What is the right price for a home at King’s Landing Yaletown? Not the building average. After twenty years of resales on this stretch of the False Creek waterfront, the answer depends almost entirely on which floorplan you own, which way it faces, and what the last one in your stack sold for.
King’s Landing is Concord Pacific’s limestone-clad waterfront complex at the foot of Homer Mews, designed by James Cheng and completed in 2005. It is one strata, plan BCS1589, registered in November 2005 with 158 strata lots (157 today, after two West tower homes were combined) spread across a West tower at 428 Beach Crescent, a South tower at 1515 Homer Mews, a mid-rise at 426 Beach Crescent, and townhomes at 408 to 438 Beach Crescent and along Homer Mews. Residents share the Club Soleil amenity level, which the strata plan shows as common property: an indoor pool, exercise room, spa, steam room and sauna, theatre, games room, lounges and a meeting room, plus a grand room on the third floor. Listings also describe guest suites and 24-hour concierge. You can browse current listings on the King’s Landing building page.
Because the complex mixes 1,359 sq. ft. two-bedrooms with 2,700 sq. ft. sub-penthouses, a single “average price” says very little. So this guide breaks King’s Landing down plan by plan, then looks at what separates the units that sell in four days from the ones that take a year.
Data: MLS® records for King’s Landing (strata plan BCS1589), December 2005 to October 13, 2026: 176 sales, 114 withdrawn or expired listings and 4 active listings. Condos, villas and townhomes only. The Erickson (1510 and 1560 Homer Mews) and 268 Beach Crescent are separate buildings and are excluded. Sample sizes are small; treat single-plan figures as directional.
From YuliyaKing’s Landing is set in one of my favourite pockets of Yaletown. It’s the quiet end of Beach Crescent, where the seawall bends toward George Wainborn Park and the noise of the city drops away, with tennis courts close enough to check who’s playing before you grab your racquet. It’s also one of the few buildings here with a real limestone exterior, and I would be thrilled to help buyers and sellers understand exactly what a home here is worth. — Yuliya Lys
Key Takeaways
- King’s Landing trades at about double the Yaletown average. The 17 sales since 2022 had a median of $2,083 per sq. ft., compared with a Yaletown condo median of $1,037 in September 2026.
- Prices are close to, but still under, the 2017–18 peak. The 2025–26 median was $2,184 per sq. ft. across 9 sales, about 4% below the $2,282 median of 2017–18.
- Floorplan matters more than the address. Since 2022, the large plans with water from every room sold mostly between $1,950 and $2,300 per sq. ft., while the 1,359 sq. ft. West tower two-bedrooms sold between $1,479 and $1,670.
- Priced right, homes sell fast. Since 2019, the 12 homes that sold on their first listing went for a median 2.4% under asking in 23 days.
- Overpricing is costly. The 10 homes that were withdrawn and relaunched sold a median 11.7% below their original asking price, and took a median 376 days from first listing to sale.
- Original-condition homes have a clear range. As of October 2026, recent sales point to about $2.9M to $3.3M for a West tower “01” two-bedroom and den, and $4.5M to $4.9M for a South tower three-bedroom, unless substantially renovated.
- Strata fees have risen sharply. The median fee was $1.26 per sq. ft. per month in 2026, up 58% from $0.80 in 2022. Reserve contributions are set to rise 15% a year through the current five-year plan, building a reserve budgeted at about $8 million by January 2027.
- Long-term owners did well, but not spectacularly. Owners who bought between 2009 and 2013 sold for 39% to 76% more, or roughly 2% to 4% a year.
Own at King’s Landing, or thinking of buying here? Request the recent sales for your floorplan, or reach out for a quick chat about where your home should trade.
Why King’s Landing Stands Apart
Few Yaletown buildings sit quite like this one. King’s Landing occupies the quiet end of Beach Crescent, right on the seawall, with George Wainborn Park on one side, David Lam Park a short walk the other way, and the marina and Aquabus at the door. Yaletown’s restaurants are close enough to walk to for dinner, yet the complex itself feels set apart from the traffic and noise of the rest of downtown.
