Norgate Real Estate Guide, North Vancouver

Updated November 2026 · By Jared Gibbons, REALTOR®

Quick facts · Norgate

Typical sale price: Houses $1.52MCondos $794,000
Sold, Nov 2025 to Oct 2026: 12 houses, 9 condos, 3 townhomes

Median prices from closed MLS® sales (Paragon).

On this page (10 sections)

Where Norgate sits
Drive time to Norgate
Norgate real estate: your questions answered
Condo buildings in Norgate
Townhome complexes in Norgate
Lots and land in Norgate
More Norgate real estate
Duplexes and half duplexes in Norgate
What's nearby Norgate
What's nearby, building by building

District council documents count Norgate among the District's Lower Capilano / Lions Gate neighbourhoods, and Norgate Park (279 Tatlow Ave) is a District park.

Where Norgate sits

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Drive time to Norgate

This guide covers Norgate's condo buildings, townhome complexes and land: what each source verifies, the local rules, and what buyers ask.

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Norgate real estate: your questions answered

How many apartment-condo buildings does Norgate have?

Three by name, all on the Marine Drive south edge: X61 (1061 Marine Dr, built 2018), The Drive at 1177 Marine Dr (Onni, built 2012) and The Ivy (1273 Marine Dr, built 2012). The crescents inside the subdivision are freehold houses, not condos.

Is Norgate in the City or the District of North Vancouver?

The District. Norgate Park is a District park and District council documents count Norgate among the District's Lower Capilano neighbourhoods — the distinction changes the OCP (Bylaw 7900), the zoning bylaw (3210), the tax rates and the permit desk that apply.

Is there any 55+ condo I can buy in Norgate?

No — no known 55+ ownership complex exists inside the sub-area. The maintained North Vancouver 55+ strata list names nine buildings and none is in Norgate; the closest are in Central Lonsdale, Delbrook, Edgemont and Lynn Valley. In-area seniors stock is rental/care/subsidized only.

Can I rent out a Marine Drive condo long-term?

Yes — strata rental-restriction bylaws have been void since November 24, 2022 anywhere in BC. The Ivy's listings already describe it as rental-friendly.

One complex, two sub-areas — how does The Drive split?

Listings record 1177 Marine Drive in Norgate and 1330 Marine Drive in Pemberton NV.

My search keeps showing Curling Road townhouses for "Norgate." Whose are they?

They are the nearest townhouse stock to Norgate and a legitimate cross-shop; they are just not Norgate stock.

Do I need a Form B or strata documents for a Norgate house?

No. A subdivision house is fee-simple: no strata, no Form B, no strata fees. Diligence is title (including any registered covenants), the District's GeoWeb hazard layer for east-edge lots near Mackay Creek, and inspection — including the heating system on original homes (next question).

Can I buy a half duplex in Norgate?

What sells here is a whole freehold house (often with a suite), not a separable half.

Can I add a suite and a coach house to a Norgate rancher?

That is the District's documented permission: Since June 2024 a principal dwelling, a secondary suite and a coach house — three units total — are permitted on single-family zoned lots within the Urban Containment Boundary, with the suite up to 49% of the house. Confirm the specific lot on GeoWeb before counting rental income.

Will SSMUH give my lot four or six units?

Not assumed. The District's classification tiers exist, but Council voted in March 2026 to pursue exempting the Lions Gate area — which includes Norgate — from SSMUH. The lot's own GEOweb classification governs.

What is the land across Welch Street?

Capilano Indian Reserve No. 5 (X̱wemelch'stn), Squamish Nation land under the Nation's own land-use control. In October 2024 Nation Council approved land uses for the reserve's Marine Drive site — mixed-use market residential, Nation housing and a new Administrative and Community Service Centre — so the southern outlook is an active development front, not a static edge.

What Buyers & Sellers Say

Excerpts from Google reviews for Jared Gibbons, REALTOR® at Royal LePage Little Oak Realty (Suite 201 - 15272 Croydon Dr, Surrey). Quoted word for word; initials only.

