at $872/sq ft, priced well under what new-build British Properties usually asks.
DetachedMLS® R3177177
$8,500,000
1445 Sandhurst Place
Chartwell, West Vancouver
5 bd9 ba8,120 sq ft$1,047 / sq ftBuilt 2024
Listed hours before this board’s October 21 check — and older syndication showed $9,888,000, so the ask already carries a seven-figure cut.
Detached · InvestorMLS® R3170105
$2,598,000
1165 Mathers Avenue
Ambleside, West Vancouver
6 bd3 ba2,711 sq ft$958 / sq ftLot 11,735 sq ftBuilt 1953
Investor math in Ambleside: the upper floor is rented at $4,600/month and the lower suite at $3,300/month — roughly $7,900/month of income on an 11,735 sq ft lot.
DetachedMLS® R3176161
$2,199,900
186 Stevens Drive
British Properties, West Vancouver
5 bd3 ba3,197 sq ft$688 / sq ftBuilt 1954
An entry ticket into the British Properties under $2.2M — a 3,197 sq ft family home in the district’s most guarded pocket.
DetachedMLS® R3175410
$1,999,000
410 Hadden Drive
British Properties, West Vancouver
4 bd3 ba2,476 sq ft$807 / sq ftListed Oct 12 · 7 days
The British Properties under $2M — priced far below the pocket’s average house price. Open house Sat Oct 24, 2–4 PM.
DetachedMLS® R3175463
$1,799,000
1241 Nepal Crescent
West Vancouver
4 bd3 ba2,893 sq ft$622 / sq ftBuilt 1955
Sub-$1.8M for a West Vancouver house — among the cheapest detached homes in the entire district.
ApartmentMLS® R3176369
$798,000
305 – 1845 Bellevue Avenue
Ambleside, West Vancouver
1 bd1 ba566 sq ft$1,410 / sq ftBuilt 1978
A Bellevue Avenue waterfront-strip address — Ambleside beach across the street — under $800K.
ApartmentMLS® R3177144
$559,900
504 – 1750 Esquimalt Avenue
Ambleside, West Vancouver
1 bd1 ba793 sq ft$706 / sq ftBuilt 1962
Near-beach Ambleside condo under $560K, fresh to market.
Lowest price · Entry pointMLS® R3167068
$210,000
222 Tyee Drive
Capilano Mobile Home Park, West Vancouver
Manufactured home1 bd1 ba590 sq ft$356 / sq ftBuilt 201255+ park
The cheapest West Van address carrying a verified MLS® number: a park-model manufactured home in Capilano Mobile Home Park. The honest fine print — 55+ only, pad rent $1,008/month, no financing and no rentals — is exactly why Kouros walks you through this kind of purchase before the price sweeps you away.
North Vancouver
13 verified listings · Dollarton waterfront down to the entry condos
Iconic · Most expensiveMLS® R3174224
$11,880,000
668 Beachview Drive
Dollarton, North Vancouver
Detached · Waterfront4 bd6 ba5,990 sq ft$1,983 / sq ftVerified active Oct 21, 2026
North Vancouver’s priciest public listing: a waterfront estate on a gently sloped 25,000+ sq ft lot with one of the area’s largest private docks, a guest suite above the garage, and $1M+ of renovations behind it. The Deep Cove shoreline at its most exclusive.
Detached · WaterfrontMLS® R3046935
$10,880,000
828 Beachview Drive
Dollarton, North Vancouver
9 bd12 ba12,964 sq ft$839 / sq ftLot 25,613 sq ft~400 days on market
A stale trophy: pool, tennis court and a private dock on 25,613 sq ft of Dollarton waterfront — and roughly 400 days on market. Time on market is leverage; this is the negotiable end of the North Shore’s top shelf.
DetachedMLS® R3164839
$5,999,000
3980 Norwood Avenue
Upper Lonsdale, North Vancouver
6 bd10 ba7,010 sq ft$856 / sq ftDouble lot 14,248 sq ftBuilt 2021
Near-new 2021 build on a double lot — infinity pool, a legal suite and a studio under one very large roof.
DetachedMLS® R3167941
$3,990,000
4440 Marion Road
Lynn Valley, North Vancouver
5 bd4 ba3,149 sq ft$1,267 / sq ft1-acre lot on Lynn Creek
A private one-acre canyon lot on Lynn Creek with a legal suite — as much a land story as a house.
ApartmentMLS® R3176451
$3,388,000
2204 – 128 W 15th Street
Central Lonsdale, North Vancouver · “Elle by Polygon”
3 bd4 ba1,596 sq ft$2,123 / sq ftOn market ~7 days
The top (22nd) floor of a brand-new 2026 concrete tower — the marquee new-build condo on the North Shore right now. Open house Sat Oct 24, 1–4 PM.
DetachedMLS® R3175437
$1,699,000
1324 W 15th Street
Norgate, North Vancouver
4 bd3 ba1,823 sq ft$932 / sq ftListed Oct 14 · 7 days
Nearly-new (2024) detached with an in-law / nanny suite, asking $401,000 below what it sold for in August 2024.
TownhouseMLS® R3171092
$1,549,000
1188 Strathaven Drive
North Vancouver
4 bd3.5 ba2,610 sq ft$594 / sq ftBuilt 1995
Zolo’s own valuation for this townhouse sits at $1,579,980 — above the $1,549,000 ask.
TownhouseMLS® R3166401
$1,199,999
2329 Mountain Highway
Lynn Valley, North Vancouver
3 bd2 ba1,861 sq ft$645 / sq ftBuilt 1970
Three bedrooms and 1,861 sq ft in Lynn Valley, under $1.2M — family-sized townhouse living on the North Shore’s favourite trail corridor.
TownhouseMLS® R3172056
$1,199,000
3 – 307 E 15th Street
Central Lonsdale, North Vancouver
3 bd2.5 ba1,361 sq ft$881 / sq ftBuilt 2007
Asking $181,000 (13.1%) below what it sold for in April 2022 — Central Lonsdale townhouse living priced off its own history.
ApartmentMLS® R3175502
$788,000
517 – 725 Marine Drive
Harbourside, North Vancouver
2 bd2 ba865 sq ft$911 / sq ftBuilt 2018
A former developer show suite with $30K+ in upgrades, in the Harbourside master plan by the water.
PenthouseMLS® R3170060
$629,000
PH601 – 100 E Esplanade
Lower Lonsdale, North Vancouver
1 bd1 ba659 sq ft$954 / sq ftBuilt 2007
A penthouse under $630K — and it took a further $20,000 cut on October 15.
ApartmentMLS® R3176675
$455,000
108 – 251 W 4th Street
North Vancouver
1 bd1 ba643 sq ft$708 / sq ftBuilt 1980Listed Oct 21
Brand-new to market on October 21 — one of North Vancouver’s cheapest entry points.
Lowest price · Entry pointMLS® R3176794
$379,000
1 – 1420 Chesterfield Avenue
Central Lonsdale, North Vancouver
Apartment2 bd1 ba895 sq ft$423 / sq ftBuilt 1957
North Vancouver’s lowest-priced listing with a fully verified address: a 2-bedroom in Central Lonsdale. The fine print is real — the building carries age restrictions, no pets and no rentals — so it suits the right buyer, and Kouros will confirm the details before any showing.
