Your West Vancouver REALTOR® — Muzaffar Manghat

West Vancouver is a waterfront and hillside community on the North Shore, stretching from Ambleside and Park Royal to Horseshoe Bay, with mostly detached homes, ocean and city views, and mountains right behind. It suits established families, downsizers looking for a condo by the seawalk, and buyers who want a quieter pace close to downtown Vancouver. I help buyers and sellers in West Vancouver with honest pricing, local market data and a clear plan.

West Vancouver at a glance

Population	44,122 in the 2021 Census, up 3.9% from 2016. Median age 51, about ten years older than the regional median (District of West Vancouver 2025 Community Profile).
Location	The District of West Vancouver runs along the north shore of Burrard Inlet and Howe Sound, west of the Capilano River and North Vancouver, up to Horseshoe Bay and the Sea to Sky Highway.
Main neighbourhoods	Ambleside, Hollyburn, Dundarave, Park Royal / Taylor Way, British Properties, Cypress Park, Caulfeild, Eagle Harbour, Whytecliff and Horseshoe Bay.
Housing mix	17,690 occupied homes in 2021: about 64% single-detached, 22% high-rise apartments, 9% low-rise apartments, 3% multiplex and 2% townhouses. About 71% of households own their home.
Transit	West Vancouver Transit routes such as the 250 (Dundarave / Horseshoe Bay), 253 (Caulfeild), 254 (British Properties) and 257 express; R2 RapidBus from Park Royal; BC Ferries from Horseshoe Bay.
Major roads	Highway 1/99 (Upper Levels Highway), Marine Drive, Taylor Way to the Lions Gate Bridge, and Highway 99 (Sea to Sky) north from Horseshoe Bay.
School district	School District No. 45 (West Vancouver Schools): 14 elementary and 3 secondary schools serving West Vancouver, Bowen Island and Lions Bay.
Real estate board	Greater Vancouver REALTORS®.
Local taxes and rules	BC speculation and vacancy tax area; 2026 property taxes due July 2; pay parking at several destination parks, with a free resident pass.

West Vancouver neighbourhoods

West Vancouver neighbourhoods range from walkable waterfront villages to large-lot hillside areas.

Ambleside

West Vancouver's main town centre, with shops along Marine Drive, Clyde Avenue and Bellevue Avenue, Ambleside Park and Beach, and John Lawson Park. It has many of the District's apartment buildings, including older low-rise rentals, plus single-family streets upslope. A local area plan for the area is in progress, so it suits condo buyers and downsizers who want to walk to the water.

Hollyburn

The area around the West Vancouver Community Centre and Memorial Library, just upslope from Ambleside. It mixes apartments, older detached homes and quiet residential streets. Good for buyers who want recreation facilities and shops close by without being right on Marine Drive.

Dundarave

A smaller seaside village west of Ambleside, with a commercial strip on Marine Drive and Dundarave Park at the end of the Centennial Seawalk. Detached homes fill most surrounding streets, with apartments closer to Marine Drive. It suits buyers who want a village feel and a beach walk on the doorstep.

Park Royal and Taylor Way

The commercial area at the foot of Taylor Way near the Lions Gate Bridge, anchored by Park Royal shopping centre and the R2 RapidBus. Nearby homes include towers and apartments as well as detached streets. A convenient choice for commuters into downtown Vancouver.

British Properties

A large hillside residential area above the Upper Levels Highway, known for detached homes on bigger lots with city and ocean views. Route 254 connects it to Park Royal. It suits buyers looking for space, privacy and views, and who are comfortable with hillside driving.

Cypress Park and Upper Lands

Upper-level neighbourhoods on the slopes toward Cypress Provincial Park, plus newer developments such as Rodgers Creek and Evelyn, where build-out is ongoing. Cypress Village planning is underway. A fit for buyers who want newer homes and quick access to mountain trails and skiing.

Caulfeild and Eagle Harbour

Western neighbourhoods of mostly detached homes on wooded and waterfront lots, with Caulfeild Elementary and Eagle Harbour Montessori nearby. Route 253 serves Caulfeild. Popular with families who want a quieter setting while staying near Highway 1.

Whytecliff and Horseshoe Bay

Horseshoe Bay is a small village and commercial area at the BC Ferries terminal, with Whytecliff Park, a destination waterfront park, nearby. Homes in the surrounding area are mainly detached. Good for buyers who love the water, travel to the islands or the Sunshine Coast, or commute north on the Sea to Sky.

