Pemberton Heights Homes for Sale

As of April 2026, the Greater Vancouver REALTORS® detached benchmark for North Vancouver is $2.03 million. Pemberton Heights sits in the upper-mid tier of the NV market driven by the fastest Lions Gate Bridge access in the Edgemont & Capilano area. Most typical detached homes fall in a range of roughly $2.3 to $3.5 million depending on age, lot size, and renovation status. Heritage character homes well-renovated, larger lots, and newer custom builds can exceed $4 million. Pemberton Heights is detached only; no condo or townhome inventory in the area.

Three meaningful differences. First, school catchment: Pemberton Heights falls into Capilano Elementary and Carson Graham Secondary, not Highlands and Handsworth like Edgemont. Both Carson Graham and Handsworth are strong public secondaries but with different programs and reputations. Second, location: Pemberton Heights sits south of Edgemont, closer to the Lions Gate Bridge, with the fastest downtown commute in the Edgemont & Capilano area. Third, character: heritage homes from the 1940s-1960s, more tree canopy, smaller lots, and a less-commercial feel than Edgemont Village. Pricing typically runs 10 to 20% below comparable Edgemont detached.

Pemberton Heights falls within School District 44 (SD44) and is anchored by Capilano Elementary and Carson Graham Secondary. Carson Graham is a strong public secondary with the Hockey Skills Academy program and solid academic results. The school catchment is the main distinction from Edgemont and Forest Hills, both of which fall into Highlands Elementary and Handsworth Secondary. Catchments are assigned by address and can shift over time, so confirm the current catchment for any specific property directly with SD44 before relying on it for an offer.

Pemberton Heights has the fastest Lions Gate Bridge access of any Edgemont & Capilano sub-area: 5 to 10 minutes to the bridge from most addresses, then 10 to 20 minutes across the bridge depending on traffic. Total off-peak commute: 18 to 28 minutes to downtown. Peak hours typically add 15 to 30 minutes. The bridge proximity is the defining advantage of Pemberton Heights for downtown commuters versus Edgemont (3 to 8 minutes further from bridge) or Canyon Heights (5 to 10 minutes further). The Number 246 bus runs Marine Drive and Edgemont Boulevard. See the North Shore commute guide.

Pemberton Heights is predominantly detached single-family with a meaningful share of heritage character homes from the 1940s-1960s, post-war mid-century builds, and 1990s-2000s rebuilds. Lot sizes typically run 5,500 to 8,000 square feet, smaller than Edgemont or Forest Hills. Mature trees and established landscaping define many streets. Some newer custom infill exists, but the heritage character is preserved more visibly here than in Edgemont. No multi-family inventory; this is detached only.

Yes, particularly for families who want the Carson Graham Secondary catchment, prioritize Lions Gate Bridge commute speed, and value heritage character over newer construction. Families who specifically want Highlands and Handsworth catchment will look at Edgemont, Forest Hills, or Canyon Heights instead. Families who want larger lots will look at Forest Hills or Upper Delbrook. Pemberton Heights is a strong choice for families with commuting parents, mid-range budgets, and a preference for established neighbourhood character over newer-build amenity.