Vancouver West
15 verified listings · Shaughnessy palaces down to the Kitsilano entry studio
Iconic · Most expensive homeMLS® R3162306
$26,880,000
1575 Angus Drive
Shaughnessy, Vancouver West
Detached6 bd9 ba11,670 sq ft$2,303 / sq ftLot 26,400 sq ftVerified active Oct 21, 2026
“Le Château Versailles d’Angus” — a First Shaughnessy palace with a double-height foyer and marble staircase, gold-leaf wainscotting, a 50-ft indoor lap pool, a 400 sq ft theatre and an elevator. The most expensive true home on the West Side.
Ask Kouros for photos & full details →
Priciest overall · Land / build siteMLS® R2934837
$32,000,000
4769 Belmont Avenue
Point Grey, Vancouver West
Trophy land1.39-acre lot (60,504 sq ft)640 sq ft cottageOcean, mountain & city views
Priced above every house on the West Side — because it is land, not a house: 1.39 acres on Belmont Avenue, Vancouver’s most prestigious street, with a small cottage on it and panoramic views, pitched as “build the luxury home of your dreams.” It can even be combined with the neighbouring 4755 Belmont, also listed at $30,000,000.
DetachedMLS® R3160905
$16,800,000
1263 Balfour Avenue
Shaughnessy, Vancouver West
6 bd9 ba10,155 sq ft$1,654 / sq ftLot 17,933 sq ftBuilt 2023
The iconic runner-up: a 2023 architectural build with an indoor pool, sauna and steam room, a media room and 2-5-10 warranty.
Detached · WaterfrontMLS® R3169012
$11,888,000
2711 Point Grey Road
Kitsilano, Vancouver West
4 bd6 ba4,870 sq ft$2,441 / sq ftWaterfront lot 7,229 sq ftBuilt 1994
Waterfront on Point Grey Road — and the plans and permits for its next chapter are already in hand, which is half the battle on this street.
DetachedMLS® R3170575
$8,498,000
4521 Langara Avenue
Point Grey, Vancouver West
4 bd6 ba3,850 sq ft$2,207 / sq ftNewly completed
A new architectural build steps to Locarno Beach, finished with a rooftop terrace.
DetachedMLS® R3177262
$5,150,000
1277 W King Edward Avenue
Shaughnessy, Vancouver West
7 bd5 ba8,020 sq ft$642 / sq ftLot 20,000 sq ftListed Oct 20
Brand-new to market October 20: a First Shaughnessy estate at roughly $642/sq ft — land-value territory for this pocket.
DetachedMLS® R3127675
$3,999,900
1549 W 33rd Avenue
Shaughnessy, Vancouver West
6 bd4 baLot 14,489 sq ftBuilt 1950Cut −$900,100 on Oct 20
The biggest single price cut found on either Vancouver board this week: $900,100 off on October 20. A Shaughnessy home with a legal suite and caregiver space on a 14,489 sq ft lot.
Townhouse / duplexMLS® R3176743
$1,998,900
1 – 3315 W 10th Avenue
Kitsilano, Vancouver West
3 bd3 ba1,504 sq ft$1,329 / sq ftBuilt 2026Listed Oct 21
Fresh to market October 21 — a brand-new Kitsilano build under $2M.
DuplexMLS® R3162140
$1,990,000
1 – 4579 W 11th Avenue
Point Grey, Vancouver West
3 bd4 ba1,509 sq ft$1,319 / sq ftListed Sep 8 · 43 days
Brand-new (2026) half-duplex with a Sub-Zero / Wolf kitchen — price cut $108,000 on Oct 14. Open house Sat Oct 24, 2–4 PM.
ApartmentMLS® R3172235
$1,899,900
307 – 3590 W 39th Avenue
Dunbar, Vancouver West · “The Fifteen”
3 bd2 ba1,755 sq ft$1,083 / sq ftListed Oct 5 · 16 days
Receivership sale — price includes GST and no court date is required at this price. 2024 concrete build, 2 EV stalls, 2 lockers, 2-5-10 warranty; $99,100 below its spring 2026 court-ordered ask. Also on the foreclosure board below.
TownhouseMLS® R3146738
$1,809,900
3 – 3120 W 11th Avenue
Kitsilano, Vancouver West
2 bd2 ba1,205 sq ft$1,502 / sq ftBuilt 2026Cut −$140,000 Sep 25
A 2026 Kitsilano townhouse, cut $140,000 on September 25 — the south bedroom carries its own separate entrance.
Townhouse / coach houseMLS® R3166371
$1,248,800
1145 W 33rd Avenue
Shaughnessy, Vancouver West
2 bd2 ba1,162 sq ft$1,075 / sq ftBuilt 2025
A Shaughnessy address for $1.25M — the cheapest way into the neighbourhood found on today’s market.
ApartmentMLS® R3164285
$749,000
661 – 2080 W Broadway
Kitsilano, Vancouver West
1 bd1 ba677 sq ft$1,106 / sq ftBuilt 2012Cut −$31,000 Sep 18
Cut $31,000 on September 18: A/C, parking and a locker, one block from the future SkyTrain station.
ApartmentMLS® R3168603
$499,999
504 – 8888 Osler Street
Marpole, Vancouver West
Studio1 ba535 sq ft$935 / sq ftBuilt 2022Cut −$49,001 Oct 15
Cut $49,001 on October 15 and sold furnished and tenanted — a 2022 Marpole studio that arrives with income already in place.
Lowest price · Entry pointMLS® R3168898
$489,900
210 – 2450 Cornwall Avenue
Kitsilano, Vancouver West
ApartmentStudio1 ba494 sq ft$992 / sq ftBuilt 1975Listed Sep 23
The West Side’s true verified lowest: a Kitsilano studio under $490,000 with parking and a locker — and rentals allowed, which keeps the investor math alive at this price.
Downtown Vancouver
14 verified listings · Coal Harbour penthouses down to the West End entry
Iconic · Most expensiveMLS® R3118660
$35,990,000
PH3101 – 277 Thurlow Street
Coal Harbour · Three Harbour Green
Penthouse4 bd5 ba8,022 sq ft interior$4,486 / sq ftBuilt 2012
Downtown’s true ceiling: a front-row waterfront penthouse on Coal Harbour’s “Golden Mile” — 20-ft ceilings, 360° views of Burrard Inlet, the North Shore and English Bay, a rooftop Zen garden and a 7-car private garage, with more than 11,000 sq ft of indoor-outdoor living.
Runner-up · Whole-floor penthouseMLS® R3115119
$15,880,000
PH4201 – 1077 W Cordova Street
Coal Harbour · Rogers Tower
Penthouse3 bd5 ba6,041 sq ft + 2,100 sq ft terrace$2,629 / sq ftBuilt 2005Listed Apr 23
The entire 42nd floor of the former Shaw Tower: a Robert Ledingham design with a home theatre, a private hot-tub terrace and 24-hour concierge. Downtown’s number two — and on its own, most buildings’ number one.
Ask Kouros for photos & full details →
ApartmentMLS® R3176731
$5,499,000
2603 – 1011 W Cordova Street
Coal Harbour, Vancouver
2 bd2 ba2,319 sq ft$2,371 / sq ftBuilt 2010Listed Oct 21
Brand-new to market October 21: 2,319 sq ft of Coal Harbour luxury.
