Home North Vancouver, BC Edgemont 3455 Highland Boulevard

3455 Highland Blvd, North Vancouver BC - Single Family Residence for Sale - MLS# R3154726

48 days on the market

$1,949,999

Est. Mortgage $8,627/mo

Listing updated: Sep 1, 2026 at 02:54pm

EstateBlock checked: Sep 28, 2026 at 11:40am

4 Beds

3 Baths

2558 sqft

762 $ /sqft

1949 built

25.1% cheaper than comps

48 days on the market

$1,949,999

Est. $8,627/mo with 20% down

Listing updated: Sep 1, 2026 at 02:54pm

EstateBlock checked: Sep 28, 2026 at 11:40am

Photos

Exterior Front Photo of 3455 Highland Boulevard, North Vancouver, BC

Exterior Rear Photo of 3455 Highland Boulevard, North Vancouver, BC

Living Room Photo of 3455 Highland Boulevard, North Vancouver, BC

Family Room Photo of 3455 Highland Boulevard, North Vancouver, BC

Dining Area Photo of 3455 Highland Boulevard, North Vancouver, BC

Kitchen Photo of 3455 Highland Boulevard, North Vancouver, BC

Kitchen Island Photo of 3455 Highland Boulevard, North Vancouver, BC

Pantry Photo of 3455 Highland Boulevard, North Vancouver, BC

Breakfast Nook Photo of 3455 Highland Boulevard, North Vancouver, BC

Primary Bedroom Photo of 3455 Highland Boulevard, North Vancouver, BC

Primary Bathroom Photo of 3455 Highland Boulevard, North Vancouver, BC

Walk-In Closet Photo of 3455 Highland Boulevard, North Vancouver, BC

Bedroom 2 Photo of 3455 Highland Boulevard, North Vancouver, BC

Bedroom 3 Photo of 3455 Highland Boulevard, North Vancouver, BC

Bedroom 4 Photo of 3455 Highland Boulevard, North Vancouver, BC

Guest Bathroom Photo of 3455 Highland Boulevard, North Vancouver, BC

Powder Room Photo of 3455 Highland Boulevard, North Vancouver, BC

Office / Den Photo of 3455 Highland Boulevard, North Vancouver, BC

Loft / Bonus Room Photo of 3455 Highland Boulevard, North Vancouver, BC

Basement Recreation Room Photo of 3455 Highland Boulevard, North Vancouver, BC

Laundry Room Photo of 3455 Highland Boulevard, North Vancouver, BC

Mudroom Photo of 3455 Highland Boulevard, North Vancouver, BC

Entry Foyer Photo of 3455 Highland Boulevard, North Vancouver, BC

Hallway Photo of 3455 Highland Boulevard, North Vancouver, BC

Staircase Photo of 3455 Highland Boulevard, North Vancouver, BC

Garage Interior Photo of 3455 Highland Boulevard, North Vancouver, BC

Outdoor Patio Photo of 3455 Highland Boulevard, North Vancouver, BC

Outdoor Deck Photo of 3455 Highland Boulevard, North Vancouver, BC

Backyard Photo of 3455 Highland Boulevard, North Vancouver, BC

Front Yard Photo of 3455 Highland Boulevard, North Vancouver, BC

Garden / Landscaping Photo of 3455 Highland Boulevard, North Vancouver, BC

Swimming Pool Photo of 3455 Highland Boulevard, North Vancouver, BC

Hot Tub / Spa Photo of 3455 Highland Boulevard, North Vancouver, BC

Outdoor Kitchen Photo of 3455 Highland Boulevard, North Vancouver, BC

Aerial View of 3455 Highland Boulevard, North Vancouver, BC

Street View Photo of 3455 Highland Boulevard, North Vancouver, BC

Neighborhood Park Photo Near 3455 Highland Boulevard, North Vancouver, BC

Community Amenities Photo (Clubhouse) of 3455 Highland Boulevard, North Vancouver, BC

A rare opportunity in the heart of Edgemont Village. This lovingly maintained 3-bedroom (4th bedroom in basement with no window) family home sits on a large corner lot with potential to renovate, rebuild, or add a coach house (buyer to verify with District). Suite potential downstairs with separate entrance, plus an enclosed garage with mechanic's pit and three-season sunroom (not an authorized suite). Roof replaced 2015, new hot water heater and gas boiler serviced in 2026. Steps to Edgemont Village shops, restaurants, transit, Highlands Elementary, and Handsworth Secondary. Move in now or build your dream home — opportunities like this don't come around often.

