Hope everyone had a fantastic summer so far — between the FIFA World Cup energy downtown, Pride weekend, and the Summer Lights fireworks at English Bay, the West End put on quite a show. July also wrapped up another season of softball with WESA, the league My West End is proud to sponsor. Now, on to the numbers. West End Market Snapshot West End's Sales-to-Actives Ratio sits at 12.8% right now — technically a balanced market, though just barely on the buyer-friendly side of that line (below 12% favours buyers, 12-20% is balanced, above 20% favours sellers). Over the last 12 months, the West End logged 328 sales against 242 active listings today! 215 of those sales came in under $1M, 94 landed in the $1M-$2M range, and 19 sold above $2M. Full-year average price climbed 10% from 2024 to 2025 ($920K to $1.01M), and pace has actually picked up a touch this year. June's average of 38 days on market beat the 45 it took a year ago. Factoids from the corners of the market: Co-op: Just 18 co-op sales in the last 12 months (16 under $1M, 2 in the $1M-$2M range) against only 9 active listings — the tightest corner of the West End right now. Leasehold: 29 leasehold sales in the last 12 months, this is the hardest hit sector with prices plummeting to a low-low. Notable Recent Sales: 1403 - 1171 Jervis St (The Jervis) — Freehold — Pending 2 Bed / 2 Bath, 1,345 sqft, Built 2018 List Price $2,198,000 | Inquire for Sale Price | 42 Days on Market 306 - 1311 Beach Ave (Tudor Manor) — Freehold — Pending 1 Bed / 2 Bath + Den, 995 sqft, Built 1989 List Price $1,348,880 | Inquire for Sale Price | 64 Days on Market 201 - 1272 Comox St (Chateau Comox) — Freehold — Pending 2 Bed / 1 Bath, 750 sqft, Built 1992 List Price $788,000 | Inquire for Sale Price | 7 Days on Market 1501 - 1725 Pendrell St (Stratford Place) — Freehold — Pending 1 Bed / 1 Bath, 706 sqft, Built 1974 List Price $749,000 | Inquire for Sale Price | 51 Days on Market 602 - 1816 Haro St (Huntington Place) — Freehold — Pending 1 Bed / 1 Bath, 716 sqft, Built 1974 List Price $549,000 | Inquire for Sale Price | 2 Days on Market 402 - 1330 Harwood St (Westsea Tower) — Leasehold — Pending 2 Bed / 2 Bath, 801 sqft, Built 1969 List Price $449,000 | Inquire for Sale Price | 13 Days on Market 307 - 1146 Harwood St (Lamplighter) — Freehold — SOLD 1 Bed / 1 Bath, 596 sqft, Built 1974 List Price $448,000 | Sold Price $434,000 | 10 Days on Market What's happening in the hood? 2030 Barclay — Marcon's proposal to replace an existing hotel next to Stanley Park with a 27-storey hotel and long-term stay tower (270 units) is still in limbo. After public hearings ran February through mid-March, council sent it back to staff to study retaining the existing hotel rooms and adding rental/below-market housing before it comes back for a decision. Worth watching if you're near that stretch — I'll keep this updated as it moves. Why September could be a great time to upsize: My take: if you've been thinking about moving up in the West End, this stretch of the calendar has some real advantages. At 12.8%, the Sales-to-Actives Ratio is about as close to buyer-friendly as this market gets, and pace has room too, several of this month's notable sales, including Tudor Manor's 64 days and The Jervis' 42, took real time to find a buyer. In a way, the market is selective! August itself also tends to be quieter — in 5 of the last 9 years, West End sales activity eased from July into August, as people prioritize beach days and vacations over house-hunting. Fewer buyers competing for the same listings works in your favour if you're active right now. And once September hits and the back-to-school routine kicks back in, that's historically when serious buyers re-enter in numbers — which cuts both ways: it's a good moment to list before that competition returns, and a good moment to buy before it does too. None of this is a guarantee — every building and every unit is different — but if you've been on the fence, this is a reasonable window to have that conversation. Looking ahead to September Expect activity to pick back up as summer winds down. I'll have a clearer read on where the ratio and pricing land next month. Curious what your West End home is worth? Call Mustafa Akhtar Personal Real Estate Corporation at 604.715.1352 or write me at mustafa@mywestend.ca for a complimentary, no-pressure home evaluation. Coffee and honest real estate opinions included.