5 out of 5 stars

“Jared and his team have been amazing with the sale of my house, very professional and knowledgeable. The process went a lot smoother than I could have expected. Once the house was sold, Jared helped me with the purchase of my condo…”

S.W. Google review
5 out of 5 stars

“I have bought a new house with Jared and he was very professional and knowledgeable always available to answer any questions I had but above all prepared and personable. I would highly recommend Jared.”

G.E. Google review
5 out of 5 stars

“As first-time home buyers, we are so grateful we had Jared guiding us every step of the way. He was always quick to respond to texts, emails, and questions. Jared was happy to show us many listings, even when it meant meeting us farther away…”

S.E. 22 May 2026 · Google review

Condo buildings in Norgate

Norgate is in the District of North Vancouver (not the City) — District OCP Bylaw 7900 and Zoning Bylaw 3210 govern. Norgate's subdivision itself is almost entirely freehold single-family houses; its condo stock is the Marine Drive edge product in. All 9 verified North Vancouver 55+ strata sit outside Norgate — in-area seniors stock is rental/care/subsidized only. District = SD44 North Vancouver.

X61 — 1061 Marine Drive

Current listings record this building under the name X61, in the Norgate neighbourhood, Apartment/Condo form, built 2018, with pets recorded as Yes.

The Drive — 1177 Marine Drive (Onni)

The Drive by Onni is a mixed-use condo development at Marine and Bridgman; the developer's own homeowner guide is titled "The Drive – 1177 Marine," and current listings record units at 1177 Marine Drive in Norgate ("The Drive," MLS®). Listings record the complex as built 2012 (recorded at the 1330 address).

The Ivy — 1273 Marine Drive

Current listings describe "The Ivy, a boutique building in North Vancouver's welcoming Norgate neighbourhood," recording Apartment/Condo form, built 2012, cats OK, and the building as pet- and rental-friendly.

Streets, schools and transit near Norgate condos

District council documents count Norgate among the District's Lower Capilano / Lions Gate neighbourhoods, and Norgate Park (279 Tatlow Ave) is a District park.
Where condo stock concentrates: not inside the crescents — on the Marine Drive south edge. Every known condo building in carries a Marine Drive address at the subdivision's southern boundary, facing the Lions Gate Village growth node at Capilano Road and Marine Drive.
Transit: the R2 Marine–Willingdon RapidBus runs along Marine Drive at the neighbourhood's south edge, between Park Royal and Metrotown Station (extended September 7, 2026; roughly 5 a.m.–2 a.m., every 6–7 minutes at peak); TransLink's Route 240 also runs the Marine Drive corridor, and the Marine Drive stops at Capilano Road and Pemberton Avenue are both named R2 RapidBus stops.
Schools and catchments: SD44 catchments are address-based. The neighbourhood elementary school is Norgate Xwemélch'stn Community Elementary (K–7, 1295 Sowden Street), an authorized IB World School offering the Primary Years Programme; the catchment secondary school is Carson Graham Secondary (2145 Jones Avenue).
The southern edge, along Welch Street, faces Capilano Indian Reserve No. 5 (X̱wemelch'stn), Squamish Nation land, where the Nation exercises its own land-use and zoning control; Welch Strip Park is the District park on the municipal side of that edge.
Hazards: Mackay Creek runs along the neighbourhood's east side toward the City boundary; the District designates Natural Hazard Development Permit Areas for slope and creek hazards and publishes property-level reports through GeoWeb.
Recreation: the Lions Gate Community Recreation Centre, 1733 Lions Gate Lane in Lower Capilano, is District-owned and NVRC-operated (opened June 4, 2022; gymnasium, kitchen, multipurpose and art spaces, no pool), housing the NVDPL Lions Gate Express Library.