Interior Features

Basement Finished Area (sqft)	1202
Basement Features	Finished, Exterior Entry
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Fireplace	1
Heating Type	Baseboard, Hot Water
# of Kitchens	1
Flooring	Hardwood, Laminate, Mixed
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Private Yard
Roof	Asphalt
Structures	Residential Detached

Building Details

Price	$1,949,999
Total Bedrooms	4
Total Bathrooms	3
Full Bathrooms	3
Half Bathrooms	0
Floor Area Total (sqft)	2558
Year Built	1949
Age Of Building	77
Building Type	Single Family Residence
Property Type	Residential
Architecture Style	Rancher/Bungalow w/Bsmt.
Stories	2
Ownership Type	Freehold NonStrata
Community Features	Shopping Nearby
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Public Sewer, Sanitary Sewer
Water (WaterSource)	Public
Parking Type	Garage Single
Total Parking Spaces	3

Lot & Land

Lot Size	9200
Lot Size Depth	Feet
Lot Size Frontage	80
MLS^® #	R3154726
Area	North Vancouver
Neighbourhood	Edgemont
City	North Vancouver
Postal Code	V7R 2Y3
Gross Taxes	$5,675.53
Zoning	R2

Property Timeline

Status	Date	Price
R3154726 / Active	08-11-2026	$1,949,999

Rooms

Floor	Type	Dimensions
Main Level	Living Room	13'1 x 13'1 ft
Main Level	Dining Room	10'1 x 10'1 ft
Main Level	Porch (enclosed)	11'1 x 11'1 ft
Main Level	Kitchen	9'1 x 9'1 ft
Main Level	Eating Area	9'1 x 9'1 ft
Main Level	Primary Bedroom	15'4 x 15'4 ft
Main Level	Bedroom	9'8 x 9'8 ft
Main Level	Bedroom	9'5 x 9'5 ft
Above Level	Foyer	5'9 x 5'9 ft
Below	Family Room	17'9 x 17'9 ft
Below	Eating Area	10'8 x 10'8 ft
Below	Flex Room	11'9 x 11'9 ft
Below	Bedroom	18'0 x 18'0 ft
Below	Laundry	9'6 x 9'6 ft
Below	Sauna	4'11 x 4'11 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#4
Below	No	#4
Below	Yes	#3

Listed by: RE/MAX Masters Realty

NOTE: This representation is based in whole or in part on data generated by the Chilliwack & District Real Estate Board, Fraser Valley Real Estate Board or Greater Vancouver REALTORS^® which assumes no responsibility for its accuracy.

Map & Neighbourhood

Private Schools

Elementary
Saplings Nature School: 1.57 km
Secondary
St. Thomas Aquinas: Below Average 2.93 km 2.9/10

Closest Transit

Bus Stop
Southbound Highland Blvd @ Kennedy Ave: 0.02 km
Skytrain
Seabus Station @ Lonsdale Quay: 3.55 km

Crime Rate

Total Crime Rate: Low
Violent Crime Rate: Low
Property Crime Rate: Below Average

Demographics

Post-Secondary Education: Above Average 47.2%
No Certificate/Degree: Below Average 8.1%
Owner Occupied: Below Average 54.3%
Employment Rate: Above Average 71.7%

Noise/ Power Lines

Road/Hwy Noise: Possible
Railway/Sky train Noise: Unlikely
Airport/Port Noise: Unlikely
Close to major Power Lines: Unlikely

