What changed. Why it matters. How to think about it.

Market-Wide Overview — Everything Covered in This Report

December didn't surprise the market. It confirmed what had been forming all year.

Across all the areas covered in this report — Vancouver (West, East, Downtown), West Vancouver, North Vancouver, Richmond, Ladner, and Tsawwassen — activity slowed seasonally, prices softened compared to 2024, and buyer behaviour became more deliberate.

That doesn't describe a weak market. It describes a selective one.

The biggest shift in 2025 wasn't price — it was patience. Buyers stopped rushing. Sellers who adjusted to that reality did fine. Sellers who waited for urgency that never came watched their homes sit.

Homes priced to sell sold. Homes priced on hope didn't.

City of Vancouver — West Side

Attached Homes (Condos & Townhomes)

The Westside attached market spent most of 2025 recalibrating after a strong 2024.

By December, sales ratios sat in balanced territory. Prices were lower than last year. Buyers were active — but careful.

The Westside name doesn't carry the premium it used to. Location and layout matter more than the postal code now.

A well-located, well-laid-out unit priced realistically still moves. A similar unit priced as if it's 2022 does not.

What this means in real life: Buyers are comparing more. Sellers don't get automatic benefit of the doubt anymore.

Detached Homes

Westside detached faced the hardest adjustment.

High price points, elevated inventory, and fewer urgency-driven buyers pushed this segment firmly into buyer-leaning territory. That doesn't mean nothing sells — it means buyers set the pace.

The data shows fewer sales, longer decision cycles, and meaningful price softening compared to last year.

Here's what's happening: Buyers have options, time, and information. Sellers who respect that are closing deals. Sellers waiting for urgency that isn't coming are watching homes sit.

City of Vancouver — East Side

Detached Homes

East Van detached remained the most predictable house market in 2025.

Prices softened modestly. Inventory stayed elevated. Buyers took their time — but didn't disappear.

Demand softened, but it didn't vanish. Buyers here run the math — duplex potential, renovation costs, land value. When the price justifies the work, homes move. When it doesn't, they don't.

Quiet truth: East Van doesn't reward optimism. It rewards realism.

Attached Homes

East Van attached showed some of the healthiest momentum in the city.

Sales ratios were stronger than the Westside in several segments, driven by affordability and practicality. Entry-level condos and family-oriented townhomes attracted steady interest.

Well-priced units in walkable areas moved consistently. Premium finishes didn't justify premium prices anymore.

Even in the strongest segments, pricing discipline mattered.

Downtown Core

(Downtown, Yaletown, Coal Harbour, West End)

Downtown is where expectations were tested the most in 2025.

By December, the market sat squarely in balanced territory. Median prices were down compared to 2024. One-bed units sold more consistently than larger layouts. Premium towers lagged.

This wasn't fear. It was choice.

With inventory up, buyers can afford to be picky. They're comparing buildings, strata fees, layouts, and price per square foot like they're shopping on spreadsheets — because they are.

What this means: Downtown isn't weak — it's disciplined again.

By neighbourhood:

Yaletown held firm — walkability and amenities kept it competitive.

The West End stayed active because of relative affordability and lifestyle appeal.

Coal Harbour lagged and required sharper pricing to move inventory.

Downtown isn't one market. Each pocket behaves differently, and December made that clear.

Other Areas Worth Watching

West Vancouver's detached market stayed buyer-leaning at higher price points. Selectivity wasn't news here — it was the baseline. Homes that justified their price sold. Homes that didn't, didn't.

North Vancouver showed pockets of genuine demand, driven by lifestyle buyers rather than speculation. The market here responded to quality and location, not headlines.

Richmond's monthly volatility reflected low December sales counts, not sudden shifts. Small sample sizes exaggerate percentages — read the trend, not the month.

Ladner and Tsawwassen saw some homes sell over asking even in slower conditions. That's not momentum — it's scarcity. When inventory is thin and the right buyer shows up, outliers happen.

The lesson across all these areas is simple: one month never tells the whole story.

Buyer & Seller Playbook (Straight Talk)

If you're buying: You don't need to rush. You do need clarity. Good homes still attract competition, but leverage exists on anything priced ahead of the market. Know what you're looking for and move when it shows up.

If you're selling: The market won't meet you halfway anymore. The first price you list is the most important decision you'll make. Get it wrong and you're chasing the market down for months. Pricing isn't optimism — it's strategy.

Final Thought

Markets don't crash quietly. They normalize slowly.

December wasn't dramatic — and that's the point. It showed where leverage sits, where expectations belong, and where realism is being rewarded again.

If you're wondering where you fit in this market, let's talk. Your situation isn't generic — neither is the answer.

Want to go deeper?

• If you’d like to review the full detailed reports, you can access them here:

Vancouver Market (this report) → View FULL report
Greater Vancouver Market → VIEW FULL REPORT
Fraser Valley Market → View full report

If you want to talk through what any of this means for your property, timing, or next move, you can book a short strategy call here:

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A slow, steady shift — not a crash.

