Search Greater Vancouver & Fraser Valley MLS® Listings by City
Explore BC Properties for Sale throughout Greater Vancouver and the Fraser Valley with current BC MLS® Listings organized by city. Compare available homes, Open Houses, recent BC Sold Properties and local market statistics while narrowing your search by location, lifestyle, transit and housing options.
Use the city links below to compare Greater Vancouver Real Estate with Fraser Valley Properties for Sale, then explore each community for detailed property searches, sold prices, Open Houses, market statistics and local real estate information.
Greater Vancouver & Fraser Valley Real Estate includes a wide range of urban, suburban, waterfront and hillside communities, with housing choices that vary considerably by location, transit access, density and neighbourhood character. Explore the communities below, then follow the city links for detailed MLS® searches and local market information.
Central Metro Vancouver - BC Properties for Sale
The Central region of Metro Vancouver includes Vancouver West and East, Burnaby, New Westminster, Richmond, North Vancouver and West Vancouver. Select a city or area to see a detailed description, explore BC Properties for Sale and review BC Sold Properties, current listings and local market information.
Vancouver West is the jewel of the Lower Mainland, with sandy beaches, world-famous parks, cosmopolitan dining, nightlife and entertainment, private schools, clubs and golf courses, along with some of the region’s most sought-after real estate.
Vancouver East has numerous diverse residential communities, each with its own character and charm, attracting residents looking for everything from established family neighbourhoods to vibrant urban communities.
Burnaby is an urban centre immediately east of Vancouver, offering quick access to downtown by car or SkyTrain. Its central location, major shopping centres, diverse neighbourhoods and strong transit connections make it a popular place to live, work, study or invest.
New Westminster is one of BC’s oldest cities and was the former colonial capital until 1866. “New West” has maintained its small-city charm while adding new development, creating a community where residents can live, work and play.
North Vancouver offers the quintessential West Coast lifestyle. The area is known for waterfront recreation as well as hiking, biking and skiing, with easy access to mountains, parks and outdoor activities.
West Vancouver is an affluent seaside municipality with many properties offering beautiful views of Vancouver, the Gulf Islands and sunsets over the ocean. It is especially known for luxury homes, waterfront properties and hillside residences.
North of the Fraser - BC Properties for Sale
Areas north of the Fraser River include the Tri-Cities of Port Moody, Coquitlam and Port Coquitlam, as well as Pitt Meadows and Maple Ridge. Select a community to see a detailed description, explore BC Properties for Sale and review BC Sold Properties and current market information.
Port Moody is a compact community with an impressive natural setting. It is home to beautiful parks, waterfront and famous Brewery Row, with housing ranging from detached homes among the trees to townhouses and condos near SkyTrain.
Coquitlam offers everything from high-rise living near SkyTrain to family-oriented neighbourhoods like Burke Mountain, with parks, trails, shopping, schools and excellent transit connections that appeal to families and professionals.
Port Coquitlam, or “PoCo,” is known for its parks, trails and outdoor lifestyle. It retains small-town charm while offering a mix of detached homes, townhouses and condos with convenient access to the Tri-Cities. It is a complete community with small town charm.
The southern part of Pitt Meadows is quite urban, with many condos and townhouses, while the north is more rural, with larger homes on larger lots, farmland and open spaces close to outdoor recreation.
Maple Ridge offers a blend of authentic rural character and urban amenities. Historically a rural area, it continues to attract residents seeking more space, peace and quiet, and easy access to the great outdoors.
South of the Fraser - BC Properties for Sale
South of the Fraser River lies some of the most productive agricultural land in Canada. At the same time, continued development has created a wide range of housing, from condo towers and townhouses to detached homes overlooking farmland. Buyers can explore Fraser Valley Properties for Sale along with current BC MLS® Listings and BC Sold Properties across these communities.
Richmond is a cosmopolitan, centrally located municipality known for its cultural diversity. It offers an eclectic mix of luxury houses, townhouses and high-end condos, along with excellent shopping, dining and Canada Line access.
Surrey is the largest city in Metro Vancouver by land area, offering everything from condos and townhouses to detached homes, acreage and new developments. Its diverse communities, major shopping areas and SkyTrain connections provide a wide range of housing and lifestyle options.