Co-operatives—or co-ops—are not just a quirky New York real estate thing, although that is where many people first hear about them, often through classic apartment buildings or shows like Only Murders in the Building. Vancouver has its own version, and some of the West End’s most special homes are co-ops: full of character, great neighbours and unbeatable locations. A co-op generally refers to a residential building owned by a corporation. Instead of receiving title to an individual apartment, you purchase shares in the corporation that owns the building. Those shares, together with a lease or occupancy agreement, give you the exclusive right to live in a specific suite. I live at Ocean Towers, one of my favourite buildings in Vancouver and one of the West End’s best-known co-ops. I have also helped many buyers and sellers navigate co-op transactions throughout the neighbourhood. Living in a co-op has given me a thorough understanding of how they work—not only during a purchase or sale, but as buildings and communities. Market Co-ops Versus Affordable Housing Co-ops This article is about market equity co-ops, not subsidized or non-profit housing co-ops. In a market co-op, owners purchase shares connected to a particular apartment and can generally resell those shares at market value, subject to the building’s approval process. Non-profit housing co-ops work differently. Residents are generally members rather than market-value owners, and the homes are intended to provide long-term affordable housing. Most co-op apartments listed for sale in Vancouver’s West End are market co-ops, also commonly referred to as equity co-ops. You can explore co-op listings on this website by selecting “Shares in a Co-operative” under Property Type on the home page. A Little West End Co-op History Co-ops have been part of the West End’s housing history since before strata condominiums became the standard form of apartment ownership in British Columbia. Ocean Towers Ocean Towers at 1835 Morton Avenue was constructed during the dramatic wave of high-rise development that transformed the West End in the late 1950s. It was under construction in 1959 and opened around 1960, becoming one of the first residential high-rises overlooking English Bay. Today, it remains one of the neighbourhood’s most recognizable buildings, known for its spacious apartments, mid-century architecture and incredible waterfront location. Panorama Place Panorama Place at 2055 Pendrell Street has its own fascinating history. The site was assembled by a developer beginning in 1962, and an application was made in 1963 to construct a 25-storey apartment building designed by architect Robert Rapske. The building opened as rental accommodation in 1965. In 1972, a controlling interest in the property was purchased with plans to convert Panorama Place into a co-op. Buyers acquired shares associated with individual apartments and received leases giving them the right to occupy their suites. Panorama Place has continued to operate as a co-op ever since. What Do You Own in a Co-op? When you buy a condo, you receive title to your individual strata lot. With a co-op, there is usually one title for the entire building and land, held by the corporation. You purchase: Shares in the corporation A lease or occupancy agreement connected to your apartment Together, these give you the exclusive right to occupy your suite. The building is managed by a Board of Directors, similar in some ways to a strata council. Board members are usually elected from among the residents and oversee the building’s operations and long-term decisions. The Board Approval Process As part of the purchase process, potential buyers apply to the board to become approved residents. The buyer will generally submit an application, provide references and attend a short meeting with board members. It is usually more about meeting a future neighbour than going through a formal interview. It also gives buyers an opportunity to ask questions about the building’s rules, structure and community. An offer to purchase a co-op commonly includes a Subject to Board Approval condition, along with the usual conditions for financing, inspection and document review. Financing a West End Co-op Financing a co-op is different from financing a condo because the lender is financing the purchase of shares rather than registering a conventional mortgage against an individual property title. Only certain lenders offer co-op share loans. A down payment of approximately 35% is common, although the amount depends on the purchase price, the building, the buyer’s qualifications and the lender’s requirements. A regular condo mortgage pre-approval may not apply to a co-op, so it is important to speak with a financial advisor who regularly handles co-op financing before beginning your search. Co-op Rules Every West End co-op has its own bylaws, lease agreements and building policies. Most co-ops encourage their apartments to be used as primary residences. Rentals are usually prohibited or very limited, although some buildings may allow temporary subleasing with board approval. Pet rules also vary. Many co-ops do not allow pets, while others permit cats, dogs or pets subject to certain restrictions. Owners are generally permitted to renovate their apartments, but board approval and any required permits will be needed, similar to a strata building. Co-ops may also have age restrictions, occupancy requirements and other building-specific rules. Monthly Co-op Fees Co-op fees can appear higher than