Local rules that affect condo buyers in Norgate

District property taxes (2026): due July 2, 2026, with a 5% penalty after July 2, 2026 and a further 5% after September 1, 2026; the 2026 total residential rate is 3.28195 per $1,000 of assessed value (municipal rate 1.83419), and combined single-family utilities total $2,571 in 2026 (water $932.80; sewer/drainage $1,255.60). These are District rates — the City of North Vancouver's rates do not apply here.

Good to know about Norgate condos

Some listings label this area "City of North Vancouver", but it is in the District of North Vancouver. District 2026 taxes were due July 2, 2026 with 5% + 5% penalties, and the total residential rate is 3.28195 per $1,000.
One developer complex straddles a board line. The Drive's two Marine Drive addresses fall in two different board sub-areas (1177 in Norgate, 1330 in Pemberton NV) — sub-area stats, school-search defaults and listing feeds will treat two halves of one complex as different neighbourhoods.
The land across Welch Street is not District land and never will be planned by the District. It is Capilano IR No. 5 (X̱wemelch'stn). In October 2024 Squamish Nation Council approved mixed-use market residential, Nation housing and a new Administrative and Community Service Centre for the reserve's Marine Drive site — the southern outlook of Welch Street homes is an active development front.
The recreation centre for this bench has no pool. The Lions Gate Community Recreation Centre (1733 Lions Gate Lane, opened June 4, 2022) is District-owned and NVRC-operated with a gymnasium, kitchen, multipurpose and art spaces, the NVDPL Lions Gate Express Library and Capilano Community Services Society — and no pool.
East-edge lots need a creek check, not an assumption. Mackay Creek runs along the subdivision's east side, and the District's OCP Schedule B establishes Creek Hazard and Slope Hazard Development Permit Areas; the District's GEOweb flood construction levels are modelled on a 2100 (2080s) horizon plus 0.6 m.

The province-wide rules are on one page: BC condo buying rules.

Sources for the condo notes on Norgate

Townhome complexes in Norgate

Streets, schools and transit near Norgate townhomes

Nearby areas: Pemberton Heights / Pemberton NV (north and east, also District), Lower Capilano (west), the City of North Vancouver (east, across the municipal boundary — a different municipality with different bylaws), and Park Royal / West Vancouver (west, across the Capilano River).
Where attached stock concentrates: not inside the crescents at all.
Schools: the neighbourhood elementary school is Norgate Xwemélch'stn Community Elementary (K–7, 1295 Sowden Street), an authorized IB World School offering the Primary Years Programme; the catchment secondary school is Carson Graham Secondary (Grades 8–12, 2145 Jones Avenue). Both names are Ministry-listed (SD44).
The southern edge: along Welch Street the subdivision faces Capilano Indian Reserve No. 5 (X̱wemelch'stn), Squamish Nation land, where the Nation exercises its own land-use and zoning control; Welch Strip Park is the District park on the municipal side of that edge. In October 2024 Squamish Nation Council approved land uses for the reserve's Marine Drive site — mixed-use market residential, Nation housing, and a new Administrative and Community Service Centre.
Recreation and hazards: Norgate Park, the subdivision's central green, has sports fields including a baseball diamond, soccer field and football field, and is home turf for the North Shore Cricket Club. The Lions Gate Community Recreation Centre, 1733 Lions Gate Lane in Lower Capilano, is District-owned and NVRC-operated (opened June 4, 2022; gymnasium, kitchen, multipurpose and art spaces, no pool), housing the NVDPL Lions Gate Express Library. Mackay Creek runs along the neighbourhood's east side; the District designates Natural Hazard Development Permit Areas and publishes property-level hazard reports through GeoWeb.

Local rules that affect townhome buyers in Norgate

Fee-simple reality — the governing frame inside the subdivision: A Norgate house purchase carries no strata, no Form B and no strata fees — District municipal rules plus any registered covenants/HOA on title govern instead. Do not import strata expectations into a Norgate rancher purchase, or house expectations into a strata townhouse purchase in Lions Gate Village.

