Metro Vancouver Real Estate Market Insights: Stats Centre Reports - November 2025

Jersey Li
Nov 5
5 min read

Metro Vancouver Real Estate Market Insights: Your Comprehensive Real Estate Update with Jersey Li ☀️

Stats Centre Reports - November 2025

It's always sunny with me ☀️ This is your REALTOR®, Jersey Li 😄!

💸 Interest Rate Cut — A Temporary Calm, Not a Turning Point

Your Metro Vancouver Real Estate Market Insights are here again! In early October, the Bank of Canada announced another 25-basis-point interest rate cut, marking the fourth reduction of 2025. On paper, this sounds like the kind of policy shift that should breathe life into a sluggish market — lower borrowing costs, improved affordability, and renewed buyer confidence.

And yes, for a select group of self-living buyers, particularly first-timers who have been cautiously watching the market, this move may finally provide the nudge they needed to step in. A few fence-sitters have started exploring again, hoping to take advantage of slightly lower mortgage payments and motivated sellers.

However, it’s important to keep this in perspective: one more rate cut doesn’t change market fundamentals overnight.

Home prices across Metro Vancouver continue to soften month over month.
Inventory remains near decade highs, creating downward pressure on values.
Household debt is still elevated, and buyers are approaching purchases with caution, not enthusiasm.

Even with lower rates, the underlying challenge is confidence. Canadians are still adjusting to years of inflation, political instability, and slower economic growth. Until employment levels, wage growth, and policy stability improve, no amount of rate trimming will truly “turn the corner.”So while some agents might claim that “the market is heating up,” the truth is far more subtle: the water isn’t boiling — it’s just stopped freezing.

🔮 Jersey’s Market Prediction

My Prediction for 2026–2027: The Presale Flood Is Coming

Let’s look ahead. If you think this year feels slow, buckle up — 2026 and 2027 are shaping up to be the most pivotal years Vancouver real estate has seen since 2008.

Backtrack four or five years, and you’ll remember the presale frenzy of 2020–2021. Developers were selling out towers before ground broke. Investors lined up overnight to sign contracts. That “gold rush” is now coming full circle — all those towers are about to be completed in 2026 and 2027.

That means we’re about to see a massive wave of new inventory hit the market simultaneously.

📉 Here’s what this means for different players:

Condo sellers: Expect heavy competition. If you plan to sell your unit in the next two years, you’ll be going head-to-head with brand new developer listings — often priced aggressively to move inventory.
Investors: Prepare for shrinking profit margins. Many presale buyers from 2020–2021 bought at the peak and will likely take losses when trying to resell.
Developers: Brace for turbulence. Some are already facing financing issues, and as borrowing costs stay high, we’ll likely see an uptick in developer bankruptcies and court-ordered liquidations.

This period will separate the resilient from the reckless.

🧭 My personal forecast:

2026–2027: Flood of condo supply, investor fatigue, and possible forced sales.
2028: The true bottom of the cycle, when inventory finally clears and prices stabilize.
2030–2032: The beginning of a gradual recovery phase, with consistent appreciation and renewed investor confidence.

If you’re sitting on property, stay humble and strategic. Protect your cash, avoid over-leveraging, and resist unnecessary risk.

In tough times, tough people don’t panic — they position themselves.

And remember, I’m not an economist — I’m just your friendly neighbourhood REALTOR® calling it as I see it. But after a decade of watching the numbers, I can tell you this: the best opportunities always emerge when fear is highest and confidence is lowest.

Jersey’s Advice for Sellers

🏷️ Sooner rather than later

If you must sell in the next two years, do it sooner rather than later. Prices are declining gradually, but consistently. The longer you wait, the more competition you’ll face — especially from upcoming presale completions.

If you can afford to hold long term, focus on stability: maintain your property well, renew leases strategically, and prepare financially for future market shifts. Selling from a position of strength — not desperation — always yields the best outcome.