The West Vancouver real estate market

The West Vancouver real estate market is dominated by detached houses, which make up about two-thirds of homes. Condos for sale in West Vancouver are concentrated around Ambleside, Dundarave and Park Royal, and include both older buildings and newer concrete projects. Townhouses are rare, which is why the board does not publish a separate West Vancouver townhouse benchmark. New construction is mostly in the Upper Lands, such as Rodgers Creek and Evelyn, and in occasional infill and mixed-use projects along Marine Drive.

Prices depend on view, lot size and slope, waterfront access, school catchment, the age and condition of the house, and proximity to the Lions Gate Bridge. The District's OCP estimates about 5,000 net new homes between 2018 and 2041, which shows that supply here changes slowly.

Greater Vancouver REALTORS®, October 2026 reported these MLS® Home Price Index benchmarks for West Vancouver:

All residential: $2,299,200 (down 3.5% from a year earlier)
Detached: $2,864,900 (down 7.2%)
Apartment: $1,142,600 (up 4.5%)
Townhouse: no benchmark reported for West Vancouver

Because there are relatively few sales each month, West Vancouver figures can swing more than larger areas. See the Greater Vancouver REALTORS® monthly market report for the latest data.

Mortgage context: On October 28, 2026, the Bank of Canada raised its policy interest rate by 25 basis points to 2.5%. The next scheduled announcement is December 9, 2026. Ask a licensed mortgage professional how this affects you.

Schools and education in West Vancouver

Public schools are run by School District No. 45, West Vancouver Schools, which has 14 elementary and 3 secondary schools and draws students from West Vancouver, Bowen Island, Lions Bay and beyond.

International Baccalaureate: Primary Years Programme at Cypress Park, West Bay and École Cedardale; Middle Years Programme at Rockridge Secondary; IB Diploma at West Vancouver Secondary.
French Immersion: École Cedardale and École Pauline Johnson elementary schools.
Advanced Placement: Rockridge and École Sentinel secondary schools.
Other options: Eagle Harbour Montessori, the iDEC program at Caulfeild, and district academies in sports such as soccer, tennis, basketball and fencing, plus a mechatronics and robotics academy.

The District's community profile counts about 80 childcare and preschool facilities with roughly 2,000 spaces. Capilano University is a short drive east in North Vancouver, and downtown Vancouver's campuses are across the Lions Gate Bridge.

Getting around West Vancouver

Most daily trips in West Vancouver are by car; the District reports cars make up at least 80% of daily trips. About 60% of working residents commute out of the District, with 27% going to Vancouver.

Buses: West Vancouver Transit routes link Park Royal, Ambleside, Dundarave, Caulfeild, British Properties and Horseshoe Bay, and express service runs to downtown Vancouver.
R2 RapidBus: starts at Park Royal and runs east across North Vancouver to Phibbs Exchange, with service on to Metrotown.
SeaBus: reachable by bus at Lonsdale Quay in North Vancouver, for a roughly 12-minute crossing to Waterfront Station.
Highways: the Upper Levels Highway (Highway 1/99) runs across the District, Taylor Way and Marine Drive lead to the Lions Gate Bridge, and Highway 99 heads north from Horseshoe Bay toward Squamish and Whistler.
BC Ferries: the Horseshoe Bay terminal at 6750 Keith Road serves Nanaimo (Departure Bay), the Sunshine Coast (Langdale) and Bowen Island (Snug Cove).

Parks, recreation and things to do in West Vancouver

The District reports more than 140 parks, amenities and playgrounds, about 135 km of trails and over 30 km of publicly accessible shoreline.

Lighthouse Park: about 75 hectares protecting old-growth coastal forest, with a viewpoint of the Point Atkinson Lighthouse, a national historic site.
Centennial Seawalk: an easy, roughly 1.7 km walk from the foot of 18th Street to Dundarave Park; bikes and boards are not allowed.
Ambleside Park and John Lawson Park: waterfront parks for beach days, picnics and play.
Whytecliff Park: a destination waterfront park near Horseshoe Bay; West Vancouver's waterfront parks support swimming, kayaking, paddle boarding and scuba diving.
Cypress Provincial Park: established in 1975, with Cypress Mountain Resort for downhill and cross-country skiing, and trails including the Howe Sound Crest Trail, Eagle Bluffs and the Yew Lake barrier-free trail.
Capilano River Regional Park: trails along the Capilano River on the border with North Vancouver.
Community facilities: the Ice Arena, Aquatic Centre and Seniors' Activity Centre recorded about 1.5 million visits and nearly 700 programs in 2024.

