The Metro Vancouver real estate market at the tail end of 2025 feels a bit like that early-winter afternoon in the West End — quiet, with potential under the surface. Sales have cooled, inventory is building, and buyers are feeling more empowered than they have in a while. But don’t read “slow” as “stagnant”; for many, this is exactly the kind of market opportunity they’ve been waiting for.
Vancouver Real Estate Market Overview
- In October 2025, residential home sales in Metro Vancouver numbered 2,255, which is down 14.3 % compared with October 2024’s 2,632.
- That level is also about 14.5 % below the 10-year seasonal average (which is around 2,638) for October.
- New listings: 5,438 properties (detached, attached and apartments) hit the MLS in October 2025—virtually unchanged from last year (5,452), but this is 16.3 % above the 10-year average of ~4,676.
- Active listings (i.e., total properties currently listed for sale): 16,393, up 13.2 % from October 2024 (14,477), and a whopping 35.9 % above the 10-year seasonal average of 12,063.
Key Ratios & Price Movements
The sales-to-active-listings ratio (a useful signal of market pressure) for all property types in October 2025 was 14.2 %.
Broken down by type:- Detached: 11.3 %
- Attached: 17.6 %
- Apartments: 15.5 % Historically GVR notes: when that ratio dips below about 12 % for a sustained period, you tend to see downward pressure on prices; when it rises over ~20 % several months in a row, you start seeing upward pressure.
Benchmark Prices
- Composite benchmark (all residential): $1,132,500, down 3.4 % YoY and 0.8 % lower than September 2025.
- Detached: ~$1,916,400, down 4.3 % YoY, and ~0.9% down from September.
- Attached (townhouses, etc.): ~$1,066,700, down 3.8 % YoY, and ~0.3% down from September.
- Apartments: ~$718,900, down 5.1 % YoY, and ~1.4% down from September.
What It All Means
- The higher inventory + slower sales = buyer’s edge. More choice, less pressure, more time to make decisions.
- Prices are easing modestly, not crashing — which means for buyers it’s not panic time; it’s opportunity time. For sellers, it’s time to get strategic, not rushed.
- That ratio of 14.2% (especially with the detached at 11.3%) is a signal: the scale is tipping toward buyers in many segments.
- The fact that the benchmark prices are down YoY across all major types is a sign that we’re not just seeing seasonality — we’re seeing a market six-months into rate-pressure + higher inventory adjusting.
gvrealtors.ca
Today's Vancouver Real Estate Market : A Realtor's Guide
First-time buyer or looking in neighbourhoods like the West End:
- This is one of those windows where you might find better negotiating position than you would in a red-hot market.
- With the apartment/condo segment down ~5.1% YoY (~$718,900 benchmark) you might find value, especially if you’re flexible on size/condition.
- Given inventory is high, you can take your time: shop, compare, ask questions, and don’t feel rushed.
- If rates drop further — or at least stay reasonable — financing becomes more attractive.
For Sellers: Time to Be Strategic
- High inventory means more competition. Pricing realistically will be key.
- Be prepared for longer marketing times than in a red-hot seller’s market.
- Consider staging, flexible terms, or targeted marketing — every edge helps.
- Keep an eye on the interest-rate environment. If rates creep down, buyer appetite could strengthen.
- We’re not seeing a crash, just a reset. Think of it like fine-tuning your strategy, not abandoning the plan.
The Vancouver Real Estate Market Forecast
Metro Vancouver in November 2025 is in a thoughtful, transitional moment. For buyers: opportunity knocks. For sellers: flexibility and strategy will pay. And for observers of the market? Keep watching — the groundwork is being laid now for what could be a more dynamic, balanced real estate landscape in the coming year.
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