Sub-penthouseMLS® R3163694
$3,098,000
3601 – 1438 Richards Street
Yaletown · “Azura I”
3 bd3 ba1,825 sq ft$1,698 / sq ft
A False Creek waterfront sub-penthouse with three exposures over the marina.
ApartmentMLS® R3167611
$1,375,000
2605 – 1077 W Cordova Street
Coal Harbour · Rogers Tower
1 bd + den2 ba912 sq ft$1,508 / sq ftBuilt 2004
The affordable way into the Rogers Tower — 26th floor, with EV parking and a locker.
ApartmentMLS® R3167427
$949,000
2001 – 930 Cambie Street
Yaletown, Vancouver
2 bd2 ba1,094 sq ft$868 / sq ft
Roughly $868/sq ft for a renovated corner 2-bedroom in Yaletown — per-foot pricing downtown rarely prints anymore.
ApartmentMLS® R3150202
$869,000
610 – 128 W Cordova Street
Gastown · Woodward’s
2 bd2 ba1,158 sq ft$750 / sq ftBuilt 2009Cut −$30,000 Sep 29
Cut $30,000 on September 29: a renovated corner unit in Woodward’s — and Airbnb is allowed, which is the investor hook.
Live/work loftMLS® R3163354
$639,000
409 – 53 W Hastings Street
Downtown, Vancouver
1 bd1 ba816 sq ft$783 / sq ftBuilt 2012Cut −$10,000 Oct 19
Cut $10,000 on October 19: a live/work loft with 10′4″ ceilings and a private terrace at roughly $783/sq ft.
ApartmentMLS® R3154674
$619,000
503 – 1252 Hornby Street
Downtown, Vancouver
1 bd1 ba636 sq ft$973 / sq ftBuilt 2008Cut −$10,000 Oct 15
Cut $10,000 on October 15: EV-ready parking and the seawall a few steps away.
ApartmentMLS® R3175912
$585,000
410 – 1088 Richards Street
Yaletown · “Richards Living”
1 bd1 ba580 sq ft$1,009 / sq ftOn market ~7 days
A Yaletown one-bedroom at $585K — about half the pocket’s average condo price, freshly listed. Open house Sat Oct 24, 2–4 PM.
ApartmentMLS® R3175601
$560,000
2611 – 1480 Howe Street
Yaletown · Vancouver House
1 bd1 ba415 sq ft$1,349 / sq ftListed Oct 14 · 6 days
Westbank’s twisting Vancouver House, the most photographed tower in the city — this 26th-floor home has False Creek, marina and sunrise views, a Miele package and the Murphy bed included, at one of the building’s sharpest prices.
ApartmentMLS® R3168748
$526,500
315 – 161 W Georgia Street
Downtown, Vancouver
1 bd1 ba591 sq ft$891 / sq ftBuilt 2012
Priced at — in fact just under — Zolo’s $531,834 value estimate for the unit.
ApartmentMLS® R3161432
$459,000
406 – 1010 Richards Street
Yaletown, Vancouver
1 bd1 ba530 sq ft$866 / sq ftBuilt 2003Cut −$20,000 Oct 19
Cut $20,000 on October 19: a Yaletown 1-bed + den under $460K.
Lowest price · Entry pointMLS® R3153200
$399,000
213 – 1940 Barclay Street
West End, Vancouver
Apartment1 bd1 ba419 sq ft$952 / sq ftBuilt 1958With parking
Downtown’s lowest verified freehold: the listing’s own words are “WEST OF DENMAN FREEHOLD under $400k, with parking!” — and the ask already sits $61,000 below where it listed in spring 2026. Cheaper West End listings exist, but they are leasehold or co-op shares — a different purchase entirely.
Vancouver East
13 verified listings · Renfrew Heights down to the Kingsway entry studio
Iconic · Most expensive homeMLS® R3165238
$4,498,000
50 Dieppe Place
Renfrew Heights, Vancouver East
Detached9 bd6 ba5,493 sq ft$819 / sq ftLot 7,264 sq ftBuilt 2019
Vancouver East’s highest true home: a HAVAN/Georgie award-nominated 2019 build with Miele appliances and sweeping views — and a legal suite plus a laneway home producing $4,650/month. Trophy outside, income underneath.
Priciest overall · Land assemblyMLS® R3129955
$8,000,000
3064 Grandview Highway
Renfrew Heights, Vancouver East
Land assemblyExisting house 4 bd / 2 ba · 2,349 sq ftTransit Oriented Area
Priced above every Vancouver East home — because it is land: the listing copy itself leads with “Developer Alert! … Transit Oriented Area … land assembly.” Shown here labelled for what it is.
DetachedMLS® R3171492
$3,099,900
5325 Chester Street
Fraser, Vancouver East
6 bd5 ba2,530 sq ft$1,225 / sq ftLot 3,630 sq ftBuilt 2018
A custom 2018 build beside a community garden, with a legal suite — the Fraserhood standout.
Half duplexMLS® R3168227
$1,748,000
2 – 364 E 23rd Avenue
Main, Vancouver East
3 bd3 ba1,624 sq ft$1,076 / sq ftBuilt 2026
Brand-new 2026 construction with a rooftop deck, right on the Main Street corridor.
DetachedMLS® R3160500
$1,699,900
1978 E 8th Avenue
Grandview-Woodland, Vancouver East
4 bd2 ba1,556 sq ft$1,092 / sq ftLot 4,032 sq ftCut −$29,100 Oct 5
Cut $29,100 on October 5 — and the RM-8A zoning adds redevelopment upside on top of the house.
DetachedMLS® R3167139
$1,625,000
3056 E 28th Avenue
Renfrew Heights, Vancouver East
5 bd3 ba2,298 sq ft$707 / sq ftLot 3,564 sq ftCut −$24,000 Oct 15
A fresh $24,000 cut on October 15 brought this 5-bedroom Renfrew Heights house to $1,625,000.
TownhouseMLS® R3172341
$1,399,000
1880 E Georgia Street
Hastings, Vancouver East
3 bd3 ba1,475 sq ft$949 / sq ftBuilt 2019
The largest unit in its boutique collection — and newer townhouse stock is scarce in Hastings-Sunrise.
TownhouseMLS® R3169210
$1,199,900
3249 Clive Avenue
Collingwood, Vancouver East
3 bd2 ba1,565 sq ft$767 / sq ftBuilt 2025Cut −$100,000 Oct 8
A $100,000 price cut on October 8: a concrete 2025 build with a rooftop deck, now under $1.2M.
DetachedMLS® R3169523
$1,199,000
4605 Rupert Street
Collingwood, Vancouver East
3 bd2 ba1,928 sq ft$622 / sq ftLot 3,482 sq ftBuilt 1910
A 1910 character house with suite potential — at a townhouse price.
Half duplex / lanewayMLS® R3171331
$899,900
3143 E 19th Avenue
Renfrew Heights, Vancouver East
2 bd3 ba1,073 sq ft$839 / sq ftBuilt 2026
Brand-new 2026 construction under $900K — a price point new builds in Vancouver almost never touch.
ApartmentMLS® R3168727
$585,000
210 – 2891 E Hastings Street
Hastings-Sunrise, Vancouver East
2 bd1 ba724 sq ft$808 / sq ftBuilt 2005
A true 2-bedroom under $600K in Vancouver East — the entry most first-time buyers are hunting for.