strata fees, but they often include more. Depending on the building, monthly fees may include: Property taxes Heat and hot water Utilities Building insurance Maintenance and operating expenses Payments toward an underlying building mortgage When comparing a co-op with a condo, it is important to look at the total monthly cost rather than comparing the fees alone. Taxes and Closing Costs Taxes can also work differently when buying a co-op. Some co-op purchases may not trigger Property Transfer Tax in the same way as a strata-title purchase. Empty Homes Tax and other vacancy-tax treatment may also differ because the building is owned and assessed as one property. The result depends on the legal structure of the particular co-op and should always be confirmed with a lawyer, accountant or the applicable tax authority. Why Buy a Co-op in Vancouver’s West End? West End co-ops can offer: Lower purchase prices than comparable strata condos Spacious and unusual floor plans Mid-century or character architecture Beautiful water, city and treetop views Prime locations near English Bay and Stanley Park Stable, primarily owner-occupied communities Neighbours who are genuinely invested in their building Many are located close to the beach, seawall, Davie Street, Denman Street and Stanley Park. They often have a wonderfully neighbourly feeling, with hallway hellos and residents who care about the long-term future of their building. West End Vancouver Co-op Buildings Here is the full list of market co-op buildings in the West End: Chilco Towers — 710 Chilco Street The Safari — 1050 Chilco Street Shermanor Apartments — 1150 Barclay Street Baycrest Apartments — 1246 Cardero Street Dianne Court — 1315 Cardero Street Seacrest Apartments — 1565 Burnaby Street Beaumont — 1743 Pendrell Street Ocean Towers — 1835 Morton Avenue Belmanor — 1878 Robson Street Ralston Court — 1879 Barclay Street Beach Town House Apartments — 1949 Beach Avenue Lagoon Terrace — 1960 Robson Street 1972 Robson — 1972 Robson Street Parkwood Manor — 1975 Pendrell Street Arniston Apartments — 2015 Haro Street Panorama Place — 2055 Pendrell Street Beach Park — 2095 Beach Avenue Explore West End Vancouver Co-ops for Sale If the idea of living in a co-op interests you, please do reach out to me directly at 604.715.1352 and I’d be happy to walk you through the ins and outs of buying into a cooperative, or what it is like to live in one. Browse the latest West End Vancouver co-ops for sale on My West End or contact me directly at mustafa@mywestend.ca.

The BC-day long weekend is around the corner, and it's shaping out to be a really fun weekend! The celebrations begin with Pride events throughout the city, followed by the new Summer Lights in English Bay fireworks show on Friday night. Saturday brings community-led marches, performances and neighbourhood parties before the Vancouver Pride Parade and Davie Village Pride Party take centre stage on Sunday. Whether you live in the West End or are visiting for the weekend, here is what is happening, where these celebrations came from and what you should know before heading out. Summer Lights in English Bay Friday, July 31, 2026 Fireworks at sundown, approximately 10 p.m. English Bay Beach Park Free admission On Friday night, fireworks will return to English Bay with the first Summer Lights in English Bay celebration. Presented by the City of Vancouver and produced by BrandLive with support from the Vancouver Park Board, Summer Lights is a free, one-night waterfront event. No tickets or advance registration are required, and food trucks will be available near the public viewing areas. Summer Lights was created after the Celebration of Light was cancelled for 2026. In its place, the City developed a free, one-night fireworks event to keep a major waterfront celebration on Vancouver’s summer calendar, timed with the closing weekend of Pride and the BC Day long weekend. Vancouver Pride Returns to the West End The long-awaited Pride Weekend is here, and Vancouver is ready to reflect and celebrate. While Pride events are happening across the city, the Vancouver Pride Parade and Davie Village Pride Party are the weekend’s most popular events. The celebration on Davie Street (now back for the second year) also brings Pride back to the neighbourhood where so much of its history began. Vancouver Pride Parade Sunday, August 2, 2026 1 to 3:30 p.m. The Vancouver Pride Parade begins on Pacific Boulevard near BC Place and travels west to Howe Street at Pacific Boulevard. More than 100 community groups, nonprofit organizations and businesses are expected to participate, with floats, marching groups, music and performances filling the route. Vancouver Pride anticipates more than 100,000 attendees, and four accessible viewing zones will be available. The parade ends at Howe Street, so those hoping to experience the full procession should find a viewing location between BC Place and Howe Street and arrive early. Although this year’s route does not pass directly through Davie Village, the celebrations continue in the West End immediately afterward. Davie Village Pride Party Sunday, August 2, 2026 Davie Street: 2 to 10 p.m. Nelson Park: 2 to 9 p.m. All ages After the parade, Davie Village becomes the heart of the celebration. Davie Street between Burrard and Jervis will come alive with live music, drag performances, DJs, roaming entertainers, community vendors and interactive experiences. Additional programming will take place in Nelson Park, offering another place to gather, enjoy performances