Kitsilano Real Estate
Kitsilano Overview
Ask anyone who has lived in Kitsilano why they left, and the answer is usually the same: they didn’t want to. This is a neighbourhood that people move into and stay in, often through multiple stages of life. Examples include moving from the one-bedroom condo near Fourth Avenue in their late twenties to the duplex on a tree-lined side street a decade later when the priorities shift. That kind of retention doesn’t happen by accident. It happens because a neighbourhood has something that’s genuinely difficult to replicate.
What Kitsilano has is a combination of things that very rarely coexist in the same place: a world-class beach, a walkable commercial strip with real independent businesses, a mix of heritage homes and well-built newer buildings, and a human scale that downtown Vancouver simply can’t offer. It sits between the ocean and the hills, close to the city but insulated from the noise of it, and the result is a place that feels, especially for a major west coast city, unusually livable.
What the Neighbourhood Actually Feels Like
Kits Beach on a summer evening is one of those Vancouver experiences that gets spoken about in the abstract but has to be walked to be understood. The outdoor pool, the volleyball courts, the long stretch of sand facing the North Shore Mountains and it’s not a weekend destination from where you live, it’s the end of your block. That proximity to the water shapes how people use their time here in ways that are hard to quantify but easy to feel.
Fourth Avenue is the neighbourhood’s commercial backbone which includes cafes, wine bars, independent restaurants, specialty grocery stores, yoga studios, and the kind of retail that reflects what the people who actually live here want rather than what national chains decided they should have. West Broadway adds density to the retail and dining options further south. Neither street feels like a performance. Both feel like a neighbourhood that has figured out what it wants to be.
The housing stock is one of Kitsilano’s most distinctive characteristics. California bungalows, craftsman heritage homes, low-rise condo buildings from the 1970s and 80s that have aged well, newer boutique developments near Yew and Vine, and everything in between. The result is a neighbourhood where the streetscape has texture and variety rather than the visual uniformity of newer developments. For buyers who care about character, this matters.
The Market in Plain Terms
Kitsilano offers something increasingly rare in Vancouver which is genuine diversity of property type; meaning genuine diversity of entry point. Condos currently start around $650,000 to $800,000 for older stock and move up to $850,000 to $1.2 million for newer boutique buildings near the beach. Townhomes range from roughly $1.1 million to $2 million depending on size, condition, and proximity to the water. Detached homes on desirable streets like Point Grey Road can exceed $4 million, while more typical West Side detached homes sit in the $2 million to $3 million range.
The neighbourhood doesn’t behave like speculative parts of the market. It’s less volatile on the downside and steadier on the upside. Hence that reflects the fact that demand here is driven by people who genuinely want to live in Kitsilano, not by short-term investment logic. In the current environment with inventory running higher than it has been, patient buyers who know the micro-locations are finding opportunities that wouldn’t have existed two years ago.
Micro-location matters considerably in Kitsilano. A property on West 15th Avenue near Trafalgar performs differently than a comparable property closer to Burrard. Streets closer to Point Grey Road, Yew Street, and the beach corridor carry stronger long-term demand profiles. Understanding those distinctions is where local knowledge earns its value.
What to Consider Before You Buy
The age and character of Kitsilano’s housing stock is part of its appeal, but it also means due diligence looks different here than in newer neighbourhoods. Heritage homes and older character buildings can carry maintenance considerations that aren’t immediately visible. For strata properties, especially the low-rise buildings from the 1970s and 80s that define much of the neighbourhood, depreciation reports and reserve fund health deserve careful scrutiny.
The upside of that older stock is that the bones are often excellent. Many of the craftsman homes and heritage duplexes in Kitsilano were built with materials and craftsmanship that simply aren’t replicated in today’s new construction. Buyers who invest in the right building or the right house get a property with genuine character and, in many cases, land value that appreciates independently of the structure sitting on it.
Is Kitsilano Right For You?
Kitsilano tends to attract buyers who want a complete neighbourhood rather than just an address. Such buyers are those who will actually use the beach, walk to their coffee shop, know the staff at their local wine bar, and feel the difference between living in a community and simply occupying space in a city. It’s a neighbourhood for people who have lived in Vancouver long enough to understand what they’re looking at, or for those arriving from other cities who recognise the rare combination of things Kitsilano offers and understand what that’s worth. Additional information for comparing the major Vancouver luxury neighbourhoods can be found here.