Langley offers a mix of established neighbourhoods, newer communities, rural properties and equestrian areas. Construction of the Surrey-Langley SkyTrain extension is underway, with service to Langley City Centre anticipated in late 2029.
Is one of the sunniest and driest spots in all BC! Delta offers waterfront homes, the historic fishing village of Ladner and extensive suburban living options across Ladner, Tsawwassen and North Delta, with farmland, coastline, beaches and recreation nearby.
South Surrey/White Rock combines seaside living, established neighbourhoods and newer communities, with condos, townhouses and luxury homes. Beaches, parks, schools, shopping and access to the U.S. border attract families and downsizers.
How Do Greater Vancouver and the Fraser Valley Compare?
Greater Vancouver Real Estate is generally more urban and transit-oriented, with higher-density housing, smaller lots and a greater premium on locations close to major employment centres. Fraser Valley Properties for Sale often provide more choice in newer townhouses, detached homes, larger lots, acreage and rural properties. Buyers may gain more space for their budget farther east, but should also compare commute times, transit, future development, floodplain or agricultural-land considerations and access to services. The differences can be substantial, so comparing communities rather than relying on regional averages is usually more useful.
Using Sold Prices as a Guide
Sold prices are one of the most useful tools a buyer has — they show what people were actually willing to pay, not just what a seller is hoping for. But a sold listing isn’t automatically a fair comparison to the home you’re looking at. Location, size, condition, lot shape, renovations, and how long ago the sale closed can all move the number significantly. A single sale six months ago in a different pocket of the neighbourhood might not tell you much at all.
The more useful approach is to look at several comparable sales together, alongside what’s currently on the market and the broader local stats — that combination tends to give a far more realistic read on pricing than leaning on any one number.
Zoning and Bylaws
When reviewing BC Properties for Sale, zoning and local bylaws can be just as important as the physical condition of the home. Municipal rules may affect secondary suites, home-based businesses, parking, renovations, additions, redevelopment potential and how a property can be used in the future. Requirements can differ significantly between municipalities, even for similar properties. Buyers should verify the current zoning, permitted uses and any relevant municipal regulations for the specific property rather than assuming rules are consistent across Greater Vancouver and the Fraser Valley.
How Can Future Development Affect a Property?
A neighbourhood you buy into today won’t necessarily be the same one in five years. A new SkyTrain station, school, or park nearby can genuinely boost both convenience and value — but the flip side is real too: a higher-density project going up next door can mean months of construction, a blocked view, or a street that’s suddenly a lot busier than it used to be.
Before you commit, it’s worth pulling the municipality’s Official Community Plan, checking for recent zoning changes, and seeing what development applications are already sitting in the pipeline nearby. This matters most in areas where growth is clearly already picking up speed — those are the ones where things tend to shift faster than buyers expect.
Verify Secondary Suites
MLS® Listings may describe a secondary suite, mortgage helper, in-law accommodation or multiple kitchens, but those descriptions do not by themselves confirm that the additional living space is legal, permitted or rentable. Buyers should verify municipal records, permits and approved use, and investigate whether applicable building, fire-safety, electrical and plumbing requirements have been satisfied. Rules can vary by municipality and by the age and construction of the property, so suite status should be confirmed for the specific home rather than assumed from the listing description.
Transit, Commutes, and Trade-Offs
Transit access and commuting can make a significant difference when comparing Greater Vancouver Real Estate with communities farther into the Fraser Valley. Properties near SkyTrain, major transit routes or employment centres may command a location premium, while buyers willing to travel farther may gain more space or a different housing type for their budget. Future transit projects can also influence development patterns and long-term neighbourhood demand.
Floodplains and the ALR
Floodplain conditions and Agricultural Land Reserve areas are important considerations in parts of Greater Vancouver and the Fraser Valley. They can affect development potential, insurance, drainage, property use and future construction options. Buyers considering Fraser Valley Properties for Sale, acreage or properties near rivers and low-lying areas should review municipal mapping, zoning and property-specific restrictions rather than relying only on the MLS® description.
The Real Cost of Ownership
The purchase price is only one part of the cost of owning a property. Property taxes vary between municipalities, while condos and townhouses may also have monthly strata fees and occasional special levies. When comparing BC Properties for Sale across different communities, buyers should consider these ongoing costs together with utilities, insurance, commuting expenses and expected maintenance rather than comparing purchase prices alone.