ApartmentMLS® R3141053
$375,000
211 – 1440 E Broadway
Grandview-Woodland, Vancouver East
1 bd1 ba493 sq ft$761 / sq ftBuilt 1978
Asking $20,000 (5.1%) below what it sold for in September 2024 — the market is paying the difference.
Lowest price · Entry pointMLS® R3158803
$360,000
202 – 868 Kingsway
Fraser, Vancouver East
ApartmentStudio476 sq ft$756 / sq ftBuilt 1999
Vancouver East’s lowest fully verified listing: a Kingsway studio at $360,000 — the first rung of the East Side ladder.
Burnaby
14 verified listings · Buckingham Heights estates down to the Sullivan Heights entry
Iconic · Most expensiveMLS® R3134242
$5,290,000
6363 Buckingham Drive
Buckingham Heights, Burnaby
Detached5 bd6 ba5,730 sq ft$923 / sq ftLot 10,278 sq ftBuilt 2024
Burnaby’s true top: a 2024 custom build with 12-ft ceilings and floor-to-ceiling glass, and a spa, media room and bar on the lower level — in Buckingham Heights, the city’s premier estate neighbourhood.
DetachedMLS® R3168420
$4,988,000
5385 Shelby Court
Deer Lake Place, Burnaby
10 bd10 ba5,916 sq ft$843 / sq ftBuilt 2025
The Deer Lake estate — Burnaby’s number two: a custom-built 2025 showpiece with a 21-foot foyer ceiling and four separate rental suites inside the same trophy. Marquee outside, income inside.
DetachedMLS® R3177071
$4,830,000
6356 Palace Place
Buckingham Heights, Burnaby
4 bd7 ba5,506 sq ft$877 / sq ft0.31-acre lotBuilt 2023Listed Oct 21
It hit the market roughly 14 hours before this board’s October 21 check — the newest estate listing in the city.
DetachedMLS® R3168052
$3,888,000
7863 Walmsley Court
Burnaby Lake, Burnaby
7 bd8 ba5,921 sq ft$657 / sq ftLot 10,627 sq ftBuilt 2018
A cul-de-sac executive home with a saltwater pool and an outdoor kitchen, at roughly $657/sq ft.
DetachedMLS® R3172696
$3,268,000
5243 Carson Street
South Slope, Burnaby
8 bd8 ba4,308 sq ft$759 / sq ftBuilt 2024
A near-new 2024 build with suite income, fresh to market on the South Slope.
DetachedMLS® R3159117
$2,399,000
7535 Burgess Street
East Burnaby, Burnaby
8 bd4 ba3,633 sq ft$660 / sq ftLot 10,561 sq ftBuilt 2017
An oversized 10,561 sq ft lot plus a self-contained 2-bedroom rental unit — land and income in one purchase.
DetachedMLS® R3165648
$2,079,000
7028 Broadway
Montecito, Burnaby
DetachedMontecito
Zolo pegs this Montecito house 9.8% below the average house price for the neighbourhood.
DetachedMLS® R3177222
$1,898,000
5311 Meadedale Drive
Parkcrest, Burnaby
5 bd4 ba2,604 sq ft$729 / sq ftListed Oct 20 · 1 day
Listed yesterday — a 5-bedroom family home at $729/sq ft, among Burnaby’s lowest per-foot prices for a fresh detached listing. Open house Sat Oct 24, 2–4 PM.
DetachedMLS® R3171984
$1,875,000
190 N Ellesmere Avenue
Capitol Hill, Burnaby
4 bd2 ba2,583 sq ft$726 / sq ftLot 6,003 sq ftBuilt 1946
Duplex-zoned, with a panoramic view and a walkout suite — a land-and-income play on Capitol Hill.
Detached · InvestorMLS® R3177021
$1,399,000
2708 Boundary Road
Central Burnaby
7 bd5 ba2,752 sq ft$508 / sq ftListed Oct 20 · 1 day
Investor bait: a 2012-built house generating $7,800/month across four tenancies (main home, two suites, studio) at only $508/sq ft. Open houses Oct 24–25, 2–4 PM.
ApartmentMLS® R3140904
$449,900
314 – 9584 Manchester Drive
Cariboo, Burnaby
2 bd1 ba918 sq ft$490 / sq ftBuilt 1981Cut −$19,100 Sep 28
Cut $19,100 on September 28 — a 918 sq ft 2-bedroom under $450K.
ApartmentMLS® R3177174
$399,900
307 – 5340 Hastings Street
Capitol Hill, Burnaby
2 bd1 ba875 sq ft$457 / sq ftBuilt 1975Listed Oct 21
Brand-new to market October 21 — and priced under Zolo’s roughly $435,488 value estimate.
ApartmentMLS® R3135933
$372,000
707 – 9025 Highland Court
UniverCity / SFU, Burnaby
1 bd1 ba456 sq ft$816 / sq ftBuilt 2013Sold furnished
A fully furnished condo up at SFU’s UniverCity — a turnkey student or faculty rental from day one.
Lowest price · Entry pointMLS® R3129279
$315,000
1705 – 9280 Salish Court
Sullivan Heights, Burnaby
ApartmentCourt-order sale1 bd1 ba730 sq ft$432 / sq ftBuilt 1977142 days on market
Burnaby’s lowest-priced listing — labelled honestly: it is a court-order sale and the suite needs renovation, which is exactly why it is $315,000. It was cut another $34,900 on September 1, and the $360/month strata includes heat and hot water. The foreclosure board below explains how court sales work before you write on one.
Richmond
13 verified listings · the Gilmore estate down to the Brighouse entry condo
Iconic · Most expensiveMLS® R3110459
$6,988,000
6079 Monteith Road
Gilmore, Richmond
Detached6 bd8 ba11,135 sq ft$628 / sq ftListed Apr 13 · 186 days
Richmond’s most expensive active listing: a castle-like landmark estate built in 2020 on a 31,800 sq ft lot with North Shore mountain views — and freshly cut $400,000 on Oct 16, which is exactly when a trophy starts to become a conversation.
Land · AgriculturalMLS® R3166605
$6,500,000
3240 No. 6 Road
East Richmond, Richmond
House + farmland6 bd7 ba4,551 sq ft house371,567 sq ft parcelBuilt 2026
Priced like a trophy, labelled honestly as land: an agricultural holding play — the listing sells long-term holding value and farm taxes of just $1,096/year, not luxury living.
Court-order saleMLS® R3074742
$5,990,000
12900 Gilbert Road
Gilmore, Richmond
Detached6 bd7 ba16,289 sq ft9.07-acre lotBuilt 1996~300 days on market
A court-order sale, as-is, already cut $810,000: a 9-acre estate with a 40-ft indoor pool and a tennis court. Court sales run on the court’s rules — the process explainer sits on the foreclosure board below.
DetachedMLS® R3168006
$4,800,000
8060 Minler Road
Woodwards, Richmond
5 bd6 ba4,388 sq ft$1,094 / sq ftBuilt 2026
Brand-new 2026 construction in Woodwards — Richmond’s newest big-house supply.