It is also built to last. The towers are concrete with a limestone exterior, and the strata’s 2024 depreciation report expects the limestone cladding, the metal wall panels and the parkade slab to last the life of the building with regular maintenance. Behind that, the strata is well funded, with a contingency reserve budgeted at about $8 million by January 2027 and an automatic leak detection and shut-off system already installed. Twenty years on, that combination of location and construction is a large part of why the best homes here still sell in days.
King’s Landing Price per Square Foot, 2005 to 2026
First, the long view. King’s Landing launched in 2005 at roughly $1,000 per sq. ft., climbed through the early 2010s, and then jumped in 2017, when several South tower homes and townhomes sold above $2,500 per sq. ft. Since then, prices have moved sideways rather than up.
| King’s Landing sales by period | Sales | Median $/sq. ft. |
|---|---|---|
| 2005–2007 | 50 | $981 |
| 2010–2012 | 38 | $1,182 |
| 2014–2016 | 17 | $1,347 |
| 2017–2018 | 13 | $2,282 |
| 2019–2021 | 5 | $2,153 |
| 2022–2024 | 8 | $2,013 |
| 2025–2026 | 9 | $2,184 |
Condos, villas and townhomes. Periods with fewer than 10 sales are directional.
Notably, the recent sales cluster tightly. Most large, water-facing homes have sold between about $1,950 and $2,300 per sq. ft. since 2022, whereas the sales below $1,700 were all smaller two-bedroom plans.
What King’s Landing Homes Sell For, Plan by Plan
This is the table to start from. “Stack” refers to the last two digits of the unit number, so unit 1201 and unit 2001 share the “01” plan in the West tower. According to the strata plan, the South tower has three homes per floor: two three-bedrooms of about 2,183 and 2,192 sq. ft. and one two-bedroom and den of about 1,446 sq. ft. At the top of the West tower, the 28th floor has two sub-penthouses and the 29th floor is a single full-floor penthouse.
| Plan | Size (sq. ft.) | Sales since 2022 | Sold $/sq. ft. | Most recent sale | Monthly fee 2026/27 |
|---|---|---|---|---|---|
| West tower “01” 2 bed + den | 1,644 | 5 | $1,735–$2,083 | $3,200,000 · Jun 2026 | $2,073 |
| West tower “02” 2 bed + den, SW corner | 1,750 | 1 | $2,223 | $3,890,000 · Jan 2026 | $2,195 |
| West tower “03” 2 bed | 1,359 | 2 | $1,479–$1,670 | $2,010,000 · Jul 2025 | $1,707 |
| South tower “01” 3 bed | 2,183–2,185 | 2 | $2,121–$2,288 | $4,630,000 · Oct 2025 | $2,751 |
| South tower “02” 3 bed | 2,192–2,238 | 2 | $2,184–$2,230 | $4,888,000 · Aug 2026 | $2,764 |
| South tower “03” 2 bed + den | 1,447 | 1 | $1,589 | $2,300,000 · Oct 2025 | $1,816 |
| South tower sub-penthouse 3 bed | 2,673 | 2 | $2,203 | $5,888,000 · Oct 2025 | $3,360 |
| South tower penthouse 3 bed | 2,668 | 1 | $2,642 | $7,048,000 · May 2023 | $3,360 |
| Villa, 426 Beach Crescent 3 bed | 2,788 | 1 | $1,968 | $5,488,000 · May 2022 | $3,509 |
| Townhomes | 1,582–2,541 | 0 | — | $5,850,000 · Aug 2020 | $1,992–$3,523 |
Monthly fees are from the strata’s approved 2026/27 fee schedule; homes in the same plan pay the same fee. The sub-penthouse sold twice in 2025 at the same price, to two different buyers.
Three patterns stand out. First, the large stacks with water from every room hold value best; buyers have consistently paid $2,100 or more per sq. ft. for them. Second, the smaller “03” plans face more toward the city and mountains, which puts them $400 to $500 per sq. ft. below their neighbours. Third, no townhome has sold since August 2020, so there is no recent sale to price one against.
Which Plans Get the Most Light and Water View
The strata plan shows each home’s footprint and exterior walls, and together with listing descriptions it explains much of the price gap between plans. In the West tower, all four homes on a typical floor are corner homes. The “01” plan takes the south corner, facing southeast and southwest over the water and David Lam Park, and the “02” plan takes the west corner, facing southwest and northwest toward George Wainborn Park and English Bay. Both have long, water-facing exterior walls. By contrast, the “03” and “05” plans sit on the city side, facing north and east, with shorter exterior walls.
