Pemberton Heights Real Estate Guide

Updated · By Jared Gibbons, REALTOR®

Quick facts · Pemberton Heights

Typical sale price
Houses $2.20M
Sold, Nov 2025 to Oct 2026
16 houses

Median prices from closed MLS® sales (Paragon).

On this page (10 sections)

Pemberton Heights is a level, grid-pattern bench of single-detached streets — West Keith Road, West 22nd Street and Pemberton Avenue are its search streets — above Marine Drive, at the Capilano River. The MLS name "Pemberton NV" separates it from the Town of Pemberton in the Sea-to-Sky corridor. Nearby: Norgate (east, District), Lower Capilano / Woodcroft (west, District), the City of North Vancouver's Central Lonsdale (east), Capilano / Upper Capilano (northwest). Immediately south across Marine Drive is Capilano Indian Reserve No. 5 (X̱wemelch'stn), Squamish Nation land.

Where Pemberton Heights sits

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

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Pemberton Heights real estate: your questions answered

What condos can I actually buy in Pemberton Heights?

Two buildings, both at the edges: Park West at Lions Gate (1633 Capilano Rd / 1632 & 1675 Lions Gate Ln, two towers, completed 2022 according to the strata directory) and The Drive by Onni (1330 Marine Dr, built 2012). The bench's interior streets have no known condo stock — the rest of the named strata shelf is the Lions Gate Village townhouses (Belle Isle, Mason, Ebb & Flow).

How many homes are in Park West?

The strata plan and Form B are the settlement documents; do not rely on a single figure from a listing.

Is there a 55+ condo I can buy here?

No. The nine buildings on the maintained North Vancouver 55+ strata list are all in other neighbourhoods (Lynn Valley, Lonsdale, Delbrook, Edgemont), and the in-area seniors product is subsidized rental (Capilano House, Housing Registry) — nothing age-restricted to buy.

Can I rent out a Park West or Drive unit?

Yes, long-term — strata rental-restriction bylaws are void province-wide since November 24, 2022. Short-term rentals can still be restricted by bylaw.

Is Pemberton Heights in the City or the District?

The District — with its own OCP (Bylaw 7900), zoning bylaw (3210) and tax rates. The City of North Vancouver is a separate municipality to the east.

What townhouse complexes are actually in Pemberton NV?

Three counted strata complexes, all in Lions Gate Village at the sub-area's southwest edge: Belle Isle by Citimark (2060 Curling Road — 88 townhouses in 11 three-storey buildings, built 2022), Mason by Cressey (2070 Curling Road — 40 townhouses in six three-storey buildings, built 2021) and Ebb & Flow (2035 Glenaire Drive, built 2023, strata plan EPS7673 on listing evidence). The Pemberton Heights bench itself has no townhouse complexes — it is detached houses.

Are Park West and The Drive townhouse complexes?

Townhouse-style language in a tower listing does not make a townhouse complex; built form governs.

Can I buy a half duplex in Pemberton Heights?

What sells on the bench is a whole freehold house (often with suite/coach-house potential); the separable attached product is at Lions Gate Village, in townhouse and apartment form.

Is Pemberton Heights in the City or the District — and is it the Pemberton near Whistler?

The District of North Vancouver. It is one of the neighbourhoods in the District's Lions Gate community; the City is a separate municipality to the east, and the Town of Pemberton in the Sea-to-Sky corridor is a different place entirely — the board's "Pemberton NV" name exists to keep them apart.

Can I add a suite and a coach house to a bench house?

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.

Will SSMUH give my lot four or six units?

Not assumed. District Council voted in March 2026 to pursue exempting the Lions Gate area from SSMUH, and the Bill 25 compliance amendments were still in preparation in spring 2026 — price the lot as a single-family lot unless a specific application or the lot's GEOweb classification says otherwise.

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

    “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

    “10/10 service. Made everything extremely easy on the buyers end. Would highly recommend!”

    W.L. 23 Nov 2025 · Google review

  • 5 out of 5 stars

    “As first time home buyers, Jared made the process seamless and was always readily available to answer any questions we had throughout. Jared was patient, genuine and supportive with any questions we had along the way…”

    L.P. Google review

Condo buildings in Pemberton NV

Pemberton NV is a District of North Vancouver sub-area (not the City) — one of the neighbourhoods inside the District's Lions Gate community. District plans: OCP Bylaw 7900 and Zoning Bylaw 3210. The sub-area is overwhelmingly a freehold single-detached bench; its apartment-condo stock is exactly two buildings, both at its edges (Marine Drive and Lions Gate Village), plus three townhouse complexes at the village edge documented separately. All verified North Vancouver 55+ strata sit outside this sub-area, and the in-area seniors stock is rental/subsidized/care only.