Good to know about Norgate townhomes

A portal result that labels a Marine Drive apartment or a Curling Road townhouse as "Norgate" is a search-radius artefact.
One developer complex straddles the board line at the subdivision's edge. The Drive's two Marine Drive addresses fall in two different board sub-areas — 1177 Marine Drive in Norgate, 1330 Marine Drive in Pemberton NV — so sub-area stats and listing feeds treat two halves of one Onni complex as different neighbourhoods.
The elementary school's name carries the reserve relationship. Norgate Xwemélch'stn Community Elementary's bilingual name reflects the school community beside X̱wemelch'stn (Capilano IR No. 5) — the same Nation whose Marine Drive site, approved for mixed-use development in October 2024, faces the subdivision's Welch Street edge.
The District is trying to keep this bench out of provincial multiplex density. The March 2, 2026 Council motion sought an SSMUH exemption for the Lions Gate area — including Norgate — on the basis that it is better suited to development supporting rapid transit. The suite/coach-house permissions are real; the multiplex upside is contested District policy, lot by lot.
Single-level living on a level lot is the subdivision's real scarcity. Norgate is one of the few flat, single-storey pockets on the North Shore — post-war ranchers on crescents with minimal through traffic — which is why downsizer demand lands on houses here even though the area offers no townhouse or 55+ product at all.

The province-wide rules are on one page: BC townhome buying rules.

Sources for the townhome notes on Norgate

Lots and land in Norgate

Fee-simple lots

Norgate is a planned post-war subdivision (the "Norgate Park" development of the late 1940s–1950s) dominated by small post-war detached ranchers and bungalows on flat lots and crescent streets, with many homes since renovated, extended or replaced. The detailed history — that the land was first proposed for the Capilano Air Park airfield, and that original houses were modest (roughly 900–1,600 sq ft), many built slab-on-grade with radiant in-floor hot-water heating. The documented form is fee-simple single-family lots; the pocket is historic built lot fabric, not an offering.
Lot character: flat subdivision lots on crescents and cul-de-sacs, with minimal through traffic inside the subdivision. Confirm the parcel's dimensions and zone on title and District GeoWeb.
Serviced position, as stated: District single-family utilities in 2026 are water at $932.80 and sewer/drainage at $1,255.60 (combined single-family utilities $2,571 in 2026) — the serviced position for District lots as the District states it.
ALR vs non-ALR: no ALR parcel in Norgate is confirmed and no ALR split is stated — this is urban subdivision ground inside the Urban Containment Boundary. A specific parcel's ALR status is a per-parcel check on ALC mapping in any event.
Hazard position: Schedule B of the District OCP establishes Development Permit Areas for Protection of the Natural Environment, Streamside Protection, Wildfire Hazard, Creek Hazard and Slope Hazard; the District's GEOweb flood construction level data is defined as modelled flood water levels for a 2100 (2080s) horizon plus 0.6 m. Whether any specific Norgate lot falls inside a mapped creek hazard DPA along Mackay Creek is property-specific.

What is not lot inventory on this ground

Marine Drive edge condos — built strata stock, not land
Townhouse stock: zero known
Its relevance to a Norgate lot buyer is the southern outlook: an active development front, not a static edge.
The District's OCP (Bylaw 7900) directs 75–90% of growth to four centres and preserves established low-density neighbourhoods; Norgate's nearest growth node is the Lions Gate Village Centre at Capilano Road and Marine Drive, planned under the April 2013 Lower Capilano–Marine Village Implementation Plan.

