If you’re thinking about leveraging your home equity to move up in Vancouver’s market, you’re not alone. With homeowners holding record equity and luxury listings showing renewed energy, now might be the perfect time to trade up — whether that means moving from Kitsilano to Point Grey, or from Shaughnessy to an Oceanfront property in West Vancouver.
Let’s break down what’s happening locally, how to assess your position, and five smart strategies for using your home equity to move up — the West Coast way.
Why Now Is a Smart Time to Use Home Equity to Move Up
Across Metro Vancouver, home values have remained resilient even with elevated interest rates. According to the Real Estate Board of Greater Vancouver, the benchmark price for detached homes in November 2025 was about $1.9 million, while high-end neighbourhoods continue to outperform the regional average.
Let’s zoom in:
- Kitsilano: In 2024, just 2 luxury homes sold (over $5 million) with a median price of $8.93 million and a median of 24 days on market. There are currently 5 listed with a median of $8.2 million and 85 days on market — a healthy, balanced niche.
- Point Grey: 2024 saw 10 luxury sales averaging $7.05 million, with listings sitting around 50 days on market.
- Shaughnessy: With 20 luxury homes sold in 2024 and a median price of $7.74 million, it remains one of the city’s most stable upscale enclaves.
- West Vancouver: 2024 recorded 57 sales over $5 million with a median price of $6.15 million and 40 days on market — and 178 current listings hovering around $7.63 million.
In short, luxury equity is alive and well. Even with interest rate headwinds, homeowners who bought before 2020 or during the early pandemic market have seen enormous appreciation — giving them powerful leverage for the next move.
Assess Your Home Equity Like a Pro
Before dreaming about your next ocean-view terrace, calculate your current equity position.
Here’s how:
- Estimate your home’s market value using comparable sales (or a professional evaluation — that’s where agents like me come in).
- Subtract your mortgage balance and any lines of credit.
- The difference = your equity.
In Vancouver, it’s not uncommon for luxury homeowners to hold 50–75% equity, especially if they purchased five or more years ago. That’s serious leverage — and it can be the key to moving up without over-stretching your finances.
Pick the Right Timing
Timing is everything in real estate (and comedy). With luxury listings sitting longer than mid-market homes, your equity gives you breathing room. Instead of selling under pressure, you can list strategically, wait for the right buyer, and align the timing with your next purchase.
This is particularly true in Kitsilano and Point Grey, where limited ocean-view inventory gives sellers a natural advantage — but patience pays.
Use Your Equity Wisely
The obvious move is to turn your home equity into a larger down payment on your next property. That can mean smaller mortgage payments, better financing terms, or a move into a more desirable area.
Your equity can also give you flexibility — perhaps keeping your current home as a rental or investment while buying the next one, if financing allows.
Account for Costs and Implication
Luxury properties come with higher taxes, insurance, and maintenance. If you’re eyeing an upgrade, make sure the numbers make sense long-term.
Keep in mind:
- Property Transfer Tax (PTT) in B.C. is 3% on the portion between $2 million–$3 million, and 5% on anything over $3 million.
- Financing costs are higher than in 2021 — though some lenders are showing flexibility for well-qualified borrowers with large equity positions.
- Principal residence exemptions can keep your capital gains tax-free, but verify this before you sell.
Bottom line: work with a qualified agent and financial advisor to ensure your move-up plan keeps more of your hard-earned equity in your pocket.
Line Up Your Sale and Purchase
The key to a smooth transition is coordination. Have your next purchase lined up (or at least clearly defined), financing pre-approved, and temporary housing contingencies ready in case your sale closes before your new home is ready.
Because luxury properties can take longer to move, bridging strategies or short-term rentals can buy you time without stress.
What to Watch Out For
- Soft spots: Luxury segments can fluctuate quickly, especially in markets like West Vancouver where listings are plentiful.
- Over-leveraging: Just because you have $4 million in equity doesn’t mean you should spend all $4 million. A move-up home should improve your lifestyle, not just your mortgage size.
- Timing risk: If market values dip before you sell, your projected equity could shrink. Plan conservatively.
The Big Picture
Using your home equity to move up in Vancouver’s luxury market is a powerful, strategic play — but it works best when done deliberately.
With record equity levels, steady demand for unique high-end properties, and limited new supply in west-side neighbourhoods, well-positioned sellers have a chance to turn today’s equity into tomorrow’s upgrade.
Treat your equity like the ocean — steady, powerful, and worth respecting. With a bit of planning (and a good agent at the helm), you can ride this wave into your next dream home.
You might also like:
Navigating Vancouver’s Luxury Real Estate Market Insights From the Past Year
The Most Expensive Homes in Vancouver
Cool Oceanfront Properties Outside of Vancouver
About the Author:
Using Your Home Equity to Move Up in Vancouver’s Luxury Market was provided by Regan Pyke, a Vancouver Realtor and a leader in the field of sales, marketing, and real estate investing. Regan can be reached via email at [email protected] or by phone at 778-228-2448.