If you’re considering Kitsilano, I’d welcome a conversation about the specific streets, building types, and price points that align with what you’re actually looking for. The difference between a good Kitsilano purchase and an exceptional one usually comes down to knowing which blocks to focus on and which opportunities represent real value in the current market.
Kitsilano as a Long-Term Investment: Key Questions Answered
The investment case for Kitsilano rewards careful study. The neighbourhood’s fundamentals, such as constrained supply, genuine lifestyle demand, and a diverse property mix, have historically supported values through market cycles in ways that more speculative parts of the Vancouver market have not. The questions buyers and investors ask most often fall into a few distinct categories, each addressed in depth through the pages linked below.
How Have Kitsilano Property Values Appreciated Over Time?
Kitsilano has delivered steady long-term appreciation across all property types, with land-bearing properties outperforming strata over most measured periods. Detached homes in the neighbourhood have roughly tripled in value over the past two decades, while condos have shown more modest but consistent gains anchored by persistent rental demand and sub-one-percent vacancy rates. Understanding where values have been is essential context for evaluating where they are today. A full breakdown of Kitsilano’s historical appreciation by property type is here.
What Rental Income Can You Expect from a Kitsilano Property?
Kitsilano vacancy rates consistently run below one percent, and rental demand is sustained by a stable mix of professionals, UBC-affiliated tenants, and families who want walkable west-side living. Gross rental yields on condos typically run between four and five and a half percent, with net yields after strata fees, taxes, and vacancy reserves landing closer to two and a half to three and a half percent. Two-bedroom units in well-maintained buildings from the 1980s and 1990s tend to offer the strongest combination of entry price and rental return. A detailed look at Kitsilano rental yields by unit type and building generation is here.
Which Streets and Micro-Locations Hold Value Best?
Not all of Kitsilano performs equally, and the difference between a considered purchase and an exceptional one often comes down to which block you are on. Properties near Point Grey Road, the Yew Street corridor, and the beach-facing streets north of Fourth Avenue carry the strongest long-term demand profiles. Proximity to the water is the most durable value driver in the neighbourhood, but school catchment and access to Fourth Avenue’s commercial strip also influence resale performance in measurable ways. A street-by-street guide to Kitsilano’s best micro-locations for buyers is here.
Is Kitsilano Strata Property a Sound Investment?
The low-rise strata buildings that define much of Kitsilano, predominantly concrete and wood-frame construction from the 1970s through the 1990s can be excellent investments. However, they require a different kind of due diligence than newer buildings. Depreciation reports, reserve fund adequacy, and a building’s history of special assessments deserve careful scrutiny before any offer. The upside is that well-maintained buildings from this era often have paid-off major repairs and strata fees that reflect a proactive council rather than a reactive one. What to look for before buying a Kitsilano strata property is covered here.
Kitsilano vs Point Grey: Which Is the Better Investment?
The two neighbourhoods share a buyer profile and are frequently compared, but they serve different investment objectives. Point Grey carries higher land values, stronger detached home appreciation, and a tighter inventory profile driven in part by its proximity to UBC. Kitsilano offers more property type diversity, lower entry points across all categories, and a commercial and lifestyle amenity base that Point Grey does not replicate. For buyers focused on rental yield, Kitsilano generally offers more accessible entry prices relative to income. For buyers prioritising long-term land appreciation, Point Grey’s constrained supply and established price floor present a different argument. A full comparison of Kitsilano and Point Grey as investment markets is here.
What Does Your Budget Buy in Kitsilano Today?
The range of what is available in Kitsilano at different price points is wider than most buyers expect. At $650,000 to $800,000, buyers are looking at older one-bedroom condos in concrete buildings with sound fundamentals and strong rental histories. Between $1.1 million and $2 million, townhomes and larger strata units come into range, including some with private outdoor space and parking. Detached homes on typical west-side lots begin around $2 million and climb past $4 million for premium streets and Point Grey Road addresses. Understanding what each tier of the market actually delivers in terms of condition, location, and long-term upside is where informed buyers separate themselves from those reacting to list price alone. A current price-point guide to what Kitsilano’s market offers by budget is here.
Kitsilano Homes and Condos For Sale
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1970 Mcnicoll Avenue in Vancouver: Kitsilano House for sale (Vancouver West) : MLS®# R3147427
1970 Mcnicoll Avenue Vancouver V6J 1A6 
$6,750,000Residential- Status:
- Active
- MLS® Num:
- R3147427
- Bedrooms:
- 5
- Bathrooms:
- 4
- Floor Area:
- 3,442 sq. ft.