How Do Market Statistics Help Buyers?
Real Estate Market Statistics help buyers see what is happening beyond individual MLS® Listings. Sales activity, inventory, benchmark or median prices and sales-to-active-listings ratios can show whether conditions are becoming more competitive or giving buyers more choice. Statistics are most useful when reviewed by city and property type, because a condo market can behave quite differently from detached homes in the same community.
Selected MLS® Search: Vancouver Homes with 3+ Kitchens
Looking for flexible living space or mortgage-helper potential? The listings below feature Vancouver homes currently offered with three or more kitchens, which may suit multigenerational living or buyers looking for additional accommodation. Kitchen count alone does not confirm that a suite or additional dwelling is legal or permitted, so municipal approvals and property-specific requirements should always be verified.
Price isn't a typo! Investors, Developers and Builders - Great chance to build up your portfolio and invest in the future of this neighbourhood. REDEVELOPMENT potential within the TOA (Transit Oriented Area) at Tier 3 - 800 meters. Up to 8 stories or 3.0 FSR. Great potential to hold and/or build later. Large 8600 sqft lot. Court Order sale for 2/3 share of property, 1/3 share ALSO available to purchase for remainder of the property. As is where is. Please CALL Samantha for more details.More details
Spacious custom-built home in the prestigious Musqueam neighborhood, offering 14 bedrooms and 7 full bathrooms-ideal for large families or multi-generational living. This beautifully finished residence sits on a generous 11,187 sq.ft lot and features a fully finished basement, providing flexible space for entertainment, home office, or guest accommodation. Surrounded by Pacific Spirit Park, Shaughnessy Golf Club, and just minutes from UBC and top private schools like St. George's and Crofton House. School catchment includes Southlands Elementary and Point Grey Secondary. This is a leasehold non-prepaid property with an annual lease payment of $22,532. Lease expires in 2064.More details
Spacious home with excellent income and future potential! Situated on a deep 33’ x 128.5’ (4,240 sq.ft.) lot, this versatile property offers 9 bedrooms and 6 bathrooms, ideal for extended families, multi-generational living or buyers looking for rental income. Generating over $100,000/year in gross revenue. Major updates in 2011 include roof, plumbing, 200-amp electrical, drainage and more. Priced below BC Assessment of $1,683,000. Conveniently located near shopping, transit and 29th Avenue SkyTrain. C-1 zoning and TOA location offer added long-term redevelopment potential. A great opportunity to live, hold and invest!More details
High ROI?? Investor Alert: This Old House is a Money Tree generating rental income. Rent Only OR Live in a suite and rent other 2 independent Suites, 7 Bedrooms, 3 KITCHENS, 4 Bathrooms. Well-Maintained. NorthShore MountainView. Excellent investment in the sought-after location, trendy Main St., John Oliver High School catchment, 15 minutes walk away from the Oakridge Center, opening in 2026. Direct BusRoute to Downtown, UBC, Skytrain to Downtown Langara College, Richmond Centre. The proximity to Oakridge Center will increase the land value when the centre opens in 2026. Decide to keep the Cash Cow or BUILD A NEW 4-6 UNIT APARTMENT. The lot is located on 2 corners, Excellent position to build a South-North-facing or West-facing building, your choice with the right architect. Do not miss itMore details
INVESTORS AND 1ST TIME HOME BUYER!!! 5 bedroom, 3 bath and 3 kitchens. Extensive renos done in 2017 included: updated kitchen, flooring and own laundry on Main floor, 3 electrical panels, all new pipers, including the main water supply from the city, new metal roof, shared laundry room and new boiler. Currently total rental per month $5,450/month. Great for investment for holding! Located in Prime Kingsway/Nanaimo Area close to Skytrain station.More details
Attention !!! Builders and investors - Potential multi-lot assembly up to 165' x 122' Development site for townhouses and multi-units, great accessible location in the heart of Kensington cottage area, renowned Charlie Dickens elementary catchment, tenanted with good rental income, house is only in fair condition, good for redevelopment only. Land value, price below assessment value !!!More details
Perfect opportunity to own, live and supplement income to cover the extra mortgage payments. All inquiries are welcomed and offers accepted anytime. Motivated Seller.More details