Similarly, in the South tower, the two three-bedroom plans each take one of the water-side corners, which is why their listings so often describe water views from every room. The two-bedroom and den “03” plan wraps three sides, but its long side faces the city. At the top of the West tower, the 29th-floor penthouse takes the whole floor, with exterior walls on all four sides. Unsurprisingly, the plans with the longest water-facing walls are the ones that have consistently sold above $2,000 per sq. ft.
Same Floorplan, Different Result
The clearest way to see how pricing works here is to follow one plan. The West tower “01” stack is a 1,644 sq. ft. two-bedroom and den facing southeast over False Creek and David Lam Park. Five have sold since 2022.
| West tower “01” sale | Sold | First asking | Sold price | $/sq. ft. | Days to sell |
|---|---|---|---|---|---|
| 2101–428 Beach Crescent renovated 2015 | Feb 2022 | $3,498,000 | $3,425,000 | $2,083 | 106 |
| 2601–428 Beach Crescent | Apr 2022 | $3,680,000 | $3,330,000 | $2,018 | 767 |
| 2001–428 Beach Crescent | Feb 2023 | $3,498,000 | $3,300,000 | $2,007 | 3 |
| 1101–428 Beach Crescent | Sep 2024 | $3,298,000 | $2,850,000 | $1,735 | 160 |
| 1201–428 Beach Crescent | Jun 2026 | $3,198,000 | $3,200,000 | $1,946 | 4 |
Days to sell are counted from the first listing, including any earlier listing that was withdrawn. 2601 measures 1,650 sq. ft.
In 2024, unit 1101 asked essentially what 2001 had sold for a year earlier, despite sitting seven storeys lower in a softer market. It took 160 days and sold 13.6% below asking. Two years later, unit 1201, one floor higher, was priced just under the plan’s recent sales and sold above asking in four days. Same plan, same exposure; the difference was where the first price landed.
Priced Right vs. Relaunched
That story repeats across the whole complex. Since 2019, 22 homes have sold at King’s Landing. Roughly half sold on their first listing, while the other half were withdrawn, relaunched at a lower price, and sold later.
| King’s Landing sales since 2019 | Homes | Median sold vs. original asking | Median days from first listing |
|---|---|---|---|
| Sold on the first listing | 12 | −2.4% | 23 |
| Withdrawn, relaunched, then sold | 10 | −11.7% | 376 |
In other words, sellers who started high did not end up with more. On the contrary, they sold for roughly 9% less relative to their first price and waited about a year longer. Moreover, many listings never sell at all: of the 63 King’s Landing listings launched between 2019 and 2025, including relaunches, 18 ended in a sale.
Strata Fees: The Part of the Price Buyers Feel Every Month
Any honest pricing conversation at King’s Landing has to include strata fees, because buyers now weigh them as heavily as the purchase price.
| Strata fees by year sold | Median monthly fee per sq. ft. |
|---|---|
| 2005 | $0.25 |
| 2010 | $0.44 |
| 2015 | $0.55 |
| 2020 | $0.74 |
| 2022 | $0.80 |
| 2026 | $1.26 |
Fees have climbed from $0.25 per sq. ft. in 2005 to $1.26 in 2026, and the steepest rise came after 2022. Under the 2026/27 fee schedule, a 2,200 sq. ft. South tower three-bedroom now pays about $2,750 to $2,765 a month, a 1,644 sq. ft. West tower two-bedroom and den pays $2,073, and the 29th-floor penthouse pays $7,561. That is real money, and it partly explains why prices per sq. ft. have not pushed past the 2017 peak.
On the other hand, the fees are funding something. According to the strata’s approved 2026/27 budget, the contingency reserve fund was projected at about $6.35 million at the end of January 2026 and is budgeted to reach about $8.04 million by January 31, 2027. After the December 2024 depreciation report update, owners chose to raise reserve contributions by 15% a year for five years, and 2026/27 is the second of those years. As a result, total strata fees rose about 6.5% this year, and buyers should expect further increases.