Park West at Lions Gate (by Keltic Canada Development)

1633 Capilano Road, with tower addresses at 1632 Lions Gate Lane and 1675 Lions Gate Lane

The Lions Gate Village mixed-use strata at the sub-area's southwest corner: two towers (23 and 19 storeys).

The Drive by Onni — 1330 Marine Drive

A boutique apartment-condo building on the Marine Drive frontage at the bench's south edge: current listings record Apartment/Condo units in "The Drive" in the Pemberton NV sub-area, built 2012, by the Onni Group, with a secured bike room, gym and social room; one listing records cats OK.

Streets, schools and transit near Pemberton NV condos

  • Pemberton Heights is a level, grid-pattern bench of single-detached streets — West Keith Road, West 22nd Street and Pemberton Avenue are its search streets — above Marine Drive, at the Capilano River. The MLS name "Pemberton NV" separates it from the Town of Pemberton in the Sea-to-Sky corridor. Nearby: Norgate (east, District), Lower Capilano / Woodcroft (west, District), the City of North Vancouver's Central Lonsdale (east), Capilano / Upper Capilano (northwest). Immediately south across Marine Drive is Capilano Indian Reserve No. 5 (X̱wemelch'stn), Squamish Nation land.
  • Planning framework: the District OCP (Bylaw 7900) directs 75–90% of residential growth into four centres — Lynn Valley Town Centre, Lynn Creek Town Centre, Maplewood Village Centre and Lions Gate Village Centre — and preserves established low-density neighbourhoods outside the centres. Pemberton Heights is outside the centres; Lions Gate Village Centre at Capilano Road and Marine Drive is the growth node at its southwest corner, which is why both counted condo buildings sit at the bench's edges, not on its streets.
  • Where condo stock concentrates: the Marine Drive frontage (The Drive, 1330 Marine Drive) and the Lions Gate Village towers (Park West, Capilano Road / Lions Gate Lane).
  • Transit: the R2 Marine–Willingdon RapidBus stops on Marine Drive at Pemberton Avenue and at Capilano Road, running Park Royal to Metrotown Station since September 7, 2026 (roughly 5 a.m.–2 a.m., every 6–7 minutes at peak); Route 240 (Downtown/Lynn Valley) also runs the Marine Drive corridor. The SeaBus from Lonsdale Quay crosses to Waterfront Station in 12 minutes.
  • Schools: Capilano Elementary (K–7, 1230 West 20th Street) sits in the neighbourhood and is an authorized IB World School offering the Primary Years Programme (authorized 2011); the catchment secondary school is Carson Graham Secondary (Grades 8–12, 2145 Jones Avenue), also an IB World School. SD44 catchments are address-based and were under review in 2025–26 tied to the new Cloverley elementary opening September 2026 — confirm by exact address.
  • Recreation and hazards: Sowden Park is a District park in the neighbourhood; the Lions Gate Community Recreation Centre (1733 Lions Gate Lane, opened June 4, 2022) offers a gymnasium, kitchen, multipurpose and art spaces — no pool — plus the NVDPL Lions Gate Express Library. The District designates Natural Hazard Development Permit Areas (slope and creek hazards); lots near the Capilano River on the west edge warrant a GeoWeb flood/hazard check — Metro Vancouver warns the river below Cleveland Dam can rise more than 5 metres.
  • Health: Lions Gate Hospital, 231 East 15th Street (City of North Vancouver), is the North Shore's hospital.

Local rules that affect condo buyers in Pemberton NV

  • Suites, coach houses and SSMUH: 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; a secondary suite may be up to 49% of the house with no minimum size. GEOweb classification shows non-exempt lots potentially allowing up to 3–6 units depending on size and transit proximity — but on March 2, 2026 District Council asked staff to pursue exempting the Lions Gate area from SSMUH, and the District's Bill 25 compliance amendments were still in preparation in spring 2026. Price a bench lot as a single-family lot unless a specific approval says otherwise.
  • District taxes and utilities: 2026 property taxes were due July 2, 2026, with a 5% penalty after July 2, 2026 and a further 5% after September 1, 2026; Council approved a 3.53% municipal tax increase for 2026; the 2026 total residential rate is 3.28195 per $1,000 of assessed value, and combined single-family utilities total $2,571 in 2026 (water $932.80; sewer/drainage $1,255.60).