Rare East Vancouver investment and development opportunity! Full duplex configured as 4 self-contained units, each offering 2 bedrooms and 1 bathroom ideal for investors, multi-generational living, or a strategic hold. Situated on an RM-3A zoned lot with excellent redevelopment potential, offering flexibility for today and upside for the future. Conveniently located near transit, parks, schools and local amenities, with quick access to Downtown Vancouver.More details
Well-maintained Van special situated on a desirable family-friendly neighbourhood. This spacious 2 storey home offers exceptional versatility with a bright 3-bedroom upper-level, complemented by a self-contained 2 bedroom suite & an additional 1 bedroom suite on the lower level; excellent for multi-generation living/strong mortgage-helper income. The functional layout provides generous room sizes, abundant natural light & flexible living options for homeowners & investors alike. Conveneniently located close to schools, parks, shopping, public transit & everyday amenities, this property offers the perfect combination of comfort, convenient & long-term value.Whether you're looking for a family home with substantial rental income or a solid investment, this is an opportunity not to be missed.More details
Vancouver Special in desirable Renfrew area! Great mortgage helper: New renovations of the downstairs 2 suites with separate front and side entrances, each contains 2 bedrooms,1 full bathroom, full kitchen, including new paints, new kitchen, stainless steel appliances. Aluminum roof (life time warranty), covered sun deck overlooking beautiful park & playgrounds. Upstairs features 3 bedrooms, 2 bathrooms ,large living room, separate laundry room upstairs and back suite, kitchen & bathroom with new tiles. Motivated and Price to sell!More details
Vancouver Special! Well-kept and solid 2,727 sq. ft. home offering spacious and functional living space for a growing or extended family. The main level features a bright and spacious layout, including an extended family room off the kitchen. The lower level offers a 2-bedroom unauthorized suite with excellent potential as a mortgage helper. Conveniently located close to schools, transit, shopping, and other amenities, with easy access to major routes. Situated in an area with potential for land assembly and future development, including possible higher-density redevelopment. Move in and enjoy, hold as an investment, or explore the future potential of this property. A great opportunity in a convenient Vancouver location!More details
First time to market! Original Owner, 6 BED 4 BATH Family Home with 2 mortgage helpers. Functional 2 Level Floorplan with 3 KITCHENS! 2,030 SqFt Vancouver Special features: TWO SUITES BELOW w/ own seperate entry: 2 Bed 1 Bath Suite + 1 Bed 1 Bath Suite. 4 Parking Total: XL Double Garage & Single Carport + Open Carpad (tandem) w/ lane access. Main Floor: 3 Bed 2 Bath - oak h/w floors, 9' ceilings, skylights, master ensuite w/ full walk-in closet, spacious Living & Bedrooms throughout, dbl-glazed windows, radiant floor heat, gas f/p, durable tile roof, easy maintenance garden landscaping. Central location within a cul-de-sac. Mere steps to Adanac PARK & Charles PARK. Easy access to Hwy1, Hastings, Grandview, Burnaby, & Northshore. *Showing by Appointment*More details
Welcome to 638 E 61st Ave, a beautifully updated Vancouver Special in the heart of the Sunset Neighbourhood in South Vancouver. This spacious 6-bedroom, 4-bathroom home offers over two levels of versatile living space, making it ideal for growing families, multi-generational living, or investors. The lower level features two self-contained mortgage helpers—a 2-bedroom suite and a 1-bedroom suite—each with separate entrances. Enjoy a central location just minutes to Downtown, YVR Airport, Oakridge Park, Marine Gateway, and the vibrant Fraser Street corridor. Parks, schools, Langara College, golf, and recreation are all nearby. Whether you're looking for a move-in-ready home, income potential, or future potential, this home checks all the boxes.More details