Streets, schools and transit near Norgate lots

District council documents count Norgate among the District's four Lower Capilano neighbourhoods of the Lions Gate community, and Norgate Park (279 Tatlow Avenue) is a District park.
Nearby areas: Pemberton Heights (north), Lower Capilano (west), the City of North Vancouver (east, a different municipality), and Park Royal / West Vancouver (west, across the Capilano River). Buyers also search "Norgate Park" (the historic subdivision name), "Lower Capilano," and street searches around Tatlow Avenue, Garden Avenue and the crescents off West 19th Street.
Parks and hazards: Norgate Park, the subdivision's central green, has sports fields including a baseball diamond, soccer field and football field, and is home turf for the North Shore Cricket Club. The Lions Gate Community Recreation Centre, 1733 Lions Gate Lane in Lower Capilano, is District-owned and NVRC-operated (opened June 4, 2022; gymnasium, kitchen, multipurpose and art spaces, no pool). Mackay Creek runs along the neighbourhood's east side; the District designates Natural Hazard Development Permit Areas for slope and creek hazards and publishes property-level reports through GeoWeb.

Local rules that affect land buyers in Norgate

Zoning — District Zoning Bylaw 3210: since June 2024, District zoning permits a principal dwelling, a secondary suite and a coach house — three units total — on all single-family zoned properties within the Urban Containment Boundary; December 2023 changes let a secondary suite be up to 49% of the house with no minimum size and raised the maximum coach house height to two storeys.
SSMUH / subdivision potential, as the District states it: the District's GEOweb SSMUH classification shows non-exempt lots potentially allowing up to 3 units at 280 m² or less, up to 4 units above 280 m², and up to 6 units above 280 m² within 400 m of a frequent-transit bus stop. Bill 25 (November 2025) requires full SSMUH density by June 30, 2026, but a March 2, 2026 District Council motion asked staff to pursue exempting the Lions Gate area — which includes Norgate — from SSMUH. Verify the specific lot's classification on GEOweb before pricing any density; do not price a Norgate lot on the 6-unit line.
Confirm requirements with the District for the parcel.
Hazard development permits: Schedule B of the District OCP establishes Development Permit Areas for Protection of the Natural Environment, Streamside Protection, Wildfire Hazard, Creek Hazard and Slope Hazard, and the District publishes property-level hazard reports through GeoWeb. East-edge lots near Mackay Creek need that check before an addition, rebuild or split is assumed clean.
If a parcel is in the ALR: subdivision within the ALR requires ALC approval; ALR residences cannot be stratified. On ALR land the main house can be up to 500 m², a suite is allowed only inside it, and an extra residence can be up to 90 m² (186 m² on parcels over 40 ha).
District property taxes (2026): District of North Vancouver 2026 property taxes were due July 2, 2026, with a 5% penalty after July 2, 2026 and a further 5% after September 1, 2026; the 2026 residential municipal rate is 1.83419 and the total residential rate is 3.28195 per $1,000 of assessed value.
Property transfer tax — worked example (inputs + tier math): on a $1,200,000 lot-and-house purchase, fully residential, no exemption — 1% on the first $200,000 ($2,000) + 2% on $200,000–$1,200,000 ($20,000) = $22,000. Anchors: $500K→$8,000; $800K cap→$14,000 ($6,000 fully qualifying FTHB); $900K→$16,000; $1.0M→$18,000; $1.5M→$28,000; $2.0M→$38,000; $3.5M→$93,000 INCLUDING the further 2% tier over $3M (tiers: 1% to $200,000, 2% to $2,000,000, 3% above, plus a further 2% on the residential portion over $3,000,000).

Good to know about Norgate lots

The Spirit Trail's route past Norgate was still a studied option, not a built fact. The North Shore Spirit Trail is planned as a fully accessible 35 km greenway from Horseshoe Bay to Deep Cove; the District's 2013 route planning report studied a Welch Strip option to improve connections to Park Royal and Ambleside via Bridge Street and to Kings Mill Walk via a planned crossing over the railway at Mackay Creek.

The province-wide rules are on one page: BC land buying rules.