The reserve has also paid for an automatic water leak detection and shut-off system, at a cost of about $694,000. In addition, the strata reports that its insurance premium fell by about $135,000 this year after more than six years without leak claims. Deductibles are $50,000 for water and sewer damage and $25,000 for all-risk claims. The BC government’s guide to the contingency reserve fund explains what to look for when you review the documents. For the full picture, including what the fees pay for and the projects ahead, see our King’s Landing strata review.
What Long-Term Owners Actually Made
For sellers, it helps to know what the resale record looks like. Eight homes sold since 2021 had previously been bought between 2009 and 2013. They sold for 39% to 76% more than their purchase price, which works out to roughly 2% to 4% a year before commissions, taxes and years of strata fees.
By contrast, timing at the top was unforgiving. The South tower penthouse bought for $6,850,000 at the 2017 peak resold for $7,048,000 in 2023, a gain of about 3% over six years, which likely meant a loss after selling costs.
King’s Landing Listings for Sale Now
Four homes were active as of October 13, 2026. For reference, the table also shows the most recent sale of the same plan.
| Active listing | Size (sq. ft.) | Asking | Asking $/sq. ft. | Days on market | Nearest recent sale |
|---|---|---|---|---|---|
| 1903–1515 Homer Mews South tower, 2 bed + den | 1,452 | $2,375,000 | $1,636 | 261 | Same plan, 10th floor: $2,300,000 ($1,589), Oct 2025 |
| 903–1515 Homer Mews South tower, 2 bed + den | 1,446 | $2,500,000 | $1,729 | 78 | Same plan, 10th floor: $2,300,000 ($1,589), Oct 2025 |
| 410 Beach Crescent townhome, 2 bed | 1,582 | $2,598,000 | $1,642 | 545 | No townhome sale since Aug 2020 |
| 101–426 Beach Crescent villa townhome, 3 bed | 2,060 | $2,698,000 | $1,310 | 29 | No townhome sale since Aug 2020 |
Days on market are cumulative, as reported on MLS®, and include earlier listing periods.
Because no townhome at King’s Landing has sold since August 2020, there is no recent sale of the same type to compare the two townhome listings against.
King’s Landing Townhomes: Latest Sales
The townhomes are the rarest homes at King’s Landing, and the hardest to price. The strata plan shows seven two-level waterfront townhomes along Homer Mews of about 2,380 to 2,540 sq. ft., each with its own patio and most with a private roof deck, both designated as limited common property. The rest are two-level homes with Beach Crescent addresses, including the villas at 426 Beach Crescent and the townhomes at 408 to 438 Beach Crescent, which range from about 1,580 to 2,220 sq. ft.
| Townhome sale | Sold | Size (sq. ft.) | Sold price | $/sq. ft. |
|---|---|---|---|---|
| 105–1515 Homer Mews waterfront, 3 bed, direct water views | Aug 2020 | 2,380 | $5,850,000 | $2,458 |
| 102–426 Beach Crescent villa | Oct 2018 | 2,031 | $2,900,000 | $1,428 |
| 102–1515 Homer Mews waterfront, 3 bed | Apr 2018 | 2,541 | $6,200,000 | $2,440 |
| 106–1515 Homer Mews waterfront, 3 bed | Jul 2017 | 2,379 | $6,000,000 | $2,522 |
| 102–1515 Homer Mews waterfront, 3 bed | Jul 2017 | 2,476 | $5,920,000 | $2,391 |
| 102–426 Beach Crescent villa | Oct 2016 | 2,031 | $2,730,000 | $1,344 |
| 432 Beach Crescent | Apr 2014 | 2,037 | $1,710,000 | $839 |
Every townhome sale since 2014. Floor areas for the same unit can differ slightly between listings; figures are as reported on MLS®.
Two things stand out. First, no townhome has sold since August 2020, and no townhome at 408 to 438 Beach Crescent has sold since 2014, so any price today is an estimate rather than a comparison. Second, the waterfront townhomes have historically commanded more per sq. ft. than almost anything in the towers, between $2,391 and $2,522 in 2017 to 2020. However, two waterfront townhomes listed since 2019, at $6.68 million and $6.3 million, or roughly $2,570 to $2,630 per sq. ft., were withdrawn without selling.