DetachedMLS® R3176686
$3,980,000
11360 Granville Avenue
McLennan, Richmond
8 bd7 ba6,503 sq ft$612 / sq ftBuilt 2012Listed Oct 20
Listed one day before this board’s October 21 check: 6,503 sq ft of McLennan house, brand new to market.
DetachedMLS® R3176761
$2,899,000
3651 Bowen Drive
Quilchena, Richmond
5 bd6 ba3,175 sq ft$913 / sq ftListed ~Oct 19 · 2 days
2025-built, park-front with mountain views and a legal one-bedroom suite — now $389,000 below its February 2026 ask. Open house Sat Oct 24, 2–4 PM.
DetachedMLS® R3177018
$2,850,000
7520 Reeder Road
Broadmoor, Richmond
5 bd6 ba3,514 sq ft$811 / sq ftBuilt 2009
Roughly 15 hours old on the October 21 list — fresh Broadmoor supply barely anyone has seen yet.
Detached · InvestorMLS® R3104143
$2,588,800
11871 Aztec Street
East Cambie, Richmond
11 bd9 ba5,254 sq ft$493 / sq ftLot 11,981 sq ftCut −$300,000 Oct 14
A $300,000 price cut on October 14: a multi-suite income property with three full kitchens plus a wok kitchen, at roughly $493/sq ft.
DetachedMLS® R3177421
$1,999,000
4591 Garry Street
Steveston South, Richmond
5 bd5 ba3,068 sq ft$652 / sq ftBuilt 2018Listed Oct 21
Listed about two hours before this board’s October 21 crawl — the freshest Steveston-area house on the market, under $2M.
TownhouseMLS® R3177001
$1,799,900
1 – 10931 Southport Road
McNair, Richmond
4 bd4 ba2,059 sq ft$874 / sq ftBuilt 2026
A brand-new 2026 townhouse in McNair — new-build warranty, townhouse footprint, house-sized rooms.
DetachedMLS® R3173957
$1,698,000
3515 Richmond Street
Steveston Village, Richmond
4 bd3 ba2,456 sq ft$691 / sq ftLot 3,960 sq ftBuilt 1983
Fully renovated with a suite, on a Village street in Steveston itself.
DetachedMLS® R3176906
$1,598,000
3588 Georgia Street
Steveston Village, Richmond
5 bd3 ba2,099 sq ft$761 / sq ftListed Oct 20 · 1 day
Steveston Village four-level split, relisted $180,000 below its April 2026 ask. Open houses Oct 24 (1–3 PM) and Oct 25 (2–4 PM).
Lowest price · Entry pointMLS® R3176988
$298,000
231 – 8620 Jones Road
Brighouse South, Richmond
Apartment1 bd1 ba665 sq ft$448 / sq ftBuilt 1993
Richmond’s cheapest conventional dwelling — a freehold condo, not a float home: a 665 sq ft one-bedroom in Brighouse South under $300K. (A cheaper Dyke Road float home sits on today’s feed, but two sources show two different prices for it, so it stays off this board until Paragon confirms which is live.)
Every listing above was verified active on October 21, 2026 against MLS®/DDF-feed sources, with its MLS® number shown so you can pull it up in any listing search; the most-expensive and lowest-priced bookends come from full-market sorts run the same day, and land or assembly listings are labelled as such wherever they appear. Listings sell and prices change — Kouros refreshes this board as the market moves.
Foreclosures · Court-ordered · Bank sales
The foreclosure board
Kept deliberately separate from the regular listings above. These are court-ordered sales, receivership sales and bank sales — a different process: offers are usually subject to court approval, homes sell “as is, where is,” GST can apply, and timelines run on the court's clock, not the seller's. The value can be real, but so are the traps. And there are a lot of them right now: 946 court-ordered listings were recorded across Greater Vancouver and the Fraser Valley in the first nine months of 2026 — the most in at least a decade (CBC News, from Zealty data). Nothing is posted on this board without a verified MLS® number, and every sub-area below has its own grid. Every card now leads with the listing’s own photo — tap it to open the full gallery, all of the listing’s photos in order. Kouros re-checks the court and bank-sale lists every week, and new or updated listings post here as they are verified — this board was refreshed October 21, 2026, with 21 verified listings across six areas.
West Vancouver
3 verified listings · Horseshoe Bay & the British Properties side · tap any photo to open the listing’s full gallery
Court-ordered saleMLS® R3160392
$965,000
404 – 6699 Nelson Avenue
Horseshoe Bay, West Vancouver
Condo2 bd2 ba1,038 sq ft$930 / sq ft
The listing’s own remarks open with the words that put it on this board: “COURT ORDERED SALE.” A two-bedroom in Horseshoe Bay, West Vancouver’s waterfront village, under $1M — sold as is, where is, with the court approving the final deal.
Court-ordered saleMLS® R3172272
$2,680,000
1448 Sandhurst Place
West Vancouver
House5 bd4 ba4,111 sq ft$652 / sq ft
The listing’s remarks say it plainly: “COURT-ORDERED SALE.” Five bedrooms and 4,111 sq ft on Sandhurst Place — court-ordered listings at this level are rare in West Vancouver, and it is the court’s approval process, not a bidding war, that decides who gets it.
Court-ordered saleMLS® R3171689
$5,499,000
1035 King Georges Way
West Vancouver
House7 bd6 ba6,126 sq ft$898 / sq ft
The listing’s own words: “COURT ORDERED SALE — OFFERS ANYTIME & priced below assessment.” A seven-bedroom, 6,126 sq ft estate marketed below its BC Assessment value — the rare court sale where the discount is stated up front. Offers anytime, subject to the court’s process.
Why West Van court sales move differently
West Vancouver sees few court-ordered listings, and they sell at full neighbourhood values more often than buyers expect — the discount, when there is one, is in the process, not the postal code. Kouros prices the comparables before you write.
Talk it through with Kouros →North Vancouver
4 verified listings · Lynnmour & Lynn Valley · tap any photo to open the listing’s full gallery
Court-ordered saleMLS® R3163483
$888,000
304 – 1500 Fern Street
Lynnmour, North Vancouver · “APEX”
Condo2 bd2 ba1,240 sq ft$716 / sq ftCut $31,000 Oct 16
On this board through the MLS® record itself: the Seller’s Interest field reads “Court Ordered Sale,” even though the public remarks don’t repeat it. A ground-level two-bedroom in APEX, a 2024 Lynnmour tower, cut $31,000 on October 16 — about $716/sq ft in a building where a smaller 934 sq ft one-bedroom is listed at $859,000 (≈ $920/sq ft).
Court-ordered saleMLS® R3173161
$989,000
1084 Lillooet Road
Lynnmour, North Vancouver
Townhouse4 bd3 ba1,930 sq ft$512 / sq ftListed Oct 6
“Court Ordered Sale” — in the listing’s own remarks. A four-bedroom, three-bath Lynnmour townhouse listed October 6 at $512/sq ft: detached-house room on a townhouse budget, among the lowest per-foot prices anywhere on this board.
Court-ordered saleMLS® R3167269
$1,809,000
2704 – 1401 Hunter Street
Lynnmour, North Vancouver · “Hunter at Lynn Creek”
Condo2 bd2 ba1,425 sq ft$1,269 / sq ftCut $90,000 Oct 20
The listing closes with the line that puts it on this board: “ALL OFFERS SUBJECT TO APPROVAL OF THE SUPREME COURT OF B.C.” Now $1,809,000 after a further $90,000 cut on October 20 — $190,900 under its original $1,999,900 ask.