This 1912 Kits Point character home was completely transformed by its current owner through an exceptional renovation. Every detail, from solid wood flooring and sash windows to exquisite wood cabinetry, was designed by interior designer Juli Hodgson. The kitchen features high-end appliances & big breakfast bar, which draws you out to the large south terrace, perfect for family gatherings & entertaining. Upstairs a family sanctuary with 3 bedrooms & 2 bathrooms, while down has yet 2 more bedrooms & bath. A pleasing rec room, laundry & mud room complete the picture. The carport proudly tucks your priced vehicle away, while the large unfinished attic is yours to define. Beaches, parks, local amenities at your fingertips! It doesn’t get better than this. More detailsListed by FaithWilson Christies International Real Estate
- Bruce Hiatt
- Oakwyn Realty Ltd
- 6048188185
- Contact by Email
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106 2983 W 4th Avenue in Vancouver: Kitsilano Condo for sale (Vancouver West) : MLS®# R3147003
106 2983 W 4th Avenue Vancouver V6K 1R5
$695,000Residential- Status:
- Active
- MLS® Num:
- R3147003
- Bedrooms:
- 1
- Bathrooms:
- 1
- Floor Area:
- 656 sq. ft.
Fantastic location in the heart of Kitsilano. Delano is steps away from shopping & restaurants and the seawall. On the bus route to UBC and downtown. Functional one bed + den with plenty of storage. On a bright side of the building with a huge private patio. More detailsListed by Sutton Group-West Coast Realty
- Bruce Hiatt
- Oakwyn Realty Ltd
- 6048188185
- Contact by Email
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PH7 1827 W 3rd Avenue in Vancouver: Kitsilano Condo for sale in "Westshore" (Vancouver West) : MLS®# R3147247
PH7 1827 W 3rd Avenue Vancouver V6J 1K9
$950,000Residential- Status:
- Active
- MLS® Num:
- R3147247
- Bedrooms:
- 2
- Bathrooms:
- 2
- Floor Area:
- 1,097 sq. ft.
It’s a lifestyle! Bright, South/East facing penthouse offering the perfect blend of style, comfort & location. Steps to Kits Beach, the Seawall, Granville Island, and the shops & restaurants of West 4th. Enjoy a quiet, tree-lined outlook from the balcony. Main floor features a walk-in closet at the entrance, spacious bedroom with built-in organizers, closet lighting & included portable A/C, 4-piece bath on the main, and an updated kitchen open to the dining area. Soaring ceilings fill the home with light. Spiral stairs lead to a versatile loft currently configured with a bedroom area, custom built-in wardrobe, 2-piece bath, Den, large flex area & 2 skylights. Includes 1 parking, 1 locker, bike storage & 2 pets cat and dog. Well-maintained building. Open House Sat.,July 18, 1–3 PM. More detailsListed by RE/MAX Select Realty
- Bruce Hiatt
- Oakwyn Realty Ltd
- 6048188185
- Contact by Email
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102 2190 W 8th Avenue in Vancouver: Kitsilano Condo for sale (Vancouver West) : MLS®# R3147361
102 2190 W 8th Avenue Vancouver V6K 2A4
$829,900Residential- Status:
- Active
- MLS® Num:
- R3147361
- Bedrooms:
- 2
- Bathrooms:
- 2
- Floor Area:
- 833 sq. ft.
Beautiful southwest corner ground-floor Kitsilano home in a boutique 17-unit, self-managed and proactive strata. This spacious and functional 2 bedroom + 1.5 bathroom layout offers 833 sq.ft. of interior living with engineered hardwood floors throughout and an abundance of natural light. The standout feature is the rare 340 sq.ft. wraparound, fenced and private patio: perfect for outdoor dining, gardening, Kids, entertaining, or simply relaxing. Steps to schools, public transit, restaurants, cafés, shopping, the beach, and future Arbutus Station on the Broadway Subway extension nearby. This is an ideal Kits lifestyle home offering comfort, privacy, outdoor space, and unbeatable walkability. More detailsListed by Oakwyn Realty Ltd.