Two townhomes are on the market now, 410 Beach Crescent and 101–426 Beach Crescent; see the current listings table above. With no recent sales to lean on, view, layout and condition matter even more for townhomes than for tower homes, for buyers and sellers alike.
Where Each Plan Is Trading in October 2026
So what is a King’s Landing home worth today? Most of the recent sales were in original condition, which makes them a clean benchmark. Based on those sales, here is where each plan is trading as of October 2026, unless a home has been substantially renovated.
| Plan (original condition) | Size (sq. ft.) | Trading range, Oct 2026 | Based on |
|---|---|---|---|
| West tower “01” 2 bed + den | 1,644 | $2.9M–$3.3M | 1201, $3,200,000 (Jun 2026); 1101, $2,850,000 (Sep 2024) |
| West tower “02” 2 bed + den, SW corner | 1,750 | $3.7M–$3.9M | 2302, $3,890,000 (Jan 2026) one sale |
| West tower “03” 2 bed | 1,359 | $2.0M–$2.25M | 2103, $2,010,000 (Jul 2025); 1203, $2,270,000 (Jun 2024) |
| South tower “03” 2 bed + den | 1,447 | $2.2M–$2.35M | 1003, $2,300,000 (Oct 2025) one sale |
| South tower “01” 3 bed | 2,183–2,185 | $4.5M–$4.9M | 901, $4,630,000 (Oct 2025); 1801, $5,000,000 (May 2022) |
| South tower “02” 3 bed | 2,192–2,238 | $4.6M–$4.9M | 1802, $4,888,000 (Aug 2026); 1202, $4,888,000 (Jul 2025, renovated) |
| South tower sub-penthouse 3 bed | 2,673 | $5.7M–$5.9M | 2002, $5,888,000 (Apr and Oct 2025) |
Higher floors sit toward the top of each range and lower floors toward the bottom. The penthouses, villas and townhomes have too few recent sales to publish a range.
For buyers, the range is a useful benchmark when comparing homes in original condition. For sellers, the range is the zone where King’s Landing homes have sold in weeks rather than months. A substantial renovation or a higher floor can justify pricing above it, and the 2015 renovation of 2101 is the clearest example. These ranges are a market read, not an appraisal, and will move as new sales close.
Want the numbers for your exact home? I can send the recent sales for your stack and floor, with notes on condition and view.
How to Price a King’s Landing Home
Pulling this together, here is the order of operations that the sales record supports.
- Start with your stack, not the building. The last sale of the same plan is the number buyers will use, so it should be yours too.
- Adjust for floor and view. Within the West tower “01” plan, the upper-floor sales of 2022–23 cleared about $2,000 per sq. ft., while the 11th and 12th floor sales came in lower.
- Adjust for condition. The renovated 2101 set the top of its plan’s range. Original-condition homes should expect buyers to price in a renovation.
- Read floor numbers carefully. The strata plan skips the 4th, 13th, 14th and 24th floor numbers, so a “20th floor” home is actually 17 storeys up. Compare actual height, not the unit number.
- Price at or just under the last comparable sale. Homes priced that way have sold in days; homes priced above it have usually been relaunched.
For Buyers
First, compare any asking price with the most recent sale of the same plan in the table above, not with the building average. Second, budget for the strata fee as part of the price: at $1.26 per sq. ft. a month, it adds up quickly on a 2,200 sq. ft. home. Third, homes that have been on the market for months, or that are on their second or third listing, are where negotiation has historically happened. Finally, review the depreciation report, recent minutes and the contingency reserve fund before you firm up.
For Sellers
The data is unusually clear here. At King’s Landing, the first price decides the outcome. Homes priced against the last sale in their stack have sold quickly and close to asking, whereas homes priced above it have typically sat, been withdrawn, and sold for less a year later. In addition, highlight what buyers are paying for: the view from each room, the reserve fund, and the leak detection system. If your home is one of the smaller plans or a townhome, pricing matters even more, because there are fewer recent sales and fewer buyers.
For broader context, see the September 2026 Yaletown market report and nearby waterfront buildings such as Park West One and Quaywest. Regional figures are published monthly by Greater Vancouver REALTORS®.
King’s Landing FAQ
How much does a condo at King’s Landing cost?