Several destination parks, including Lighthouse, Whytecliff and Ambleside, have pay parking, but residents can get a free annual resident pass.

Local rules and costs to know in West Vancouver

BC speculation and vacancy tax

The District of West Vancouver is a provincial speculation and vacancy tax area. Owners must declare by March 31 each year. From the 2026 tax year the Province has set rates of 1% for Canadian citizens and permanent residents and 3% for foreign owners and untaxed worldwide earners, unless an exemption applies.

Property transfer tax

BC property transfer tax is due on registration. At typical West Vancouver prices, most purchases are above the first-time buyer exemption limit, which phases out completely at $860,000. Estimate your cost with the BC property transfer tax calculator.

Small-scale multi-unit housing

West Vancouver's approach to the provincial small-scale multi-unit housing law is narrower than in many cities. The District says single-family sites that already allow a house, a secondary suite and a coach house are not subject to the rules. About 222 parcels in certain zones would need amendments, and in May 2024 Council defeated first reading of the related zoning bylaw amendment. The District has also asked the Province to exempt the RS6 zone (Eagle Island and the area known as Abode). Ask planning staff before buying a lot with redevelopment in mind.

Property tax

West Vancouver's 2026 property taxes were due July 2, 2026, with a 5% penalty on unpaid current taxes after that date and another 5% after September 2. Home owner grants are claimed through the Province, not the District. See the District's property taxes page.

Buying a home in West Vancouver

Decide what matters most: walkable Ambleside or Dundarave, views in the British Properties, or space and quiet in the western neighbourhoods.
On hillside lots, have the home inspected for drainage, retaining walls, rock and slope issues, and ask about any development permit areas on the property.
For condos, check the strata's age, depreciation report, contingency fund and any planned building envelope or elevator work.
If you want to add a suite or coach house, confirm what your zone allows before you write an offer.
Check SD45 catchments and IB or French Immersion intake rules early if schooling is part of your move.
Test the Lions Gate Bridge commute at rush hour.
Use the home affordability calculator to set a realistic range before you book viewings.

Selling a home in West Vancouver

Price against truly similar homes; view, lot size and frontage can change value more than square footage.
Because there are fewer sales in a typical month, read benchmark trends together with recent comparable sales, not alone.
Gather permits, renovation records and any geotechnical or drainage reports so buyers can move forward with confidence.
Show the lifestyle: proximity to the seawalk, beaches, trails and ski hills is a big part of what buyers pay for here.
For condos, highlight walkability to Ambleside or Dundarave village shops and the condition of the building.
Start with a free home value estimate and work out what you could net with the seller net proceeds calculator.

West Vancouver real estate FAQs

What is the benchmark price of a home in West Vancouver?

Greater Vancouver REALTORS® reported, for October 2026, an all-residential benchmark of $2,299,200 for West Vancouver, with detached homes at $2,864,900 and apartments at $1,142,600.

What types of homes are in West Vancouver?

Mostly detached houses: about 64% of occupied homes in 2021, according to the District. High-rise apartments are about 22%, low-rise apartments 9%, and multiplexes and townhouses together about 5%.

Which school district serves West Vancouver?

School District No. 45, West Vancouver Schools, with 14 elementary and 3 secondary schools. It offers the IB Primary Years, Middle Years and Diploma programmes, French Immersion and Advanced Placement.

Is West Vancouver subject to the speculation and vacancy tax?

Yes. The District of West Vancouver is on the Province's list of taxable areas, so owners must complete a declaration by March 31 every year.

Can I build a multiplex on a West Vancouver lot?

For most single-family lots, the provincial multiplex rules do not apply because those sites already allow a house, a suite and a coach house. Only a few hundred parcels in specific zones are affected. Check with the District for your address.

Where does the ferry leave from in West Vancouver?

BC Ferries' Horseshoe Bay terminal serves Nanaimo (Departure Bay), Langdale on the Sunshine Coast and Bowen Island.

Thinking of buying or selling in West Vancouver?

Whether you are downsizing to a condo near the seawalk or selling a family home with a view, I will help you read the data, price with care and plan each step. I serve buyers and sellers across the Lower Mainland in English, Hindi, Punjabi and Urdu.

Get my free home value Call or text 604-785-5555 Free buyer & seller tools

Muzaffar Manghat, REALTOR®, Sutton Premier Realty

Sources

This page is general information, not financial, mortgage, tax or legal advice. Information is believed reliable but not guaranteed and may change; verify details with the source. Listings shown on this site may be from other brokerages. This is not intended to solicit buyers or sellers currently under contract with a brokerage.