The numbers for December tell a clear story: the market is recalibrating.

Inventory is climbing, sales are lagging, and buyers are finally getting some breathing room.

But this isn’t a dramatic correction — it’s a controlled reset.

Here’s what’s actually happening.

The Big Picture (Greater Vancouver)

Sales: 1,846 in November

→ -15.4% year-over-year

→ 20.6% below the 10-year average

New Listings: 3,674

→ Flat compared to last year

Total Inventory: 15,149

→ +14.4% YoY

→ 36.3% above the 10-year average

Sales-to-Active Ratio:

• Overall: 12.6% (Balanced → leaning Buyers)

• Detached: 9.7% (Buyers’ market)

• Townhomes: 13.6% (Balanced)

• Condos: 14.8% (Balanced)

Benchmark Prices:

• Detached: $1,900,600 (-4.3% YoY)

• Townhomes: $1,065,600 (-4.4% YoY)

• Condos: $714,300 (-5.2% YoY)

My take:

Buyers have options. Sellers have competition.

Pricing correctly is the difference between selling and sitting.

Mortgage Update Heading Into December 10

Where rates sit right now:

• BoC Policy Rate: 2.25%

• Best 5-year fixed: ~3.6–3.8%

• Best 5-year variable: ~3.4–3.7%

What this means:

• Buyers benefit from the low-3% pre-approval window

• Renewers face higher payments—but nothing like the 5%+ shock from early 2025

• A return to 2% mortgages is unlikely

• Industry consensus: long-term discounted 5-year fixed likely settles around 4–5%

My take:

Rates help sentiment, but they don’t erase inventory pressure.

This market rewards buyers who are prepared — and sellers who are realistic.

What’s Happening in Key Neighbourhoods

Downtown Core (Downtown, Yaletown, West End, Coal Harbour)

• Sales Ratio: 13%

• Inventory: 1,049 (-6% MoM)

• Most active band: $600–$700K

Yaletown is the strongest performer.

Coal Harbour is slower.

1-beds still move fast when priced right.

My take:

Downtown is balanced but fragile.

Anything over $1M needs a sharp price to get attention.

Westside — Detached (Kits, Dunbar, Point Grey, etc.)

• Sales Ratio: 8%

• Inventory: 704

• Avg sale-to-list: 93% (approx. 7% under ask)

My take:

This segment is fully in buyers’ territory.

Overpricing = low traffic + long days on market.

Westside — Attached (Kits, Fairview, Cambie, etc.)

• Sales Ratio: 15%

• Kits: 44%

• Fairview: 22%

• Mount Pleasant (west side): 29%

My take:

Lifestyle wins.

Walkable neighbourhoods are outperforming the broader market.

Eastside — Detached (Grandview, Renfrew, Hastings, etc.)

• Sales Ratio: 9%

• Most active band: $1.25–$1.5M

My take:

Entry-level detached still sees real demand.

Anything above $2M must be razor-sharp on pricing.

Eastside — Attached (Mount Pleasant, Olympic Village, Knight, etc.)

• Sales Ratio: 20%

• Fraser: 50%

• Hastings: 60%

• Knight: 42%

• Mount Pleasant: 26%

My take:

One of the most balanced and dependable segments in the city.

Community-driven, walkable neighbourhoods continue to outperform.

Exit Markets for Downtown Sellers

(Grandview, Renfrew, Hastings Sunrise)

These areas offer:

• More attainable price points

• Stronger absorption than Westside detached

• A great mix of half-duplex and small-lot homes

My take:

If you’re moving out of the core, East Van gives you lifestyle, space, and value

Full Reports (For Data Lovers)

• MVR — SnapStats Metro Vancouver

• GVR — SnapStats Greater Vancouver

• FVR — SnapStats Fraser Valley

• GVR Stats Package — November 2025

If you’re unsure which one applies to your home, I’ll send you the exact report.

What This All Means

Vancouver is in a price-sensitive, inventory-heavy, negotiation-focused market.

• Sellers who price for today are selling

• Sellers who price for last year aren’t

• Buyers now have breathing room

• Detached = Buyers’ market

• Downtown condos + Eastside attached = Most liquid

Timing is less important than strategy.

Thinking About Your Next Move?

If you’re considering buying or selling in these neighbourhoods, I’ll walk you through:

• What comparable homes are actually selling for

• How long they’re sitting

• What today’s buyers care about

• Whether you should act now or wait

This isn’t a pitch — it’s clarity.

Book a time: Here

Or just message me directly. I respond to everyone.

— Chris Car

Vancouver REALTOR® | Downtown + East Van Specialist

By Chris Car | TRG – The Residential Group

🔎 The Big Picture

There are now more than 15,000 active listings across Greater Vancouver and the Fraser Valley.

That’s a clear shift toward a buyer’s market on paper — but the story isn’t that simple.

Detached listings are up and taking longer to sell.

Meanwhile, well-priced condos and townhomes under $1 million are still trading quickly.