Other

Agricultural Land Reserve (ALR): Unlikely
Flood Area: Unlikely
Close to Cemeteries: Unlikely

Sell Speed & Competition

62 / 100

Overall sell-speed score

Moderate pace expected

—

Price competition grade

No comparable data

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 3.55 km from station

Road / Highway noise

Possible — major road nearby

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How EDGEMONT compares

This property

48 DOM

Average

Edgemont avg

41 DOM

Average

North Vancouver avg

41 DOM

Faster market

3455 Highland Boulevard has a sell-speed score of 62/100, placing it in the "Expected to sell at a moderate pace" band. The listing is has limited comparable pricing data available. The local market is currently a Balanced Market with a sales-to-active ratio of 13.1% and an area average of 41 days on market — conditions are balanced. With only 336 competing homes currently listed, this property has significant competition. Based on these signals, EstateBlock predicts this listing is may take several weeks to attract serious offers.

Climate Risk for V7R 2Y3

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V7R 2Y3, over the next 30 years. Projections use the 2041–2070 period (2050s) under a moderate emissions scenario (SSP2-4.5).

Flood Lower Risk

Outside of designated flood hazard zones. Under 10% of buildings in this area have flood risk over the next 30 years.

Fire Low

Located within the "Vancouver" WUI zone (Risk Class 5 — Low). Based on BC Wildfire Service provincial WUI Risk Class mapping; not a site-specific assessment.

Air Quality A / Excellent

Annual avg PM2.5 3.9 µg/m³ — meets WHO 2021 guideline (BC ENV 2024). Nearest station: North Vancouver Mahon Park, North Vancouver (~2.1 km). Annual avg AQHI 2.1 — Low Risk.

Heat Moderate

North Vancouver - District currently sees ~1 day above 30 °C per year (1981–2010 baseline), projected to rise to ~6 by the 2050s (SSP2-4.5 moderate emissions). Hottest day of the year: ~29.8 °C baseline, ~32.2 °C projected. Tropical nights (>18 °C): ~0 baseline, ~4 projected.

Precipitation Increasing

Annual precipitation ~1601 mm (1981–2010 baseline), projected ~1661 mm by the 2050s. Extreme 1-day rainfall: ~53.1 mm baseline, ~59.2 mm projected. Values vary modestly across the Lower Mainland.

Drought Stable

Longest annual dry spell (consecutive dry days): ~22 days baseline, ~24 days projected for the 2050s. CDD is used as a regional drought proxy; drought risk varies modestly across the Lower Mainland.

Nearby Restaurants, Cafes & Shops

Shopping (27 nearby)

Hairworks in the village · 359 m · Beauty Shop
Edgemont optometry · 368 m · Optician
Vicki's hair fasion · 380 m · Hairdresser

Restaurants (7 nearby)

Cantina norte · 358 m · Restaurant
The windsor meat company · 413 m · Fast Food
Kokomo · 422 m · Restaurant

Groceries (6 nearby)

Highland produce · 412 m · Greengrocer
Thrifty foods · 416 m · Supermarket
Village wines · 443 m · Beverages

Cafes (4 nearby)

Caffe arteggiano · 374 m · Cafe
Starbucks · 446 m · Cafe
Delany's coffee house · 457 m · Cafe

Healthcare (2 nearby)

Pharmasave · 392 m · Healthcare
Shoppers drug mart · 424 m · Healthcare

Parks & Recreation (1 nearby)

The swing · 828 m · Playground

Transit (1 nearby)

