Pemberton Heights, North Vancouver - October 2026 Real Estate Report
Pemberton Heights Real Estate Update: Your Home Is Worth More Than the City Thinks
The Vibe Right Now
If you own a home in Pemberton Heights and you haven't checked your HonestDoor Price lately, now is the time. The city's assessment has you pegged at an average of $2,409,644. The real-world number? Closer to $2,488,604. That's a gap of roughly $79,000 sitting on the table - and that gap matters when you're deciding whether to sell, refinance, or just figure out where you actually stand.
The neighbourhood itself is holding steady. Growth dipped a tiny 0.03% year over year - basically flat. Think of it as Pemberton Heights taking a breather after years of strong performance. It's not a red flag. It's a pause.
Houses: Solid Ground, But Watch the Trend
For those of us with detached houses here, the picture looks like this:
- Average sale price: $2,135,000
- Price per square foot: $856
- HonestDoor predicted market value: $2,438,441
- 3-month moving average: $2,443,363 (values are easing slightly)
- Estimated monthly rent: $7,968
- Rental yield: 3.53%
- Recent value change: -0.64%
- Growth rank: 35 out of 53 neighbourhoods in North Vancouver
- Price rank: 16 out of 47 neighbourhoods in North Vancouver (above average)
Here's the honest read: we're sitting above average on price but below average on growth momentum right now. The predicted value is nudging down against the 3-month average - nothing dramatic, but it tells us the market isn't accelerating at the moment. Only 1 house sold so far in 2026, so we're working with a thin data set. Don't read too much into a single transaction.
The price rank of 16 out of 47 is the number to feel good about. Pemberton Heights commands a premium in North Vancouver. That hasn't changed.
Condos: A Quiet Outperformer
The condo story here is actually pretty interesting. Our condos are punching above their weight compared to nearby neighbourhoods:
- Average HonestDoor Price: $809,009 (up 2.80% from the previous period)
- Predicted market value: $787,009
- 3-month moving average: $798,043 (also easing slightly)
- Estimated monthly rent: $3,561
- Rental yield: 3.29%
- Recent value change: -1.00%
- Growth rank: 24 out of 48 neighbourhoods - above average in North Vancouver
- Airbnb rank in North Vancouver: 30
Compare that to nearby options: Lower Capilano Marine condos average $716,938, Lions Gate sits at $624,043, and Norgate comes in at $565,500. Our condos are priced higher than all three neighbours - and we're still ranking above average for growth. That's a real competitive position.
The short-term value dip of 1.00% is worth watching, but the 2.80% bump in the HonestDoor Price over the previous period shows underlying demand hasn't disappeared.
The Secret Sauce: Why Your HonestDoor Price Beats Waiting for the Next Assessment
Here's the thing about BC property assessments - they're a snapshot from July 1 of the previous year. By the time that number lands in your mailbox, it's already stale. The market has moved. Buyer demand has shifted. Interest rates have changed.
The HonestDoor Price pulls from real transaction data and updates continuously. For Pemberton Heights houses, that means a live estimate of $2,438,441 versus a government assessment of $2,409,644. For condos, the HonestDoor Price of $809,009 gives you a current read that no annual assessment can match.
If you're using your assessed value to make a financial decision right now - whether that's a HELOC, a sale price conversation with an agent, or just knowing your net worth - you're working with old information. The HonestDoor Price is the real-world check.
So What Does This Mean If You're Thinking About Selling This Summer?
Straight talk: the window is open, but it's not wide open. Here's how to think about it.
- Pemberton Heights houses rank 16 out of 47 on price in North Vancouver. Buyers know this neighbourhood commands a premium. That's your leverage.
- Values are easing slightly off their 3-month highs. Waiting for a big price surge this summer isn't a strategy backed by the current numbers.
- With only 1 transaction recorded so far in 2026, inventory is tight. Low supply with steady demand is a seller's friend.
- Your HonestDoor Price is running about $79,000 above the city's assessment for houses. Price your home based on the live number, not the stale one.
- Nearby neighbourhoods like Lions Gate and Lower Capilano Marine are cheaper and showing slightly faster growth. Buyers priced out of Pemberton Heights may start looking there - which is a reason not to wait too long.
If your house is in good shape and you've been sitting on the fence, this summer is a reasonable time to move. The neighbourhood is still premium-priced, inventory is thin, and the HonestDoor Price gives you a stronger starting point than the assessment alone. Get your number, talk to an agent who knows this pocket, and make a decision based on real data - not last year's paperwork.
pemberton heights | north vancouver | october 2026This information is all based on our opinions based on the information available to us. Everyone's situation may be different and you should reach out to us for more personalized information.