Pemberton Heights is a quiet, family-friendly neighbourhood nestled between Capilano Road and Marine Drive in North Vancouver. It offers detached homes, convenient access to downtown Vancouver via the Lions Gate Bridge, and proximity to top-rated schools and parks. With new presale condos and townhomes entering the market, Pemberton Heights is attracting first-time buyers, growing families, and investors seeking value on the North Shore.

Browse Active Pemberton Heights Homes for Sale

Ready to find your dream home in Pemberton Heights? Explore current listings featuring spacious family houses, modern townhomes, and newly built condos. Start your search today to secure a property in one of North Vancouver’s most desirable neighbourhoods.

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2405 Lloyd Avenue

Pemberton Heights North Vancouver V7P 2P6

$1,545,000

Residential beds: 3 baths: 2.0 2,288 sq. ft. built: 1948

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• Details
• Photos
• Map

Status:

Active

Prop. Type:

Residential

MLS® Num:

R3079247

Bedrooms:

3

Bathrooms:

2

Year Built:

1948

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Amazing development opportunity in one of North Vancouver's most coveted neighbourhoods. First time on the market since 1947, this southwest-facing corner lot measures 60 x 132 feet and invites builders, investors, and visionary homeowners to create a beautiful family home with a carriage house and basement suite, or a large duplex/multi-unit residence (RSPH zoned). This is a premier development parcel in a calm, walkable enclave known for safety, top schools, and timeless appeal. This property is on a cul-de-sac, steps from Sowden Park and Capilano Elementary as well as easy access to transit and downtown Vancouver. A few minutes to Marine Drive, Edgemont Village, Lonsdale, Ambleside, and Grouse Mountain make this the prime location for the North Shore lifestyle with lots of amenities.

General Info:

Property Type:

Residential

Dwelling Type:

Single Family Residence

Home Style:

One Level

Ownership:

Freehold NonStrata

Manufactured Type:

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Year built:

1948 (Age: 78)

Living Area:

2,288 sq. ft.213 m2

Floor Area - Unfinished:

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Floor Area - Detached 2nd Residence:

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Building Area - Total:

2,288 sq. ft.213 m2

Levels:

One

Rainscreen:

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Bedrooms:

3 (Above Grd: 3)

Bathrooms:

2.0 (Full:2/Half:0)

Kitchens:

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Rooms:

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Taxes:

$7,258.16 / 2024

Lot Area:

7,692.81 sq. ft.715 m2

Lot Frontage:

60'18.3 m

Lot Details:

60 x 132

Exposure / Faces:

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Rear Yard Exposure:

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Pad Rental:

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# or % of Rentals Allowed:

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Water Supply:

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Plan:

VAP7551

Additional Info:

Construction Materials:

Frame Wood, Wood Siding

Foundation:

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Basement:

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Full Height:

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Crawl Height:

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Roof:

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No. Floor Levels:

1.0

Floor Finish:

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Floor Area Fin - Above Grade:

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Floor Area Fin - Above Main:

0 sq. ft.0 m2

Floor Area Fin - Above Main 2:

0 sq. ft.0 m2

Floor Area Fin - Main:

1,390 sq. ft.129 m2

Floor Area Fin - Below Main:

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Floor Area Fin - Below Grade:

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Floor Area Fin - Basement:

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Floor Area Fin - Total:

2,288 sq. ft.213 m2

Heating:

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Fireplaces:

1

Fireplace Details:

Wood Burning

Patio And Porch Features:

Patio, Deck

Parking Features:

Carport Single, Rear Access

Parking:

Carport Single

# Of Parking Spaces - Total:

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# Of Covered Spaces:

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# Of Carport Spaces:

1.0

Parking Total/Covered:

0 / 1

Flood Plain:

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Suite:

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Site Influences:

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Community Features:

Shopping Nearby

Senior Community:

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Main Level Bathrooms:

2

Locker:

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Legal Description:

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Room Information:

Floor

Type

Size

Other

Main

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Main

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Main

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Main

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Main

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Main

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Bathrooms:

Floor

Ensuite

Pieces

Other

Main

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Main

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Other Details:

Council Approval:

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Income Per Annum:

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Oper. Expenses:

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Net Operating Income:

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Age Restrictions:

No

GST Included:

No

Dist to Public Trans:

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Dist to School Bus:

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Property Disclosure:

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Fixtures Leased:

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Fixtures Removed:

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Home Owners Association:

No

Listing Info:

Previous Price:

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Original Price:

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Land Info:

Land Lease:

No

Zoning:

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Access to property:

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Utilities:

Electricity Connected, Natural Gas Connected, Water Connected

Telephone Service:

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Electricity:

Yes

Fencing:

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Sewer:

Public Sewer, Storm Sewer

Plumbing Details:

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Sketch Attached:

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Restrictions:

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Listed by Engel & Volkers Vancouver

Data was last updated April 12, 2026 at 07:40 PM (UTC)

Area Statistics

Listings on market:

960

Avg list price:

$1,389,450

Min list price:

$320,000

Max list price:

$10,980,000

Avg days on market:

38

Min days on market:

2

Max days on market:

457

Avg price per sq.ft.:

$913.88

These statistics are generated based on the current listing's property type and located in North Vancouver. Average values are derived using median calculations. This data is not produced by the MLS® system.

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• JIM PILKINGTON
• RE/MAX CREST REALTY
• 1 (604)785-5188
• Contact by Email

The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Greater Vancouver REALTORS® (GVR), the Fraser Valley Real Estate Board (FVREB) or the Chilliwack and District Real Estate Board (CADREB). Real estate listings held by participating real estate firms are marked with the MLS® logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by either the GVR, the FVREB or the CADREB which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of either the GVR, the FVREB or the CADREB.