- Bruce Hiatt
- Oakwyn Realty Ltd
- 6048188185
- Contact by Email
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102 2255 W 8th Avenue in Vancouver: Kitsilano Condo for sale (Vancouver West) : MLS®# R3146903
102 2255 W 8th Avenue Vancouver V6K 2A6
$639,000Residential- Status:
- Active
- MLS® Num:
- R3146903
- Bedrooms:
- 1
- Bathrooms:
- 1
- Floor Area:
- 668 sq. ft.
Step into this very spacious 668 sqft 1-bedroom + flex sanctuary where comfortable indoor living meets an outdoor paradise. The open-concept layout feels exceptionally airy, offering plenty of room for a large dining table, a cozy living room setup, and a work-from-home nook. Step through the doors to your spectacular 233 sqft sunny, south-facing patio. Fully fenced and surrounded by greenery, it is your private stage for summer hosting, urban gardening, or simply lounging in the sun.Your furry friends will absolutely love the massive patio. Quiet and peaceful, yet just minutes away from boutique shops, transit, and your favorite local coffee spots. Open House Sat July 18th/Sun July 19th, 1-230pm More detailsListed by Rennie & Associates Realty Ltd.
- Bruce Hiatt
- Oakwyn Realty Ltd
- 6048188185
- Contact by Email
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901 2370 W 2nd Avenue in Vancouver: Kitsilano Condo for sale in "Century House" (Vancouver West) : MLS®# R3147073
901 2370 W 2nd Avenue Vancouver V6K 1J1
$899,900Residential- Status:
- Active
- MLS® Num:
- R3147073
- Bedrooms:
- 2
- Bathrooms:
- 2
- Floor Area:
- 944 sq. ft.
Century House located in Kitsilano, North of 4th ave. This standout corner unit, ’01 plan, 2-bedroom, 1.5 bath home has been renovated in previous years and offers ablsolute breathtaking ocean and mountain views. The galley-style kitchen features sleek stainless steel appliances and granite countertops, huge primary bedroom and ensuited bathroom. West exposed sun-drenched balcony ideal for enjoying the views and sunsets. The extra large land parcel offers Resort-style living with an outdoor pool, tennis courts, gym, sauna. Enjoy this unbeatable location just steps from Kits Beach and restaurants and shops along West 4th. 2 parking and 2 locker included. No pets allowed in this building. More detailsListed by RE/MAX Select Properties
- Bruce Hiatt
- Oakwyn Realty Ltd
- 6048188185
- Contact by Email
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3305 W 6th Avenue in Vancouver: Kitsilano House for sale (Vancouver West) : MLS®# R3147536
3305 W 6th Avenue Vancouver V6R 1T2
$2,180,000Residential- Status:
- Active
- MLS® Num:
- R3147536
- Bedrooms:
- 4
- Bathrooms:
- 2
- Floor Area:
- 1,819 sq. ft.
Prime location, home on corner lot. Basement WITH 2-bedroom suite. House is very well kept a good for starter or investment. rented Up and DOWE, More detailsListed by Royal Pacific Realty (Kingsway) Ltd.
- Bruce Hiatt
- Oakwyn Realty Ltd
- 6048188185
- Contact by Email
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211 2469 Cornwall Avenue in Vancouver: Kitsilano Condo for sale (Vancouver West) : MLS®# R3147645
211 2469 Cornwall Avenue Vancouver V6K 1B9 $668,000Residential- Status:
- Active
- MLS® Num:
- R3147645
- Bedrooms:
- 2
- Bathrooms:
- 1
- Floor Area:
- 711 sq. ft.
Listed by Laboutique Realty
- Bruce Hiatt
- Oakwyn Realty Ltd
- 6048188185
- Contact by Email
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1987 W 13th Avenue in Vancouver: Kitsilano Townhouse for sale (Vancouver West) : MLS®# R3146255
1987 W 13th Avenue Vancouver V6J 2H5
$1,599,000Residential- Status:
- Active
- MLS® Num:
- R3146255
- Bedrooms:
- 2
- Bathrooms:
- 3
- Floor Area:
- 1,215 sq. ft.
