West End Market Report - October 2026

The leaves are turning in the West End - the beach crowds have thinned out, and the neighbourhood's back to its everyday rhythm of dog walks, dinner reservations, and trivia nights. Speaking of trivia nights, perhaps the most devastating news for Westenders is that the Bayside is closing it's doors. A few things are visibly changing around us right now: the Junction is closing its doors by the end of this year, Davie Street between Jervis and Bute is now under construction as part of the city's Davie Village upgrades (sidewalks, trees, and streetscape work running through spring 2028), and BC Hydro's new West End Substation is moving from planning into its early works phase near Nelson Park.

On the ground, it's showing up as more people through the door — foot traffic at listings and open houses has picked up noticeably this month — but buyers are discerning. Nobody's overpaying just because they showed up.

West End Market Snapshot:

The West End's overall sales-to-actives ratio sits at 14.7% this month — squarely in balanced market territory (under 12% is a buyer's market, 12–20% is balanced, over 20% favours sellers). That's a touch warmer than where we sat last report, consistent with the pickup in foot traffic: more engagement, but not yet enough to tip pricing power decisively to one side.

By price band (current active listings vs. the last 12 months of closed sales, all tenures combined):

Under $1M — 148 active listings — 198 sales in the last 12 months

$1M–$2M — 66 active listings — 84 sales in the last 12 months

Over $2M — 36 active listings — 15 sales in the last 12 months

The under-$1M segment remains the engine of the market — it's where most of the activity is, on both the buying and listing side. The over-$2M segment tells the opposite story: a third of current inventory sits up there, but it accounted for barely one in twenty sales over the past year. If you're selling in that tier, pricing and presentation matter more than ever; if you're buying, you have real room to negotiate.

Pricing and pace, year over year: using the most recently reliable full month of closed data (July), the average West End sale price was $1,000,090, up 3.8% from $963,402 a year ago — and it took an average of 40 days to sell, about 6 days longer than the same month last year. Prices are holding up; the pace has eased slightly.

Co-op and leasehold factoids: co-ops logged 15 sales in the West End over the past 12 months (14 of them under $1M), with only 7 co-op units currently active — a tight, thin segment. Leasehold product saw 29 sales in the same period, every one of them under $1M, against 29 active leasehold listings today.

Buyers out there right now are discerning, and slow to pull the trigger but that's exactly what's creating openings for the ones who are paying attention. 202-1050 Nicola Street, a 2 bed/2 bath in Nicola Manor, is sitting at $789,000. And 905-1010 Burnaby Street at The Ellington just had its price cut by $100,000, down to $949,000. Deals like these don't usually sit for long once word gets out.

Notable Recent Sales:

PH2 802 11225 Barclay St — Lord Young Terrace — Freehold — Pending — Inquire for Sales Price — 2 bd / 2 ba — 1,028 sqft

901 1171 Jervis St — The Jervis — Freehold — Closed — $1,480,000 — 2 bd / 2 ba — 1,028 sqft

606 1740 Comox St — The Sandpiper — Freehold — Pending — $716,500 — 2 bd / 1 ba — 811 sqft

Looking Ahead

Expect the usual fall pattern: listing activity typically eases through November and December, while serious buyers keep shopping right through the holidays, often with less competition. If the Davie Street work and West End Substation planning stay on schedule, 2027 should bring visible progress on both without major disruption to day-to-day life in the neighbourhood.

Curious What Your West End Home is Worth?

Prices are still climbing modestly year over year, even as the pace cools. If you'd like a clear, no-pressure read on what your West End home could sell for in today's market, reach out any time.

Mustafa Akhtar, Personal Real Estate Corporation

West End Real Estate Specialist, Blu Realty

604.715.1352 · mustafa@mywestend.ca