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Why Buyers Are Choosing Pemberton Heights, North Vancouver

Pemberton Heights is gaining attention from buyers who value a peaceful lifestyle without sacrificing convenience. Here’s what makes this neighbourhood stand out.

Family-Friendly Atmosphere

Pemberton Heights appeals to families looking for safe streets, spacious yards, and a tight-knit community. The neighbourhood’s quiet residential character makes it ideal for raising children.

Quick Access to Amenities and Transit

Located near Capilano Road and Marine Drive, residents enjoy easy commutes to downtown Vancouver, West Vancouver, and surrounding North Shore areas. The Lions Gate Bridge connects you to the city in minutes, while nearby transit options make car-free living possible.

Natural Beauty and Outdoor Recreation

Nature lovers appreciate Pemberton Heights’ proximity to Capilano River Regional Park, the Spirit Trail, and Ambleside Beach. Weekend hikes, riverside walks, and mountain views are all part of daily life here.

Growing Development Opportunities

Presale condos and townhomes are reshaping Pemberton Heights, offering modern housing options for young professionals and downsizers. This development wave is increasing the neighbourhood’s appeal and long-term value.

Pemberton Heights Real Estate Market Snapshot

Understanding local market conditions helps buyers and sellers make informed decisions. Here’s what the numbers say about Pemberton Heights real estate:

• Current Inventory: ~7-9 active listings
• Median List Price: $1.7M (Overall) / $2.5M (Houses)
• Price Range: $750k – $6.65M
• Price Trend: -9% (Year-over-Year Avg)
• Typical Home Styles: Mix of post-war bungalows, renovated family homes, and luxury custom builds

Note: Real estate statistics fluctuate monthly. For the most accurate, up-to-the-minute data, contact Jim Pilkington at 604-785-5188.

Types of Homes Available in Pemberton Heights

Pemberton Heights offers diverse housing options to suit different budgets and lifestyles.

Detached Single-Family Homes

These are the most common properties in Pemberton Heights. Expect spacious layouts, private yards, and family-friendly floor plans. Many homes feature three to six bedrooms, ranging from 2,200 to 5,400 square feet.

Presale Condos and Townhomes

New developments are bringing modern condos and townhomes to the area. These properties appeal to first-time buyers and downsizers seeking low-maintenance living with contemporary finishes.

Renovated and Updated Properties

Some homes feature recent upgrades, including updated kitchens, bathrooms, and open-concept layouts. These move-in-ready properties command premium prices but save buyers time and renovation costs.

Investment Opportunities

Pemberton Heights’ growing development activity and desirable location make it attractive to investors. Properties here offer strong rental demand and long-term appreciation potential.

Living in Pemberton Heights — Lifestyle, Parks & Community

Life in Pemberton Heights combines suburban tranquility with urban convenience. Here’s what residents enjoy.

Parks and Outdoor Spaces

Capilano River Regional Park offers hiking trails, picnic areas, and wildlife viewing. The Spirit Trail provides scenic walking and cycling routes along the waterfront. Ambleside Beach is a short drive away for summer swims and beachside dining.

Shopping and Dining

Nearby restaurants include Cactus Club Cafe, Tomahawk, Panago Pizza, and C-Lovers Fish & Chips. Retail options are easily accessible along Marine Drive and in nearby Edgemont Village and Park Royal Shopping Centre.

Community Atmosphere

Pemberton Heights fosters a friendly, neighbourhood-oriented culture. Residents frequently gather at local parks, community events, and school functions, creating a strong sense of belonging.

Commuting and Accessibility

The Lions Gate Bridge connects Pemberton Heights to downtown Vancouver in under 15 minutes. Transit routes along Marine Drive and Capilano Road offer car-free commuting options for work and leisure.

Schools Near Pemberton Heights Homes

Families prioritize education, and Pemberton Heights delivers access to quality schools.

Elementary Schools

Capilano Elementary School and Sunflower Preschool serve young children in the area. Both institutions are known for supportive staff and community involvement.

Secondary Schools

Carson Graham Secondary School (part of School District 44) is the main high school for Pemberton Heights residents. It offers strong academic programs, athletics, and extracurricular activities.

Walkability and School Access

Many homes in Pemberton Heights are within walking or cycling distance of local schools, making morning drop-offs and after-school activities convenient for busy families.

Pemberton Heights Real Estate Market Trends & Insights

Staying informed about market trends helps buyers and sellers make strategic decisions.

• Strong Demand: Pemberton Heights attracts buyers seeking family-friendly homes near nature and transit
• New Development: Presale condos and townhomes are increasing housing diversity and affordability
• Limited Inventory: Detached homes sell quickly due to low turnover and high buyer interest
• Competitive Pricing: Well-priced homes often receive multiple offers, especially in desirable school catchments

Pemberton Heights vs Nearby Areas

Comparing Pemberton Heights to neighbouring communities helps buyers understand value and lifestyle differences.

Pemberton Heights vs Westview

Westview offers similar family-friendly appeal but features more mature trees and established homes. Pemberton Heights is experiencing more development activity, making it attractive to buyers seeking newer properties.

Pemberton Heights vs Queensbury

Queensbury has a slightly denser housing mix with more townhomes and condos. Pemberton Heights offers more detached single-family homes and a quieter, more suburban feel.

Pemberton Heights vs Lower Lonsdale

Lower Lonsdale is more urban, with high-rise condos, restaurants, and nightlife. Pemberton Heights appeals to buyers seeking space, privacy, and a slower pace.

Recently Sold Homes in Pemberton Heights

Reviewing recent sales provides insight into pricing trends and neighbourhood demand. Properties in Pemberton Heights typically sell within days to weeks, depending on condition and price.

To see a specific list of what has sold on your street recently, request a custom market report from Jim Pilkington at 604-785-5188.