and connect with the community. The Davie Village Pride Party is the official finale of Vancouver Pride Weekend and an all-ages celebration of queer life, culture and community. For the West End, it feels like a homecoming. There will be lots going on the streets, and at the local bars and pubs along Davie St. Community-Led Pride Across Vancouver Pride in Vancouver is bigger than one parade, one organization or one neighbourhood. Community-led marches continue Pride’s roots in protest and visibility while creating dedicated spaces for people whose experiences have not always been centred within larger celebrations. Vancouver Trans March Friday, July 31, 2026 Gather at Trout Lake at 5 p.m. March departs at approximately 6:15 p.m. Victoria Park celebration from 6 to 9 p.m. The Vancouver Trans March is a grassroots gathering centred on trans, Two-Spirit, non-binary and gender-diverse communities. Participants will gather at the Trout Lake gravel field for sign-making before speakers and a rally begin at 5:30 p.m. The march is scheduled to depart at approximately 6:15 p.m., with live performances, community organizations, crafts, snacks and other programming taking place at Victoria Park from 6 to 9 p.m. ASL interpretation will be available at the stages in both parks. The march is both joyful and purposeful: an opportunity to come together in celebration, resilience and protest while recognizing that visibility, equality and safety cannot be taken for granted. Vancouver Dyke March and Festival Saturday, August 1, 2026 Gather at McSpadden Park at 11 a.m. March begins at noonFestival at Grandview Park until 5 p.m. The Vancouver Dyke March and Festival is a grassroots, volunteer-run celebration with a strong connection to Pride’s activist roots. Marchers will gather at McSpadden Park before travelling along Commercial Drive to Grandview Park. The festival will include performances, more than 55 community organizations, artisans and local businesses, as well as food trucks, an artists’ area, children’s activities and low-stimulation spaces. Unlike many large-scale Pride events, the Vancouver Dyke March does not accept corporate sponsorship. It is powered by volunteers, donations and the community it serves. More Pride Events Around the West End The parade and Davie Village Pride Party may be the weekend’s biggest events, but they are far from the only reasons to head out. The official schedule includes the Pride Is Awesome Party at Bayside Lounge on Thursday, July 30, followed by Summer Lights over English Bay on Friday. Saturday brings the Terry Wallace Memorial Breakfast on Bute Street, the Pride Legacy Beach Party on the English Bay Bathhouse rooftop and two outdoor celebrations at 1125 Davie Street: Wet & Wild from noon to 4 p.m. and Drag Me to Davie from 4 to 8 p.m. Additional performances, parties and community gatherings will be taking place throughout the West End, Downtown, Mount Pleasant and Commercial Drive. For current event times, accessibility information, tickets and the complete schedule, visit the official Vancouver Pride events page. From Protest to Pride: Vancouver Pride’s West End Roots Vancouver Pride did not begin as the enormous parade and festival we recognize today. It grew through decades of community organizing, protest and the determination of queer Vancouverites to be seen, heard and treated equally. Queer communities had been finding spaces in the West End since at least the 1940s, but Davie Village became increasingly visible as the heart of Vancouver’s gay community during the 1970s. The neighbourhood’s walkable streets, apartment buildings, gathering places and growing number of queer-friendly businesses helped people find one another and build a more visible community. Queer publications, advocacy groups, bars, businesses and social spaces gradually established themselves throughout the West End. These places offered community, connection and a sense of belonging at a time when many people faced serious personal and professional consequences for living openly. Canada has come a long way through the work of activists, community builders and everyday people willing to stand up for one another but Pride is not simply a victory lap. Many queer, trans and gender-diverse people continue to experience discrimination and exclusion. Building a welcoming community remains ongoing work, something we create through our public spaces, our businesses, our language and the way we show up for our neighbours. Everyone deserves to know that they are welcome here. The 1978 March from Nelson Park In 1978, participants gathered at Nelson Park before walking down Thurlow Street toward Sunset Beach. Because organizers did not have a parade permit, participants remained on the sidewalk. Even so, the march became an important early milestone in Vancouver’s Pride history. It was modest compared with today’s procession, but its meaning was enormous. Participants were asserting their right to gather publicly and be visible at a time when doing so could carry serious personal, social and professional consequences. Vancouver’s First Permitted Pride Parade In 1981, the Pride Society was incorporated and approximately 10 days of festival activities were organized, including a City-permitted parade beginning at Nelson Park and continuing toward Beach Avenue and Alexandra Park. Mayor Mike Harcourt also proclaimed August 1 as the beginning of Gay Unity Week, marking an important moment of civic recognition for Vancouver’s queer community. From those early gatherings, Vancouver