Court-ordered · index-listedMLS® R3170029
$1,599,000
1707 Dempsey Road
Lynn Valley, North Vancouver
House4 bd3 ba2,213 sq ft$723 / sq ftCut $86,000 Oct 19
Carried on both the Zealty foreclosure index and the North Shore foreclosure category — with one honest difference from most of this board: this listing’s public remarks do not state the court terms, so Kouros confirms the Seller’s Interest in the MLS® record before anything is written. A four-bedroom Lynn Valley house, cut $86,000 on October 19.
Before you write on one
Court approval, “as is” condition and strata surprises are the norm on this board — not the exception. Kouros walks you through the exact process for the listing you are eyeing before any offer is written.
Talk it through with Kouros →Vancouver West
4 verified listings · Coal Harbour, Southlands & Yaletown · tap any photo to open the listing’s full gallery
Court-ordered saleMLS® R3140322
$1,349,000
1904 – 1616 Bayshore Drive
Coal Harbour, Vancouver West · “Bayshore Gardens”
Condo2 bd2 ba1,258 sq ft$1,072 / sq ft
The listing says it plainly: “COURT-ORDERED SALE. Property is being sold on an ‘as is, where is’ basis and all offers are subject to approval of the Supreme Court of British Columbia. Schedule A applies.” A 19th-floor Coal Harbour two-bedroom at $1,072/sq ft — on a court sale, the process decides the final price.
Court-ordered saleMLS® R3159337
$4,649,000
3085 W 49th Avenue
Southlands, Vancouver West
House5 bd7 ba4,858 sq ft$957 / sq ft
The remarks open with it: “COURT-ORDERED SALE, SOLD AS-IS, WHERE-IS.” A five-bedroom, seven-bath house in Southlands, the acreage pocket on Vancouver’s southwest edge, at $957/sq ft — and “as is” means the condition homework is entirely the buyer’s.
Court-ordered saleMLS® R3170128
$919,900
1284 – 87 Nelson Street
Yaletown, Vancouver West · “The ARC”
Condo2 bd2 ba872 sq ft$1,055 / sq ftBuilt 2019
On this board through the MLS® record: the Seller’s Interest field reads “Court Ordered Sale,” though the public remarks don’t repeat it. A two-bedroom in The ARC, the 2019 Yaletown tower, at $1,055/sq ft.
Court-ordered saleMLS® R3161432
$459,000
406 – 1010 Richards Street
Yaletown, Vancouver West · “The Gallery”
Condo1 bd1 ba530 sq ft$866 / sq ft
The entry price on this side of the board: a Yaletown one-bedroom under $460,000. The MLS® Seller’s Interest field reads “Court Ordered Sale” — the board’s foreclosure extract had it at $479,000 before the latest reduction. Sold as is, and the court has the final say on any offer.
Before you write on one
Court approval, “as is” condition, possible GST, and strata or tenancy surprises are the norm on this board — not the exception. Kouros walks you through the exact process for the listing you are eyeing before any offer is written.
Talk it through with Kouros →Vancouver East
4 verified listings · Collingwood, Chinatown & Mount Pleasant · tap any photo to open the listing’s full gallery
Court-ordered saleMLS® R3140332
$369,900
205 – 5488 Cecil Street
Collingwood, Vancouver East · “Cecil Hill”
Condo1 bd1 ba535 sq ft$691 / sq ft≈19% below assessment
The deepest documented discount on this board, in the listing’s own words: “Court order sale, priced well below BC Assessment of $459,000.” At $369,900 the ask sits about 19% under its $459,000 assessment — steps from Joyce–Collingwood SkyTrain.
Court-ordered saleMLS® R3167368
$375,000
309 – 189 Keefer Street
Chinatown / Downtown East, Vancouver East
Condo1 bd1 ba449 sq ft$835 / sq ftCut $14,000 Oct 20
“Court-Ordered Sale. Sold ‘as-is, where-is.’” — the listing’s own words. A Chinatown one-bedroom cut $14,000 on October 20: small, central, and sold strictly as is — the condition homework is the buyer’s.
Court-ordered saleMLS® R3166752
$480,000
216 – 3520 Crowley Drive
Collingwood, Vancouver East · “Millenio”
Condo1 bd1 ba649 sq ft$740 / sq ft
“Court order sale, 1 bedroom at Millenio at Collingwood Village” — and the MLS® Seller’s Interest field reads Court Ordered Sale as well. The remarks note the suite needs renovation, which is exactly why a Collingwood Village one-bedroom is $480,000. Its gallery is the listing’s own five photos.
Court-ordered saleMLS® R3168154
$649,000
212 – 1661 Quebec Street
Mount Pleasant / Olympic Village, Vancouver East
Condo1 bd + den1 ba667 sq ft$973 / sq ft
Another listing that says it outright: “COURT-ORDERED SALE… all offers are subject to approval of the Supreme Court of British Columbia.” A one-bed-plus-den in the Olympic Village pocket at $973/sq ft — Science World, the seawall and the SkyTrain are the neighbourhood.
Burnaby
2 verified listings · Brentwood Park · tap any photo to open the listing’s full gallery
Court-ordered saleMLS® R3149711
$690,000
101 – 1768 Gilmore Avenue
Brentwood Park, Burnaby · “Escala”
Condo2 bd2 ba808 sq ft$854 / sq ft≈88 days on market
On this board through the MLS® record itself — Seller’s Interest: “Court Ordered Sale” — and carried in the Zealty foreclosure index. A two-bedroom at Escala, the same Brentwood pocket as Kouros’s own Gilmore Place listing; the foreclosure extract had it at $705,000 before the current $690,000. Sold as is, where is.
Court-ordered saleMLS® R3165274
$1,299,900
2803 – 4400 Buchanan Street
Brentwood Park, Burnaby · “Motif”
Condo2 bd3 ba1,616 sq ft$804 / sq ft
The listing brokerage’s own post calls it a “Court-ordered sale. Schedule A may accompany offers,” and the current remarks keep it: “Schedule A needs to be part of offering” — Schedule A is the standard court-ordered-sale addendum. A 28th-floor, 1,616 sq ft home at Motif, at $804/sq ft.
Richmond
4 verified listings · Granville, East Cambie & McLennan · tap any photo to open the listing’s full gallery
Court-ordered sale · LeaseholdMLS® R3172541
$149,000
201 – 7280 Lindsay Road
Granville, Richmond · “Sussex Square”
Condo · Leasehold prepaid1 bd1 ba634 sq ft$235 / sq ft
The cheapest court-ordered listing found anywhere in Greater Vancouver — and the one to read most carefully. The remarks: “Court order sale, 1 bedroom suite in the Sussex Square leasehold building.” This is leasehold prepaid: the lease runs to December 31, 2087, and the maintenance fee includes property tax, heat and hot water. One caution: a second index carries this same suite under MLS® R3174227 — Kouros confirms which number is live before you act.