Beautifully updated 5-bdrm+ den, 4-bthrm home featuring 3 kitchens, offering flexibility for large families. Recent upgrades include new interior & exterior paint, new windows, doors, flooring, updated kitchen & bathroom tile, laminate flooring, & new main-floor appliances, including a washer, dryer, stove, and refrigerator. A new roof, new vinyl deck with modern railings, & upgraded light fixtures in 2026. The property offers rear parking along with spacious front & back yards, providing plenty of room for outdoor enjoyment. Ideally situated steps from Kingsway, you'll enjoy convenient access to shopping, restaurants, parks, & public transit, with the nearest school less than 200 metres away. A highly walkable location where most daily errands can be completed on foot. Easy to show!More details
Prime Killarney Location! Well-maintained family home featuring 3 spacious bedrooms upstairs, a bright and oversized sunroom, plus excellent mortgage helper-- downstairs with a 2-bedroom suite (new kitchen and bathroom) and additional 1-bedroom suite -both with separate entrances and laundries. Recent upgrades include aluminum roof, newer furnace, hot water tank, updated windows, new kitchen cabinets, double garage, fully fenced yard and much more. Conveniently located close to parks, schools, public transit, and shopping. Don't miss this opportunity!More details
An ideal starter home for a growing family, this spacious 5-bdrms residence offers 2,754 sq.ft of well-designed living space on a 6,065 sq. ft. lot with 43' frontage. A bright sunroom and functional layout enhance everyday living, while additional kitchens and bathrooms on the lower level provide flexibility for extended family or rental income. Located on a beautiful tree-lined street in a family-friendly neighbourhood, Perfectly positioned near parks, reputable schools, and everyday conveniences, SkyTrain and major transit routes, and just minutes drive from the vibrant shops, dining, and services along Victoria Drive. Serious seller — if this home feels right for you, send over your offer and we’ll gladly help you get started.More details
Money making machine!!! Excellent Revenue and development property. Very well kept , spacious, with 3 suites currently rented for $4,800.00 per month. Owner occupied main floor with 3 bedrooms and two full baths can be for personal use or rented out. Potential rent for whole house approximately $8K . A very convenient location, minutes to bus, school, shopping and Airport. Great for a large family. The buyer should not rely upon the information without the buyer independently verifying the information. A MUST SEE. Call for your private viewing.More details
Huge Character 4 Suite House Plus Coach House on 33’x122’ Lot in choice "Commercial Drive", 1 Blk to Trout Lake. 4 Level, 3462 SF Main House has 4 S/C Units: Top Flr: 2 Lvl 1178 SF 3 Bdrm, Main Flr: 1012 SF, 2 Bdrm, Ground Lvl: 800 SF 2 Bdrm Unit & 300 SF Studio PLUS Rear Yard gorgeous 675 SF 2 Lvl 2 Bdrm Coach House-Total Area 4137 SF. All Suites are in Excellent Condition. The 4 “House” Suites rented to Great Tenants. Income $9,622/mo $115,476/yr, (Coach Hse, Owner Occ est) 5.3% Cap Rate w great upside! All Suites are attractive & the versatile Suite mix & Coach Hse makes this a Very Cool, Special Investment or Perfect for Owner Occ. Don’t Miss! Showing by Appt w 2 Day Notice. Call LS Info Pkg, Flr Plan, To View. Showing Sun Oct 4 @ noon by Appointment Call To Attend.More details
A rare Grandview-Woodland opportunity offering flexibility today and potential for tomorrow. This property features 3 self-contained living spaces: a bright 2-bed main home, an updated 2-bed lower suite w/ level walkout and good natural light; plus a new 2-bed laneway home. Ideal for an owner-occupier seeking revenue, investor, or build your dream home. Enjoy a fenced yard, rear parking, live in the laneway while you build, or reimagine the site with or without a laneway house. Near Trout Lake and John Hendry Park, this is a compelling opportunity in a sought-after community with recreation and long-term potential.More details
Tucked away on a quiet no-through street, this thoughtfully-designed home sits on a sunny 6,000+ sq ft lot, steps from parks and scenic waterfront trails. Inside, the bright, modern layout features spacious rooms, premium laminate floors, overheight ceilings, and radiant in-floor heat. The gourmet kitchen—plus bonus spice kitchen—boasts a gas range, quartz counters, and sleek stainless appliances. A/C via HRV keeps things cool, while stylish finishes shine throughout. Downstairs, a 2-bedroom suite with separate entry is ideal for guests, extended family, or rental income. Built by a respected local builder and carefully maintained, with balance of new home warranty remaining. A rare mix of privacy, quality, and convenience near River District, golf courses, big box stores, shops, and more.More details