Pride continued to grow into one of the city’s largest annual celebrations. Today’s Pride is colourful and joyful, but it remains rooted in the work of the people who organized, marched, fundraised, challenged discrimination and built community when public acceptance was far from guaranteed. That is why Pride returning to Nelson Park, Davie Village, Bute Street and English Bay feels especially meaningful. These are not simply stages and gathering places. They are part of the neighbourhood where Vancouver’s Pride movement developed—and where its community continues to live, gather and thrive. Plan Ahead for a Busy Weekend With fireworks on Friday and Pride celebrations on Sunday, residents should prepare for significant road closures, transit changes and traffic delays. For Summer Lights, Beach Avenue will be closed from Stanley Park to Pacific Street from noon until midnight. From 6 p.m. to midnight, Davie Street will be closed between Denman and Burrard, and Denman Street will be closed between Alberni and Beach Avenue. On Sunday, parade-related closures will affect Pacific Street, Hornby Street, Burrard Street and access to the Burrard Bridge between approximately 8 a.m. and 5:30 p.m. Additional closures will be in place around Davie Village for the street party. Bus routes serving Downtown and the West End may be rerouted or delayed. Walking, cycling, rolling or taking transit will be much easier than trying to drive through the neighbourhood. A Weekend Made for the West End Fireworks over English Bay on Friday. Community-led marches and celebrations throughout the weekend. The Vancouver Pride Parade and a massive Davie Village street party on Sunday. It will be busy, colourful and probably a little chaotic—but that is also part of what makes the weekend so special. The West End is at its best when its beaches, parks, patios and streets become gathering places. This weekend celebrates Pride while recognizing the history, diversity and community spirit that have helped make the neighbourhood what it is today. Come early, support a local business, leave the car at home and enjoy one of the biggest weekends of the West End summer.

A fraction of listings in Vancouver's West End are leaseholds. These long-term residential leases offer a unique form of ownership where individuals purchase the right to occupy a property for an extended period—typically more than 20 but less than 99 years. These leases are provided by various entities, including the government, city, CMHC, and private owners or companies. In the West End, leaseholds are predominantly privately owned, with popular buildings such as The El Cid (1850 Comox), Surfcrest (1250 Burnaby), WestSea Towers (1330 Harwood), and The Chelsea (1219 Harwood). Leaseholds operate outside the purview of the Residential Tenancy Act and the Strata Property Act. The initial owner secures the right to occupy a unit through a lease agreement, which is then registered at the Land Title Office. Much like freehold properties, leaseholds can be bought and sold, though the lease owners typically need to approve any sales or purchases. This requirement is often included as a condition in the contract of purchase and sale. One of the main attractions of leaseholds is the potential for an attractive lifestyle at a more affordable price point. Many leaseholds in the West End are situated in prime locations but are more affordable than their freehold counterparts. Depending on the lease expiration date, property transfer tax may or may not apply. Generally, purchasers might be exempt from paying this tax if the lease provides the right to occupy the property for 30 years or less from the registration date at the Land Title Office. Leaseholders, like strata owners, pay monthly fees for maintenance and other provisions. These fees typically include tax payments, but extraordinary expenses are usually covered through special assessments. Unlike strata fees, residents do not vote on these expenses; once assessed, they must be paid monthly, in addition to the regular fees. There has been considerable discussion and concern within the West End community about the disproportionate increase in fees in some buildings, forcing some residents to sell. Do Leaseholds Appreciate in Value? Historically, leaseholds have appreciated in value since they were first sold. While these properties do not typically appreciate at the same rate as freehold properties, their value tends to increase, driven primarily by inflation and market conditions. It's essential to consider market trends when investing in leaseholds, as their value can fluctuate. Is Financing Available for Leaseholds? Financing leaseholds can be challenging. Only a few financial institutions are willing to finance these properties, and they do so with specific terms and conditions, usually requiring at least a 20% down payment. If you're considering a leasehold, it's crucial to explore your financing options early. Feel free to contact me at mustafa@mywestend.ca for more detailed information on financing. Who Might Consider a Leasehold? Leaseholds can be an excellent and affordable option for living in the West End, provided the purchaser has the means for a down payment. This option is popular among various demographics, including retirees, students, and young professionals, all seeking the vibrant lifestyle the West End offers without the hefty price tag of freehold properties. If you are considering purchasing Real Estate in the West End, consider contacting us for a consultation.