Court-ordered saleMLS® R3168806
$850,000
11 – 7300 Ledway Road
Granville, Richmond · “Laurelwood Gardens”
Townhouse3 bd2 ba1,480 sq ft$574 / sq ftCut $29,000 Oct 19
A three-bedroom Granville townhouse on the court-ordered list — the MLS® Seller’s Interest field reads “Court Ordered Sale” — at $574/sq ft, among the lowest per-foot prices on this board, and cut $29,000 on October 19. The listing carries a single photo, so Kouros walks this one with you in person.
Court-ordered saleMLS® R3148707
$1,549,000
11971 Montego Street
East Cambie, Richmond
House6 bd6 ba3,085 sq ft$502 / sq ft
“Court-Ordered Sale” — in the listing’s own remarks. Six bedrooms and 3,085 sq ft in East Cambie at $502/sq ft: house-scale space at a per-foot price this board rarely shows in Richmond.
Court-ordered saleMLS® R3130928
$4,000,000
10591 Granville Avenue
McLennan, Richmond
House on 3.88 acres4 bd6 ba6,058 sq ft$660 / sq ftCut $880,000 Sep 29
“Court Ordered Sale” — the listing’s own words. A 6,058 sq ft house on 3.88 acres in McLennan, cut $880,000 on September 29. Acreage inside Richmond’s city limits almost never reaches the court’s list; when it does, the process — not the land — is what needs an expert read.
How this board is verified: every listing above was confirmed active on October 21, 2026 against live MLS®-feed sources — the board's published foreclosure extract (Seller's Interest: Court Ordered Sale), Zealty's court-ordered (foreclosure) feed and Zolo listing records — with its MLS® number shown so you can pull it up in any listing search. Where a listing's own remarks state the court-ordered terms, the card quotes them; where the court status comes from the MLS® record itself, the card says so. Photos are each listing's own, shown in the listing's gallery order. Court dates get set, offers get approved and listings sell — confirm the current status of any pick with Kouros before you act on it, and expect this board to change as the weekly court and bank-sale lists update.
Rentals
Renting? The MLS® has that too.
Plenty of homes, condos and suites for rent are listed on the MLS® — not just on the big rental sites — in every corner of British Columbia. Use this search for your own move, on your own time: no account, no obligation, and no need to involve Kouros at all. And if you would rather have help — or you are a landlord with a home to place — he is one message away.
Proof, not promises
Recently sold
A track record you can check. This wall is built for Kouros's real record — at launch, every card is a verified sale with its sold price, because past results are the single best predictor of what an agent will do for your home.
SoldWest VancouverWaterfront Detached
West Bay, West Vancouver
DetachedWaterfront
SoldAmblesideFamily Home
Ambleside, West Vancouver
DetachedNear beach & village
SoldNorth VancouverView Home
Upper Lonsdale, North Vancouver
DetachedInlet & city views
SoldCoal HarbourLuxury Condo
Coal Harbour, Downtown Vancouver
CondoHarbour view
SoldYaletownMarina-View Condo
Yaletown, Downtown Vancouver
CondoFalse Creek view
SoldInvestmentTenanted Investment
Downtown Vancouver
Multi-unitTenanted
This wall populates at launch from Kouros's verified MLS® sold history — addresses and sold prices included. Ask him today and he will walk you through his recent comparable sales in person.
Market Update
The market, in numbers
For clients who read the data before they make a move: the board's own figures — what sold, what is sitting on the market, and where benchmark prices are heading in the four markets Kouros works every week. Statistics month: September 2026, from Greater Vancouver REALTORS® (GVR), published October 2, 2026. This page is refreshed every month when the board publishes its statistics package — and once this site's board feed (sold data through the VOW) connects, the sold-based charts will refresh from live board data instead of the monthly package.
$1,075,900
Metro Vancouver benchmark price — all homes
−5.5% vs Sep 2025 · −0.6% vs Aug 2026 (MLS® HPI composite)
1,717
Homes sold — September 2026
−8.4% vs Sep 2025 · 25% below the 10-year seasonal average of 2,289
16,394
Active listings on the MLS®
−4.0% vs Sep 2025 · still 24.3% above the 10-year average of 13,186
5,852
New listings — September 2026
−10.3% vs Sep 2025 · sellers are listing less, even as choice stays high
10.9%
Sales-to-active listings ratio
Below the 12% line where GVR's analysis says downward price pressure builds
≈ 9.5 months
Months of inventory — region-wide
Active listings ÷ September sales, computed from GVR's published totals
Benchmark price — Metro Vancouver, 2026 so far
MLS® Home Price Index composite benchmark, all residential properties, January – September 2026.
Source: Greater Vancouver REALTORS® / CREA MLS® Home Price Index, monthly releases through September 2026.
Detached benchmark price — 12 months
September 2025 → September 2026, MLS® HPI benchmark for a typical detached home.
Vancouver WestWest VancouverNorth VancouverVancouver East
Apartment benchmark price — 12 months
September 2025 → September 2026, MLS® HPI benchmark for a typical apartment home.
West VancouverNorth VancouverVancouver WestVancouver East
Source: Greater Vancouver REALTORS®, MLS® Home Price Index, September 2026. Points before September 2026 are derived from the 1-, 3-, 6- and 12-month index changes published in the same GVR table, so every point traces to the board's own release.
Market balance — sales-to-active listings ratio, September 2026
GVR's rule of thumb from its historical analysis: sustained readings below 12% come with downward pressure on prices; sustained readings above 20% come with upward pressure. September sits below the line — a buyer's market on the board's own measure.
By property type (thin markers):Detached · 9.7%Apartments · 11.4%Attached · 12.2%
Source: Greater Vancouver REALTORS®, September 2026 statistics release.
The four markets, September 2026
Sales and new listings are the month's actual MLS® activity; benchmark prices are the MLS® HPI for a typical home in each area.
West Vancouver
Sales (Sep)60
New listings176
Sales to new listings34%
Detached benchmark$2,822,900
Detached, 1 year−9.9%
Apartment benchmark$1,097,300
Apartment, 1 year−5.7%
North Vancouver
Sales (Sep)126
New listings554
Sales to new listings23%
Detached benchmark$2,042,000
Detached, 1 year−6.2%
Apartment benchmark$769,000
Apartment, 1 year−3.2%
Vancouver West
Sales (Sep)306
New listings1,136
Sales to new listings27%
Detached benchmark$2,916,100
Detached, 1 year−8.7%
Apartment benchmark$761,800
Apartment, 1 year−5.2%
Vancouver East
Sales (Sep)183
New listings770
Sales to new listings24%
Detached benchmark$1,630,500
Detached, 1 year−7.7%
Apartment benchmark$634,800
Apartment, 1 year−5.2%
Source: Greater Vancouver REALTORS®, MLS® Statistics Package — September 2026, Listing & Sales Activity Summary and MLS® Home Price Index tables. West Vancouver activity is reported by the board as “West Vancouver / Howe Sound.” One honest limit: the board publishes the sales-to-active listings ratio and inventory totals for the region as a whole (by property type), not area by area — so the balance gauge above is regional, and each area card shows that market's sales against its new listings, the flow measure GVR does publish by area. Read the full September 2026 statistics package (PDF) ↗
What it means — Kouros's read.