Good to know about Pemberton NV condos

  • The District is trying to keep this bench OUT of provincial multiplex density. A March 2, 2026 Council motion asked staff to pursue exempting the Lions Gate area from SSMUH on the basis that it is better suited to development supporting rapid transit — the opposite pitch from most Metro Vancouver benches, where SSMUH upside is the selling point.
  • All of the sub-area's strata growth sits in one village corner. Lions Gate Village began as the April 2013 Lower Capilano–Marine Village Implementation Plan (July 2015 Public Realm Strategy followed); its built result so far is Park West's two towers plus the Belle Isle and Mason townhouses — every one general-market, none age-restricted.
  • The land across Marine Drive is an approved development front, not a static edge. On October 29, 2024, Squamish Nation Council approved land uses for the Xwmélch'sten (Capilano) IR 5 Marine Drive site — mixed-use market residential, Nation housing, and a new Administrative and Community Service Centre. South-facing bench homes look across Marine Drive at that site.
  • Park West's own sources cannot agree on its size or year. 258 vs 263 homes, 2022 vs 2023 — a two-tower building barely four years old whose marketing record already needs the strata plan to settle it.
  • The neighbourhood school is an IB school whose catchment was just reviewed. Capilano Elementary is an authorized IB World School (PYP, 2011) inside the neighbourhood; SD44's catchment review tied to the Cloverley opening (September 2026) means a catchment printed in an older listing may already be stale.
  • The hatchery in the river park is closed for construction. The Capilano River Hatchery (~250,000 visitors a year) closes to the public for construction starting October 1, 2026 per Metro Vancouver — relevant to anyone buying on the trail system's amenity value this season.

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

Sources for the condo notes on Pemberton NV

Townhome complexes in Pemberton NV

Belle Isle by Citimark — 2060 Curling Road. Strata

An occupied Lions Gate Village townhouse strata: 88 owned townhouses in 11 three-storey buildings, per a District development update — the primary source for the count. Developer-era reporting likewise describes Citimark bringing 88 townhomes to the village pocket.

Mason by Cressey — 2070 Curling Road. Strata

An occupied Lions Gate Village townhouse strata: 40 owned townhouses in six three-storey buildings, per the same District development update.

Streets, schools and transit near Pemberton NV townhomes

  • Pemberton Heights is a residential neighbourhood inside the District of North Vancouver's Lions Gate community, the District's western gateway area at the Capilano River and Marine Drive. The MLS® sub-area name as the board uses it is Pemberton NV — the "NV" suffix separates it from the Town of Pemberton in the Sea-to-Sky corridor; the neighbourhood's own name is Pemberton Heights. Its search streets are West Keith Road, West 22nd Street and Pemberton Avenue.
  • Nearby areas: Norgate (east, also District), Lower Capilano / Woodcroft (west, District), the City of North Vancouver's Central Lonsdale (east, across the municipal boundary), and Capilano / Upper Capilano (northwest, District). Immediately south across Marine Drive is Capilano Indian Reserve No. 5 (X̱wemelch'stn), Squamish Nation land.
  • Where townhouse stock concentrates: in exactly one corner. The bench itself is level, grid-pattern single-detached streets with no known strata product on its interior streets; all three counted townhouse complexes sit at the Lions Gate Village edge at the sub-area's southwest — Belle Isle and Mason on Curling Road, Ebb & Flow on Glenaire Drive — the built result of the village-centre plan at Capilano Road and Marine Drive.
  • Planning framework: the District's OCP (Bylaw 7900) directs 75–90% of residential growth into four centres — Lynn Valley Town Centre, Lynn Creek Town Centre, Maplewood Village Centre and Lions Gate Village Centre — and preserves the character of established low-density neighbourhoods outside the centres. Pemberton Heights is outside the centres; Lions Gate Village Centre is the growth node at its southwest corner, which is why the strata stock is where it is.

Local rules that affect townhome buyers in Pemberton NV

  • Suites, coach houses and SSMUH (bench lots): since June 2024, District zoning permits a principal dwelling, a secondary suite and a coach house — three units total — on single-family zoned properties within the Urban Containment Boundary, with a secondary suite up to 49% of the house and no minimum size. GEOweb classification shows non-exempt lots potentially allowing up to 3–6 units depending on size and transit proximity — but on March 2, 2026 District Council asked staff to pursue exempting the Lions Gate area from SSMUH, and the District's Bill 25 compliance amendments were still in preparation in spring 2026. Price a bench lot as a single-family lot unless a specific approval says otherwise.