Since 2022, King’s Landing homes have sold from $2,010,000 for a 1,359 sq. ft. two-bedroom to $7,048,000 for a South tower penthouse. Most three-bedrooms of about 2,200 sq. ft. have sold between $4.6 million and $5 million.
What is the price per square foot at King’s Landing?
The median since 2022 is $2,083 per sq. ft. across 17 sales, about double the Yaletown condo median. Large water-facing plans have sold mostly between $1,950 and $2,300, while the smaller West tower two-bedrooms sold between $1,479 and $1,670.
What are the strata fees at King’s Landing?
Under the approved 2026/27 fee schedule, monthly fees range from about $1,490 for the smallest West tower two-bedrooms to $7,561 for the 29th-floor penthouse. A 1,644 sq. ft. West tower two-bedroom and den pays $2,073, South tower three-bedrooms pay about $2,750 to $2,765, and the sub-penthouses pay $3,360. Fees rose about 6.5% this year, and reserve contributions are set to rise 15% a year for the next few years.
How long does it take to sell at King’s Landing?
Since 2019, homes that sold on their first listing took a median of 23 days. Homes that were withdrawn and relaunched took a median of 376 days from their first listing.
Are King’s Landing prices higher than the 2017 peak?
Not yet. The 2025–26 median was $2,184 per sq. ft. across 9 sales, about 4% below the 2017–18 median of $2,282. Sample sizes are small, so treat this as directional.
Which King’s Landing units hold their value best?
The large plans with water views from every room, mainly the West tower “01” and “02” stacks and the South tower three-bedrooms, have held value best. The 1,359 sq. ft. West tower “03” two-bedrooms have sold for the least per sq. ft.
What should I pay for a King’s Landing condo in October 2026?
In original condition, recent sales point to about $2.9 million to $3.3 million for a 1,644 sq. ft. West tower two-bedroom and den, $2.0 million to $2.25 million for the 1,359 sq. ft. two-bedrooms, and $4.5 million to $4.9 million for a South tower three-bedroom of about 2,200 sq. ft. Substantially renovated homes and higher floors can trade above these ranges.
Are there one-bedroom condos at King’s Landing?
No. Every King’s Landing listing on MLS® since 2005, 294 in all, has been a two- or three-bedroom home. The smallest are the West tower “05” two-bedrooms of about 1,200 sq. ft., which pay the lowest strata fee in the complex at about $1,490 a month.
Have any King’s Landing townhomes sold recently?
No. The last townhome sale was 105–1515 Homer Mews in August 2020 at $5,850,000, and no townhome at 408 to 438 Beach Crescent has sold since 2014. Waterfront townhomes sold for $2,391 to $2,522 per sq. ft. between 2017 and 2020.
Thinking About Buying or Selling at King’s Landing?
I love this corner of Yaletown, and I’d be thrilled to help, whether you’re selling or buying. I follow every King’s Landing sale stack by stack, so let’s chat about where your home, or the one you’re considering, should trade today.
Call or text 604-500-5838 · Email yuliya@yuliyalys.com · Instagram @yuliyalys.realestate
How This Report Was Prepared
This analysis uses MLS® records for King’s Landing (strata plan BCS1589) from December 2005 to October 13, 2026, including sold, withdrawn, expired and active listings. Price per sq. ft. is calculated from sold price and total floor area as reported on MLS®. “Stack” is the last two digits of the unit number. A home counts as “relaunched” if the same unit had a withdrawn or expired listing within two years before the listing that sold; “days from first listing” runs from the earliest of those listings to the sale date. Strata fee figures are the monthly fees reported on each sale. Current strata fees, reserve fund balances, insurance and planned contribution increases are from the strata’s approved 2026/27 budget and fee schedule, the March 3, 2026 AGM minutes and the December 2024 depreciation report update. Parking details come from listing descriptions and should be verified for each unit. The Yaletown median is from our September 2026 report. Strata lot count, floor numbering and the excluded parking parcel are from strata plan BCS1589 as filed with the Land Title Office. Sources: MLS® data via Greater Vancouver REALTORS®; strata plan BCS1589; BCS1589 2026/27 budget, March 2026 AGM minutes and December 2024 depreciation report update; Government of BC, Contingency Reserve Fund. This representation is based in whole or in part on data generated by Greater Vancouver REALTORS®, which assumes no responsibility for its accuracy.