The headline says sales fell 8.4%. The detail says something more useful: detached sales actually rose 4.2% and townhouse sales rose 0.6% year over year — the entire decline is apartments, down 18.6%. End-users are buying houses; investor demand for condos is still on the sidelines. With the sales-to-active ratio at 10.9% — below the board's own 12% pressure line — and roughly nine and a half months of inventory for sale, buyers hold the leverage right now, and benchmark prices have eased about 3% since January. Selling? Price from this month's comparable sales, not from last year's. Buying or investing? Sixteen thousand listings is 24% more choice than the ten-year average — the selection needed to find a genuine deal is on the market today, and it is the tenanted detached homes that are trading while investor condos sit.
Where I work
Neighbourhoods
Four markets I work every week — each one trades differently, from pricing and strata rules to rental demand and even the best day to list. Below them, the regions the search on this site reaches across the province.
West Vancouver
Waterfront estates, the British Properties, Ambleside and Dundarave village homes. Large lots, ocean and mountain views, and some of the most valuable residential land in Canada. Value here lives in the lot, the view corridor and the street — in that order.
Character: quiet, leafy, ocean-first — two villages, one shorelineHomes: waterfront estates, view lots, village condosBest for: downsizers by the beach, estate buyers, land value plays
WaterfrontBritish PropertiesAmblesideDundarave
North Vancouver
From Edgemont Village and Upper Lonsdale family homes to Lynn Valley and the new Lonsdale waterfront condos. Prime North Van — closer to the water, on the right streets — keeps rewarding patient buyers, especially tenanted homes priced as genuine deals.
Character: mountain trailheads, village centres, inlet viewsHomes: family detached, new waterfront condos, tenanted housesBest for: families, outdoors-first buyers, value-focused investors
EdgemontLynn ValleyLower LonsdaleCapilano
Coal Harbour & Downtown
Marina-front luxury towers, harbour and mountain views, and the business core on your doorstep. A favourite for downsizers and executives who want lock-and-leave living without giving up space or outlook.
Character: polished, quiet towers on the harbour seawallHomes: luxury condos and penthousesBest for: downsizers, executives, lock-and-leave owners
Luxury condosWater viewsLock-and-leave
Yaletown
Converted warehouse lofts, patios on Hamilton and Mainland, and False Creek at the end of the street. Yaletown rewards buyers who know the buildings — heritage conversions, rental rules and strata health vary block by block.
Character: heritage brick, restaurant patios, marina energyHomes: warehouse lofts, False Creek condosBest for: first homes, pied-à-terre, rental investors
LoftsFalse CreekFirst homes & pied-à-terre
Beyond the Lower Mainland — all of British Columbia
The search on this site is not fenced in. The same MLS® bar above reaches every board in the province — lake country, the Island, the Valley and rural acreage — so wherever in BC your move is headed, you can start it here.
Okanagan
Lakefront homes, vineyard acreage and lock-and-leave condos from Vernon through Kelowna and Penticton to Osoyoos — Canada's lake-and-wine country, and a favourite for second homes and relocations.
Character: hot summers, big lake, orchards and vinesHomes: lakefront, vineyard acreage, resort condosBest for: second homes, relocations, retirement moves
KelownaWest KelownaPentictonVernon
Vancouver Island
Victoria's harbour condos and heritage homes, up-island acreage, and oceanfront from Sooke to the Comox Valley and Campbell River. A different pace, the same pricing discipline.
Character: harbour cities, old-growth coast, island paceHomes: harbour condos, character homes, oceanfront acreageBest for: downsizers, relocations, recreational property
VictoriaNanaimoSookeComox Valley
Fraser Valley
Farmland, family subdivisions and acreage under Mount Baker and the Golden Ears — Abbotsford, Langley, Mission and Chilliwack, where a dollar still buys land, not just airspace.
Character: farm country framed by serious mountainsHomes: acreages, family detached, farm & hobby landBest for: families upsizing, acreage buyers, land value
AbbotsfordLangleyMissionChilliwack
Services
How I help
Modelled on what the top Greater Vancouver realtors offer — then stripped of the fluff. Straight advice, sharp pricing, and negotiation that protects your money.
Buying
Buy with the full picture
Private previews, honest reads on value (including what a home will be worth to the next buyer), strata and document review before you write, and offers structured to win without overpaying.
Selling
Sell for what it is really worth
Pricing from live comparable sales — not hope. Professional photography of the home and the amenities and neighbourhood around it, staging advice, and exposure to qualified buyers, including my private investor network.
Investing
Investment & rental properties
Small rental buildings and tenanted units — typically 3 to 8 units around the $1M mark per property — in West Vancouver, prime North Vancouver and downtown. Tenanted homes often carry the genuine deals; I run the rent, cap-rate and appreciation case before you ever see a showing.
Private
Off-market & private sales
Some of the best opportunities never reach the public portals. Through my network I bring qualified, discreet buyers and sellers together — useful when privacy matters as much as price.
The process
Selling, step by step
Price it right
A written valuation from recent comparable sales in your exact pocket — and a candid talk about where the market is heading, not just where it has been.
Prepare & photograph
Declutter and staging plan, then extensive photography: every room, the building amenities, and the street and neighbourhood your buyer is really buying into.
Launch & negotiate
MLS® launch, private outreach to qualified buyers and investors, showings managed end to end — and hard, patient negotiation on price and terms.
Close cleanly
Subjects removed, documents in order, and a smooth handover on completion day. My job ends when your money is in and your keys are exchanged — not when the sign goes up.
Plan the numbers
Monthly payment calculator
A quick planning estimate — not a mortgage approval. Move the numbers and see the payment change instantly.
Estimated monthly payment
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About
Kouros Pezesh — Personal Real Estate Corporation (PREC*)
I am a Personal Real Estate Corporation (PREC*) with Royal Pacific Lions Gate Realty Ltd., based at 203 – 1555 Marine Drive in West Vancouver, working across Greater Vancouver with a focus on the North Shore and downtown.
My clients range from first-time buyers in Yaletown to families upsizing in Edgemont, downsizers moving to Coal Harbour, and sophisticated private investors building small rental portfolios. What they have in common: they want a genuine deal, honest numbers, and an agent who will tell them when not to buy.
- Local first: West Vancouver, North Vancouver, Coal Harbour and Yaletown are my home markets — I price from the street, not the spreadsheet alone.
- Investor-minded: tenanted properties, rental buildings and holding properties assessed on rent, location and future potential.
- Private network: off-market introductions for buyers and sellers who prefer to work quietly.
- Full service: photography, presentation, negotiation and closing handled end to end.
Sold & listing history: Kouros's full sold record and current listings will live on this page, updated from his MLS® history. Ask him for the current list any time — he will walk you through every comparable himself.
Free Home Evaluation
Request your home evaluation & marketing proposal
The one thing most sellers actually need: what your home will sell for, and exactly how Kouros would market it to get there. Send the address and he will prepare a written, comparable-based evaluation with a full marketing proposal — photography, presentation and pricing strategy included. No obligation. Buying or investing instead? Use the same form and the search starts the same day.
Office
Kouros Pezesh, Personal Real Estate Corporation (PREC*)
Royal Pacific Lions Gate Realty Ltd.
203 – 1555 Marine Drive
West Vancouver, BC
Website: kourospezesh.com
Areas: West Vancouver · North Vancouver · Coal Harbour · Yaletown · Greater Vancouver · All of British Columbia
Prefer to talk first? Request a callback in the form and Kouros will call you back personally — no call centre, no assistant.