Sources for the land notes on Norgate

More Norgate real estate

Duplexes and half duplexes in Norgate

What a duplex looks like in Norgate

The usual duplex form: The subdivision is almost entirely freehold single-family — small post-war detached ranchers and bungalows on flat lots and crescent streets, many since renovated, extended or replaced — with attached and multifamily product limited to the Marine Drive and Tatlow Avenue edges. Since June 2024, District zoning permits a principal dwelling, a secondary suite and a coach house — three units total — on all single-family zoned properties within the Urban Containment Boundary, so the live two-unit form on a Norgate lot is a house with a suite (and, where built, a coach house) under one fee-simple title.

The province-wide rules are on one page: BC duplex and half-duplex buying rules.

What's nearby Norgate

Times are from OpenStreetMap routing, November 2026.

Transit

No rapid transit in the District. Nearest by name: SeaBus, Lonsdale Quay, North Vancouver — TransLink: crosses Burrard Inlet to Downtown Vancouver, 12 minutes, every 15 minutes during the day.
Nearest bus exchange by name: Park Royal Exchange — western terminus of the R2 RapidBus, on Marine Drive at the area's south edge.
Route R2 Marine–Willingdon RapidBus, TransLink: Park Royal to Metrotown Station, daily 5 a.m.–2 a.m., every 6–7 minutes at weekday peak.
Route 240 Downtown, TransLink, via Marine, Keith, Jones and the Lions Gate Bridge.

Parks and recreation

Norgate Park: District park, listed among the District's Community Park Zone parks in a District council report.
Lions Gate Community Recreation Centre, 1733 Lions Gate Lane: NVRC centre.
Lions Gate Express Library, 1733 Lions Gate Lane: NVDPL express library inside the recreation centre.

Schools

Norgate Community Elementary, grades K-7, 1295 Sowden St, School District 44; confirm the catchment with the district.
Carson Graham Secondary, grades 8-12, 2145 Jones Ave, School District 44; confirm the catchment with the district.

Groceries and shopping

Capilano Mall, 935 Marine Drive: shopping centre.
Save-On-Foods, #140 - 879 Marine Drive: supermarket.

Measured walking and driving times

Measured on November 2, 2026 with OpenStreetMap routing (OSRM for driving, routed-foot for walking), from Norgate Community Elementary, 1295 Sowden St
To	How	Minutes	Distance (km)
Norgate Park	Walk	13	0.9
Save-On-Foods, 879 Marine Drive	Walk	20	1.5
Capilano Mall, 935 Marine Drive	Drive	4	1.9

Sources for what’s nearby

What's nearby, building by building

Times are from OpenStreetMap routing from each building’s address, November 2026.

The Drive, 1177 Marine Drive

Transit
Nearest bus exchange: Park Royal Exchange, western terminus of the R2 RapidBus, TransLink. Route R2 Marine–Willingdon RapidBus: Park Royal to Metrotown Station, every 6–7 minutes at weekday peak, TransLink. Route 240 Downtown, via Marine, Keith, Jones and the Lions Gate Bridge, TransLink.
Parks and recreation
Norgate Park, 279 Tatlow Ave, District park. Lions Gate Community Recreation Centre, 1733 Lions Gate Lane.
Schools
Norgate Community Elementary, grades K-7, 1295 Sowden St, SD44 North Vancouver; confirm the catchment with the district. Carson Graham Secondary, grades 8-12, 2145 Jones Ave, SD44 North Vancouver; confirm the catchment with the district.
Shopping
Capilano Mall, 935 Marine Drive. Save-On-Foods, #140 - 879 Marine Drive.

Measured walking and driving times from each building

Measured on November 2, 2026 with OpenStreetMap routing (OSRM for driving, routed-foot for walking), starting at each building’s address
Building	To	How	Minutes	Distance (km)
The Drive	Norgate Community Elementary	Walk	10	0.8
The Drive	Capilano Mall	Walk	11	0.9
The Drive	Save-On-Foods, 879 Marine Drive	Walk	11	0.9
X61	Save-On-Foods, 879 Marine Drive	Walk	9	0.7
X61	Capilano Mall	Walk	9	0.7
X61	Norgate Community Elementary	Walk	13	0.9

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