Good to know about Pemberton NV townhomes

  • All of the sub-area's townhouse growth sits in one village corner. Lions Gate Village began as the April 2013 Lower Capilano–Marine Village Implementation Plan (July 2015 Public Realm Strategy followed); its built townhouse result is Belle Isle (88), Mason (40) and Ebb & Flow, all completed 2021–2023 within a few streets of each other — every one general-market, none age-restricted — while the bench behind them remains detached houses by OCP design.

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

Sources for the townhome notes on Pemberton NV

Lots and land in Pemberton NV

  • Fee-simple lots

    The bench lots
    predominantly single-detached houses on the District's flattest residential bench — level, grid-pattern streets rather than the sloped lots typical of most of the District, in a mix of post-war originals, renovated homes and full rebuilds.
    Zone position
    the bench sits under District Zoning Bylaw 3210 as established low-density single-family ground outside the OCP's four growth centres; the OCP deliberately preserves that character, so a Pemberton Heights lot is priced as a single-family lot unless a specific application says otherwise.
    Serviced position
    bench homes are District-serviced city stock; the District's 2026 figures set combined single-family utilities at $2,571 in 2026 (water $932.80; sewer/drainage $1,255.60).
    ALR vs non-ALR
    no Agricultural Land Reserve parcel inside Pemberton NV is confirmed — the sub-area is urban District bench. ALR status remains a per-parcel check on ALC mapping, and no ALR split is stated.

Nation land and park ground

  • Capilano IR No. 5 (X̱wemelch'stn), south of Marine Drive: Squamish Nation land under Nation land-use control. On October 29, 2024, Squamish Nation Council approved land uses for the Xwmélch'sten (Capilano) IR 5 Marine Drive site — mixed-use market residential developments, Nation housing, and a new Administrative and Community Service Centre.
  • Capilano River Regional Park / Sowden Park ground: is public park land at the neighbourhood's west edge and inside the bench — amenity ground, not expansion land.

Streets, schools and transit near Pemberton NV lots

  • Hazards: the District designates Natural Hazard Development Permit Areas (including slope and creek hazards) and publishes property-level hazard information through GeoWeb; Metro Vancouver warns the Capilano River below Cleveland Dam can rise more than 5 metres, with flow increasing to 413,000 litres per second or higher. Lots near the Capilano River on the west edge warrant a flood/hazard check before purchase.

Local rules that affect land buyers in Pemberton NV

  • Hazard diligence: creek, slope, wildfire and streamside Development Permit Areas can add geotechnical cost to additions, rebuilds or a split; the District's GEOweb flood construction level data is modelled on a 2100 (2080s) flood horizon plus 0.6 m. Pull the property-level GeoWeb report before pricing any river-adjacent or ravine lot.
  • 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).
  • Bare-land strata frame (applies only if such a plan surfaces): a bare-land strata lot is strata tenure — Strata Property Act s. 59 Form B on resale (fees, amounts owing, approved special levies, CRF balance, insurance summary, with rules, budget, any Rental Disclosure Statement and the most recent depreciation report attached; within 7 days, max $35 plus up to 25¢/page); stratas with five or more lots must obtain a depreciation report every five years since July 1, 2024; at least 10% of the operating fund must go to the CRF since November 1, 2023; rental-restriction bylaws are void since November 24, 2022; only 55+ age bylaws are valid (SPA ss. 123.1/123.2 + Regulation 7.01 exemptions, expanded May 1, 2023).

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

Sources for the land notes on Pemberton NV

More Pemberton Heights real estate

Duplexes and half duplexes in Pemberton Heights

What a duplex looks like in Pemberton Heights

  • The usual duplex form: The bench is predominantly single-detached houses on the District's flattest residential bench — level, grid-pattern streets, a mix of post-war originals, renovated homes and full rebuilds — almost entirely freehold, with strata product the exception near the commercial 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 bench lot is a house with a suite (and, where built, a coach house) under one fee-simple title.

Local rules that affect duplexes in Pemberton Heights

  • The District's GEOweb SSMUH classification (updated May 1, 2024) 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. The Province's Bill 25 (November 2025) requires full SSMUH density by June 30, 2026, and the District's compliance amendments were still in preparation in spring 2026 reports, tied to the Zoning Bylaw Rewrite. For this area specifically, a March 2, 2026 Council motion asked staff to pursue exempting the Lions Gate area from SSMUH, on the basis that it is better suited to development supporting rapid transit — so the specific lot's classification is read off GEOweb, not assumed; a duplex (two units) sits inside even the lowest tier where the lot is non-exempt.