Bus stop southbound westview dr @ w 28 st · 981 m · Transit

Schools NearBy

26 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Highlands Elementary School	Public	Grades Served K-7	Catchment Info —	8.1 / 10	Distance 251 m
Canyon Heights Elementary	Public	Grades Served —	Catchment Info —	5.8 / 10	Distance 978 m
Cleveland Elementary	Public	Grades Served —	Catchment Info —	6.4 / 10	Distance 985 m
Larson Elementary School	Public	Grades Served K-7	Catchment Info —	5.9 / 10	Distance 1.21 KM
Handsworth Secondary School	Public	Grades Served 8-12	Catchment Info —	7.6 / 10	Distance 1.29 KM
Mountainside Secondary School	Public	Grades Served 9-12	Catchment Info —	4.5 / 10	Distance 1.30 KM
Andre-Piolat	Public	Grades Served —	Catchment Info —	8.2 / 10	Distance 1.48 KM
Saplings Nature School	Independent	Grades Served —	Catchment Info —	0	Distance 1.57 KM
Capilano Elementary School	Public	Grades Served K-7	Catchment Info —	7.8 / 10	Distance 1.59 KM
Queen Mary Community Elementary School	Public	Grades Served K-7	Catchment Info —	4.8 / 10	Distance 1.69 KM
Carson Graham Secondary	Public	Grades Served —	Catchment Info —	5.9 / 10	Distance 1.69 KM
Westview Elementary School	Public	Grades Served K-7	Catchment Info —	6.2 / 10	Distance 1.92 KM
Holy Trinity School	Independent	Grades Served K-7	Catchment Info —	8.5 / 10	Distance 1.95 KM
Montroyal Elementary School	Public	Grades Served K-7	Catchment Info —	7.6 / 10	Distance 2.27 KM
Norgate Community Elementary School	Public	Grades Served K-7	Catchment Info —	5.0 / 10	Distance 2.35 KM
Boundary Elementary	Public	Grades Served —	Catchment Info —	8.8 / 10	Distance 2.48 KM
Continuing Ed SD 44	Public	Grades Served —	Catchment Info —	0	Distance 2.51 KM
North Vancouver Online Learning	Public	Grades Served —	Catchment Info —	5.8 / 10	Distance 2.51 KM
Ecole Cedardale	Public	Grades Served —	Catchment Info —	9.2 / 10	Distance 2.53 KM
Carisbrooke Elementary School	Public	Grades Served K-7	Catchment Info —	7.8 / 10	Distance 2.57 KM
St. Anthony's	Independent	Grades Served K-7	Catchment Info —	8.5 / 10	Distance 2.69 KM
Westcot Elementary School	Public	Grades Served K-7	Catchment Info —	9.8 / 10	Distance 2.75 KM
St. Edmund's	Independent	Grades Served K-7	Catchment Info —	8.5 / 10	Distance 2.77 KM
St. Thomas Aquinas	Independent	Grades Served —	Catchment Info —	2.9 / 10	Distance 2.93 KM
Bodwell High School	Independent	Grades Served 8-12	Catchment Info —	0	Distance 2.94 KM
Braemar Elementary	Public	Grades Served —	Catchment Info —	7.7 / 10	Distance 2.97 KM

Walkability & Transit Near 3455 Highland Boulevard

Car-Dependent 82

Walk Score - Very Walkable

Most errands can be accomplished on foot

Some Transit 0

Transit Score - Minimal Transit

It is possible to get on a bus

Somewhat
Bikeable 62

Bike Score - Bikeable

Some bike infrastructure

Mortgage Calculator for 3455 Highland Boulevard

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $473

Maintenance fee 0

With a 20% down payment, buyers can expect an estimated $7,921/month in total housing costs on this $1,949,999 property — $7,448 mortgage payment, $473 property tax.

or Call 778-918-5990

All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.

Listing data last synced: Sep 1, 2026

Investment Cashflow Calculator

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Cash on Cash

Based on $4,864/month estimated rent and $8,124/month in total housing costs, this property has a -$3,260/month cashflow. Break-even down payment: approximately 56%.

All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.

Estateblock Rent Estimate for 3455 Highland Boulevard, North Vancouver

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Approximate estimates for informational purposes only, not financial advice. Assumes a new 30-year fixed mortgage at the rate shown; actual rent, payments, and equity will vary by loan terms and market conditions. Consult a licensed professional before deciding.