The Greater Vancouver Report: Where Value is Found in October 2025
An Appraiser’s Analysis of the GVR Market Dynamics
- Burnaby
- New Westminster
- Coquitlam
- Port Moody
- Pitt Meadows
- Maple Ridge
When assessing value in the Greater Vancouver Regional District (GVR), we don’t look for a single market; we analyze a network of distinct, intensely competitive neighborhoods. For October 2025, the data reveals a market that is largely Balanced but with hyper-local pockets of Seller’s Market intensity. The key takeaway is that momentum has returned, with faster sales across the board, proving that correctly priced inventory is quickly absorbed.
Detached Homes: The Price Reset and the Sprint Segments
The detached market is still broadly balanced, yet it shows a clear trend: price tolerance is shifting, and certain sub-segments are in high demand.
- Burnaby’s Price Stabilization: Burnaby detached saw a 6% median price correction to $1,878,000, returning it firmly to a Balanced Market (12% Sales Ratio). This is a critical adjustment. Sellers should note the intense competition in the $1.25M to $1.5M band (44% SR—a clear Seller’s Market), suggesting strong buyer hunger for homes below the average price point. For buyers, the higher-end ($2.5M to $2.75M) offers the “Best Bet” due to lower demand.
- Port Moody’s Upswing: Detached homes in Port Moody jumped a significant 19% in median sale price to $1,920,000. This dramatic spike suggests high-value properties have dominated sales recently, indicating market confidence at the premium level. The $1.75M to $2.0M price range is currently a Seller’s Market here (37% SR), so buyers should prepare for multiple offers in this segment.
- New Westminster’s Speed vs. Price: Although New Westminster detached saw only a minor 1% price increase, the Days on Market (DOM) soared by 122% to 40 days. This lag indicates sellers need to be highly disciplined on price. However, the $1.0M to $1.25M price band is aggressive (27% SR), making it the prime target for sellers.
- Maple Ridge’s Starter Home Rush: Maple Ridge detached homes are moving faster, with a 30% reduction in DOM. The strongest market activity is focused sharply at the entry level: the $800K to $900K price band is intensely competitive (40% SR). This signals that affordable, move-in-ready detached homes are the most coveted asset in this region.
Attached Market: Velocity is King
Condos and Townhomes are the most consistently competitive segments, characterized by lower inventory and rapid sales activity across the GVR region.
- Pitt Meadows: The Seller’s Hot Spot: The attached market here is a powerful Seller’s Market (28% SR). This is driven by exceptional demand in the $600K to $700K price band (40% SR). This community is experiencing a surge, highlighted by a 240% increase in sales volume month-over-month. For sellers of three-bedroom townhomes, this is an excellent time to list.
- Port Coquitlam’s Competitive Edge: This area also maintains a strong Seller’s Market (24% SR), with exceptional velocity in the $500K to $600K range (42% SR). New Westminster is also highly active in the affordable $300K to $400K bracket, which is seeing multiple offers that exceed inventory.
- Burnaby’s High-Value Sweet Spot: While technically balanced at 17% SR, Burnaby Attached homes are seeing a swift reduction in DOM (27% faster) and near-list price sales (99% Sale to List Ratio). The true heat is in the $700K to $800K segment (26% SR). Sellers of larger units (4 bedrooms+) and those in neighborhoods like Highgate are finding their best opportunities.
- Coquitlam’s Balanced Intensity: The attached market is balanced (17% SR), but sales velocity is high with a 30% drop in DOM. The most demand lies in the starter brackets, specifically the $400K to $500K band (28% SR).
The GVR market is rewarding speed and penalizing stagnation. My advice to both buyers and sellers is to acknowledge the immense variation. An asking price that works in one sub-segment of Burnaby can be wildly off in another. Focus on the Sales Ratio for your specific price band and neighborhood to accurately gauge your competitive position.
If you need an accurate valuation for your property, do not hesitate to contact us.
Adlaw Appraisasals Ltd.