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

Sources for the duplex notes on Pemberton Heights

What's nearby Pemberton Heights

Times are from OpenStreetMap routing, November 2026.

Transit

  • No rapid transit in the District. Nearest by name: SeaBus, Lonsdale Quay — 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, which stops on Marine Drive at Pemberton Avenue.
  • 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.
  • Route 246 Downtown / Highland, TransLink, via Marine and Capilano at the southwest corner.

Parks and recreation

  • Sowden Park: District park, named in Schedule A of District Bylaw 8520.
  • Lions Gate Community Recreation Centre, 1733 Lions Gate Lane: NVRC centre.
  • Lions Gate Express Library, 1733 Lions Gate Lane: NVDPL express library inside the centre.
  • Capilano River Regional Park: Metro Vancouver regional park with the Capilano Pacific Trail and 1 km Coho Loop Trail.

Schools

  • Capilano Elementary, grades K-7, 1230 20th St W, SD44; confirm the catchment with the district.
  • Carson Graham Secondary, grades 8-12, 2145 Jones Ave, SD44; confirm the catchment with the district.

Groceries and shopping

  • Save-On-Foods, #140 - 879 Marine Drive: supermarket.
  • Shoppers Drug Mart, 879 Marine Dr Unit 110: pharmacy.

Measured walking and driving times

Measured on November 2, 2026 with OpenStreetMap routing (OSRM for driving, routed-foot for walking), from Capilano Elementary, 1230 20th St W
ToHowMinutesDistance (km)
Sowden ParkWalk130.9
Lions Gate Community Recreation Centre, 1733 Lions Gate LaneDrive41.9

Sources for what’s nearby

What's nearby, building by building

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

  • Belle Isle by Citimark, 2060 Curling Road

    Transit
    Nearest bus exchange: Park Royal Exchange, western terminus of the R2 RapidBus. Route R2 Marine–Willingdon RapidBus, TransLink: Park Royal to Metrotown Station, stops on Marine Drive at Pemberton Avenue and at Capilano Road; every 6–7 minutes at weekday peak. Route 240, TransLink: Downtown, via Marine Drive, Keith Road and Jones Avenue.
    Parks and recreation
    Sowden Park, District of North Vancouver park in Pemberton Heights. Lions Gate Community Recreation Centre, 1733 Lions Gate Lane.
    Schools
    Capilano Elementary, K-7, SD44 North Vancouver, 1230 West 20th Street. Carson Graham Secondary, 8-12, SD44 North Vancouver, 2145 Jones Avenue.
    Shopping
    Save-On-Foods, 140 - 879 Marine Drive, North Vancouver. Park Royal shopping centre, 2002 Park Royal South, West Vancouver, across the Capilano River.

  • Ebb & Flow, 2035 Glenaire 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, stops on Marine Drive at Capilano Road, every 6–7 minutes at weekday peak, TransLink. Route 240 Downtown, via Marine, Keith, Jones and the Lions Gate Bridge, TransLink.
    Parks and recreation
    Lions Gate Community Recreation Centre, 1733 Lions Gate Lane: NVRC centre. Lions Gate Express Library, 1733 Lions Gate Lane: NVDPL express library inside the centre.
    Schools
    Capilano Elementary, grades K-7, 1230 20th St W, 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.
    Shopping
    Save-On-Foods, #140 - 879 Marine Drive: supermarket. Capilano Mall, 935 Marine Drive.

Park West at Lions Gate, 1633 Capilano Road

  • Transit: Route R2 Marine–Willingdon RapidBus: Park Royal to Metrotown, stops on Marine Drive at Capilano Road, every 6–7 minutes at weekday peak, TransLink.
  • Parks and recreation: Lions Gate Express Library, 1733 Lions Gate Lane: NVDPL express library in the centre.

The Drive by Onni, 1330 Marine Drive

  • Transit: Route R2 Marine–Willingdon RapidBus: Park Royal to Metrotown Station, stops on Marine Drive at Pemberton Avenue, every 6–7 minutes at weekday peak, TransLink.
  • Parks and recreation: Sowden Park: District of North Vancouver park, named in Schedule A of District Bylaw 8520.

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
BuildingToHowMinutesDistance (km)
Park West at Lions GateCapilano MallDrive42.3
Park West at Lions GateSowden ParkDrive42.2
Park West at Lions GateSave-On-Foods, 879 Marine DriveDrive42.4

Sources for what’s nearby each building

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