And if you’re unsure whether to sell or hold, reach out for a detailed property analysis. A well-timed, well-priced sale can protect equity even in a cooling cycle.

Jersey’s Advice for Buyers

🧠 This is still your market, but patience is your greatest tool.

If you’re buying for personal living, take advantage of lower borrowing costs and high inventory — you can negotiate assertively and secure strong terms. Focus on value, not hype. Look for properties that have been listed for 30+ days, where sellers are more likely to make concessions.

If you’re an upgrader, sell first, then buy. Selling your current home guarantees liquidity and clarity on your purchasing budget. In a market this fluid, it’s better to have cash on hand than be caught bridging two properties in a downturn.

For investors, the advice remains the same: hold steady. Avoid speculative presales, short-term flips, or over-leveraged purchases. The next big opportunity isn’t here yet — but it’s coming, likely between 2027–2028, when forced sales and bankruptcies create entry points for those ready to act.

Sales Stats

📊 October 2025 Market Stats

The latest report from the Greater Vancouver REALTORS® (GVR) paints a clear picture: the market remains soft, cautious, and buyer-driven, despite lower borrowing costs.

Total residential sales reached 2,255, down 14.3% year-over-year and 14.5% below the 10-year seasonal average. Even with another rate cut, activity didn’t rebound meaningfully.

The composite benchmark price for all homes now sits at $1,132,500, marking a 3.4% drop from last year and 0.8% down from September.

By property type:

Detached homes: $1,916,400 (⬇ 4.3% YoY)
Townhomes: $1,066,700 (⬇ 3.8% YoY)
Apartments: $718,900 (⬇ 5.1% YoY)

With 16,393 active listings (up 13.2% from last year) and a sales-to-active listings ratio of just 14.2%, Vancouver remains firmly in buyer’s market territory. Prices will likely continue easing through winter as sellers compete for a smaller pool of qualified buyers.

👉 Click here to obtain the full market breakdown.

Rental Market Trends

🏙️ October 2025: Cooling but Still Strong

Rents across Metro Vancouver showed minor adjustments in October 2025, signalling that the rental market may have finally reached its plateau after three consecutive years of steady growth.

According to Liv.rent, one-bedroom unfurnished units now average:

Burnaby: $2,198 (⬇ slightly)
Coquitlam: $2,074 (⬇ modestly)
Vancouver: $2,390 (⬆ marginally)
Richmond: $2,330 (⬆ marginally)
West Vancouver: $2,708 (⬇ slightly)

Two-bedroom units held steady across most areas, while three-bedroom properties saw subtle declines in suburban markets like Langley and Surrey.

Landlords are adjusting expectations. While rental demand remains healthy, new completions are increasing supply, especially in high-density neighbourhoods like Metrotown, Brentwood, and Coquitlam Centre.

Renters, meanwhile, are regaining leverage. With more options available, it’s now possible to negotiate lease terms, secure parking or storage incentives, or find newly built units with competitive pricing.

📊 For a detailed rental breakdown, view the October 2025 Report here.

Final Takeaways

🔑 The Vancouver market isn’t collapsing — it’s evolving.

We’re entering a new phase where discipline and awareness will outperform blind optimism.

📉 Prices are still easing.

📈 Sales volume is tied directly to discounts.

🏦 Rate cuts offer small relief, not revival.

🌊 A presale tsunami is approaching.

Those who stay grounded, keep cash accessible, and plan for long-term positioning will come out ahead.

As I always say, markets don’t reward the loud — they reward the prepared.

Personal Assistance

Your Real Estate Journey, Your Way 🤝

Curious how these shifts affect your buying or selling strategy? The market is moving — slowly, strategically, and in ways that reward preparation over panic.

📩 Let’s build a personalized plan that matches your goals and the realities of today’s market.

Whether you’re planning your next move or simply need clarity, I’m here to help you navigate it with confidence.

☀️ It’s always sunny with me!

Thank you for joining me on this Real Estate journey,