What this means to you 👇🏼

• Buyers: You have time, choice, and leverage — especially in the detached segment.

• Sellers: You have competition. Pricing and presentation are everything.

• The Market: This isn’t a crash. It’s a skills market — where strategy matters more than speed.

💡 Economic Pulse

The Bank of Canada held its policy rate in October, keeping the overnight rate unchanged.

The next rate announcement is scheduled for December 11 (09:45 ET / 06:45 PT).

👉 Read the latest Bank of Canada announcement

Rates still influence sentiment, but they’re no longer the full story.

Inventory and execution — not speculation — are what move deals right now.

📊 Vancouver Core Snapshot (October 2025)

Downtown Vancouver (Condos & Townhomes)

Balanced market at roughly 13% sales-to-active ratio (SNLR).

Benchmark price around $745,000, down 10% month-over-month.

Listings that show well and price right still move — especially in Yaletown and the West End.

Luxury product in Coal Harbour continues to soften.

Vancouver West (Attached)

Balanced to mild seller’s market with ~17% SNLR.

Benchmark around $990,000 — up 12% month-over-month, but down ~5% year-over-year.

Average days on market sits around 19.

Strongest activity under $1 million in Fairview, Kitsilano, and False Creek.

Vancouver East (Attached)

Stronger side of balanced at ~21% SNLR.

Benchmark price roughly $710,000, up 9% month-over-month, still down about 5% year-over-year.

Average days on market around 15.

Grandview Woodland, Main, and Hastings led townhome and duplex demand.

📈 Detached Highlights for Perspective

And for those wondering about the detached market:

• Vancouver West: Benchmark $3.25M (-3.6% YoY) | 8.6% SNLR → Buyers’ Market

• Vancouver East: Benchmark $1.75M (-7.5% YoY) | 13.8% SNLR → Upper Balanced

Detached values continue to soften. For attached owners looking to upsize, that gap creates opportunity.

🧠 My Take

Momentum shifted slightly toward buyers in October.

But don’t mistake slower volume for weakness — well-prepared homes are still selling, often within weeks.

The difference between sold and stale right now?

• Smart pricing

• Clean presentation

• Clear strategy

If you’re buying, this is your moment to negotiate from strength.

If you’re selling, this is where precision pays off — pricing right from day one saves you time and money later.

📣 Ready to Plan Your Next Move?

Let’s build a strategy that fits the market and your timeline — not the headlines.

📞 Direct: (778) 924-8682

📱 Mobile: (604) 375-9144

✉️ Email: chris@yvrproperties.ca

📅 Book a 20-min call → Book Here

📎 Want to Take a Deeper Dive?

View the full MVR & SnapStats reports here →

📄 Disclaimer & Sources

Educational only — not mortgage or financial advice.

Market data summarized from REBGV and SnapStats (October 2025) reports, believed reliable but not guaranteed.

Always consult qualified professionals for personalized advice.

Detached prices dipped. Condos and townhomes held steady. But a few high-performing pockets — like North Van and West Van — are still moving.

Let’s break it down.

🏡 Detached Homes

Average Price: $3.19M

Sales Ratio: 8% (Buyers Market)

Days on Market: 29

Pricing by Area:

What Stands Out:

• North Van prices dropped -9% YoY, but homes under $2.2M are still moving.

• West Van posted the highest YoY detached price growth at +15%.

• Detached sellers must lead with pricing — overpriced homes are sitting.

🏘️ Townhomes

Most areas remain in a Balanced Market — but some segments are softening.

• Ladner is firmly in a seller’s market — 1 in 4 listings are selling.

• Tsawwassen saw a 50% drop in sales despite rising prices.

• Everywhere else is steady, but showing subtle signs of slowing.

🏢 Condos

Condos continue to hold steady. Demand is strongest in the sub-$500K segment, especially Downtown.

• Downtown entry-level units are moving quickest.

• Westside + Ladner are resilient, with stable absorption.

• West Van pricing remains premium — but low volume = limited insight.

🔥 August 2025 Outlook from Chris Car

1. Detached listings are sitting unless priced lean

2. DOM is climbing. Buyers are picky. Anything under $2.2M is more active — but only if priced right.

3. Condos under $500K are still absorbing well

   Especially among first-time buyers and investors.

4. Rates will likely hold

   The Bank of Canada isn’t expected to rush more cuts. One more small trim may happen before year-end, but don’t bet your move on it.

5. This is a skill market, not a speed market

   Strong prep, strategy, and pricing matter more than ever.

6. Expect a September reset

   Fall brings fresh listings and motivated sellers who skipped summer. Now’s the time to plan.

📈 Want to Go Deeper?

All stats from: July 2025 SnapStats® (customized for Metro Vancouver)

• 📄 Read Full July Report

• 📊 View Year-to-Date Market Trends

📞 Let’s Talk Strategy

If you’re thinking of selling, buying, or just want real advice with real numbers —

👉 Book a 20-Min Strategy Call

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