Exceptional design and craftsmanship by RODROZEN DESIGN define this reimagined 2-level townhome in Kitsilano. A thoughtfully curated renovation, recognized as a 2022 Georgie Award finalist, transformed the home with a custom kitchen featuring stone counters and Bosch appliances, built-in bar and wine fridge, gas fireplace, tailored millwork, smart thermostats, custom wall mural and designer lighting. Upstairs, the ideal 2-bedroom layout features new wool carpeting, a custom walk-in closet and beautifully renovated bathrooms, including a spa-like primary ensuite with steam shower and heated floors. A landscaped front yard completes this rare, HOUSE-LIKE home, moments from Arbutus and South Granville, and steps to École Lord Tennyson Elementary and Vancouver Lawn Tennis Club. It’s PERFECT! More detailsListed by The Partners Real Estate
- Bruce Hiatt
- Oakwyn Realty Ltd
- 6048188185
- Contact by Email
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3 3250 W 4th Avenue in Vancouver: Kitsilano Condo for sale (Vancouver West) : MLS®# R3145457
3 3250 W 4th Avenue Vancouver V6K 1R9
$675,000Residential- Status:
- Active
- MLS® Num:
- R3145457
- Bedrooms:
- 1
- Bathrooms:
- 1
- Floor Area:
- 650 sq. ft.
Welcome home to this stunningly renovated 1 bed/1 bath ground-floor suite in the heart of Kitsilano! A showstopping brand new kitchen anchors the space, complemented by a refreshed bathroom, luxury vinyl plank flooring throughout, and a sleek smart fridge and air fry range, plus new stacked in-suite laundry, dishwasher and microwave. Step outside to your own private patio just steps from McBride Park’s tennis courts, baseball diamond, and playground. A transit stop sits right outside your door, and with a Walk Score of 95 and Bike Score of 97, you’re moments from Kitsilano’s best shops, cafes, and the beach. Includes secured parking and storage – a rare, move-in ready gem in one of Vancouver’s most walkable neighbourhoods. Some photos have been virtually staged.Open House Sat 18th 1pm-3pm More detailsListed by Macdonald Realty
- Bruce Hiatt
- Oakwyn Realty Ltd
- 6048188185
- Contact by Email
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107 2455 York Avenue in Vancouver: Kitsilano Condo for sale in "Greenwood York" (Vancouver West) : MLS®# R3145729
107 2455 York Avenue Vancouver V6K 1C9
$775,000Residential- Status:
- Active
- MLS® Num:
- R3145729
- Bedrooms:
- 1
- Bathrooms:
- 1
- Floor Area:
- 752 sq. ft.
Live in the heart of Kitsilano without sacrificing peace and privacy. Tucked away on one of Kits’ most coveted streets, this stunningly renovated home is just steps from Kits Beach, cafés, restaurants, boutiques, transit, tennis courts, the pool, and the Arbutus Greenway. The designer-inspired interior is completely move-in ready, featuring a spacious two-level townhouse-style layout, open-concept kitchen, in-suite laundry, cozy wood-burning fireplace, and a large, fully fenced, above-ground patio—perfect for entertaining or relaxing. Located in a well-maintained, rain-screened building with updated windows, elevator, secure parking, storage, and pet and rental-friendly policies, this is Kits living at its finest. **FIRST SHOWING Friday, July 17th, 6-7:30 pm** More detailsListed by Royal LePage Sussex Pigott Properties
- Bruce Hiatt
- Oakwyn Realty Ltd
- 6048188185
- Contact by Email
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3681 W 12th Avenue in Vancouver: Kitsilano Townhouse for sale in "Twenty On The Park" (Vancouver West) : MLS®# R3145718
3681 W 12th Avenue Vancouver V6R 2N5
$1,338,000Residential- Status:
- Active
- MLS® Num:
- R3145718
- Bedrooms:
- 2
- Bathrooms:
- 2
- Floor Area:
- 1,233 sq. ft.
CHARMING ONE-LEVEL TOWNHOUSE—ACROSS FROM ALMOND PARK Bright, south-facing townhouse perfectly positioned across from Almond Park. Open-concept living with crown moulding, built-in library, gas stove and fireplace. Spacious master fits a king bed with walk-in closet and ensuite. Den for nursery/home office. Second bedroom with murphy bed. 150 sq ft patio. Unique dual entry—front door and direct back access to parkade and storage (only unit in strata with this feature). Almond Park is right at your doorstep! Walk to Spanish Banks, Broadway shops, grocery stores, and vibrant local cafés. Excellent schools: Queen Elizabeth Elementary, Lord Byng, Bayview Elementary & Kitsilano Secondary. OPEN HOUSES: Saturday July 18th & Sunday July 19th, 2–4pm | SNEAK PEAK: Thursday July 16th, 10-12pm More detailsListed by Dexter Realty
- Bruce Hiatt
- Oakwyn Realty Ltd
- 6048188185
- Contact by Email
