{"id":469,"date":"2026-10-01T15:31:20","date_gmt":"2026-10-01T19:31:20","guid":{"rendered":"https:\/\/liveyaletown.com\/blog\/?p=469"},"modified":"2026-10-01T15:41:08","modified_gmt":"2026-10-01T19:41:08","slug":"how-rare-are-3-bedroom-condos-in-downtown-vancouver","status":"publish","type":"post","link":"https:\/\/liveyaletown.com\/blog\/how-rare-are-3-bedroom-condos-in-downtown-vancouver\/","title":{"rendered":"How rare are 3-bedroom condos in Downtown Vancouver?"},"content":{"rendered":"<p><span style=\"font-weight: 400;\">A 3-bedroom condo in Downtown Vancouver is one of the hardest homes to find on the peninsula. In fact, over the last two years, only 1 in 18 downtown condo sales was a 3-bedroom, and the median one sold for $2,000,000. Below is what they cost, how they&#8217;ve held value, and how much choice buyers have right now, based on MLS\u00ae condo sales in Yaletown, Downtown and Coal Harbour since October 2024. <\/span><span style=\"font-weight: 400;\">For the wider Metro Vancouver picture, see the <\/span><a href=\"https:\/\/www.gvrealtors.ca\/market-watch\/monthly-market-report\/may-2026.html\"><span style=\"font-weight: 400;\">Greater Vancouver REALTORS\u00ae monthly market reports<\/span><\/a><span style=\"font-weight: 400;\">.<\/span><\/p>\n<p><i><span style=\"font-weight: 400;\">Data: 2,223 apartment\/condo sales (2,112 sold, 111 pending) in the MLS\u00ae sub-areas of Yaletown, Downtown and Coal Harbour from October 1, 2024 to September 22, 2026, plus 668 active listings at the start of October 2026. Source: Greater Vancouver REALTORS\u00ae MLS\u00ae. Townhouses excluded.<\/span><\/i><\/p>\n<hr \/>\n<h2 dir=\"ltr\">Key Takeaways<\/h2>\n<ul>\n<li dir=\"ltr\" aria-level=\"1\">\n<p dir=\"ltr\" role=\"presentation\">3-bedroom condos are 5.5% of downtown condo sales, about 1 in 18. That&#8217;s roughly 5 a month across Yaletown, Downtown and Coal Harbour combined, compared with about 42 two-bedrooms.<\/p>\n<\/li>\n<li dir=\"ltr\" aria-level=\"1\">\n<p dir=\"ltr\" role=\"presentation\">The median 3-bedroom sold for $2,000,000, at 1,462 sq ft and $1,328\/sq ft. Half sold between $1.5M and $2.8M.<\/p>\n<\/li>\n<li dir=\"ltr\" aria-level=\"1\">\n<p dir=\"ltr\" role=\"presentation\">3-bedrooms held their value this year. The median price was flat and $\/sq ft rose 1.0%. One-bedrooms fell 5.2% and two-bedrooms fell 7.3%.<\/p>\n<\/li>\n<li dir=\"ltr\" aria-level=\"1\">\n<p dir=\"ltr\" role=\"presentation\">A smaller 3-bedroom costs about the same per sq ft as a large 2-bedroom. Under 1,300 sq ft, the third bedroom effectively comes at no premium.<\/p>\n<\/li>\n<li dir=\"ltr\" aria-level=\"1\">\n<p dir=\"ltr\" role=\"presentation\">Rare doesn&#8217;t mean fast. 3-bedrooms took a median 33 days to sell, compared with 29 for 2-bedrooms, and there are currently 13.4 months of 3-bedroom inventory.<\/p>\n<\/li>\n<li dir=\"ltr\" aria-level=\"1\">\n<p dir=\"ltr\" role=\"presentation\">Yaletown is the 3-bedroom hub. It had the most 3-bedroom sales (58) and the quickest median sale (28 days).<\/p>\n<\/li>\n<\/ul>\n<hr \/>\n<h2 dir=\"ltr\">How rare are 3-bedroom condos Downtown Vancouver?<\/h2>\n<p dir=\"ltr\">Downtown Vancouver was built for one- and two-bedroom living. Over the last 24 months, 90.6% of condo sales on the peninsula were one- or two-bedrooms. Three-bedrooms made up just 5.5%.<\/p>\n<p dir=\"ltr\">Share of condo sales by bedroom count (sold + pending, Oct 2024\u2013Sep 2026)<\/p>\n<div dir=\"ltr\" align=\"left\">\n<table style=\"height: 429px;\" width=\"739\">\n<colgroup>\n<col \/>\n<col \/>\n<col \/>\n<col \/>\n<col \/><\/colgroup>\n<thead>\n<tr>\n<th scope=\"col\"><\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">All three areas<\/p>\n<\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">Yaletown<\/p>\n<\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">Downtown<\/p>\n<\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">Coal Harbour<\/p>\n<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>\n<p dir=\"ltr\">Studio<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">3.4%<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">2.5%<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">4.0%<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">3.4%<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">1-bedroom<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">45.7%<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">41.2%<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">53.5%<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">26.2%<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">2-bedroom<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">44.9%<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">49.3%<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">39.1%<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">56.3%<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">3-bedroom<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">5.5%<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">7.0%<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">3.1%<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">11.0%<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">4+ bedroom<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">0.5%<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">0.0%<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">0.4%<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">3.0%<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">3-bedroom sales<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">122<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">58<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">35<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">29<\/p>\n<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n<p dir=\"ltr\">Coal Harbour has the highest share, because its waterfront towers skew toward larger homes. Yaletown has the most 3-bedroom sales in absolute terms. In the Downtown sub-area, only about 1 in 32 sales is a 3-bedroom.<\/p>\n<p dir=\"ltr\">One caveat: MLS\u00ae tracks what sells, not how many 3-bedrooms exist. &#8220;Rare&#8221; here means rare on the market.<\/p>\n<hr \/>\n<h2 dir=\"ltr\">How much does a 3-bedroom condo cost in Downtown Vancouver?<\/h2>\n<p dir=\"ltr\">The median 3-bedroom condo sold for $2,000,000. The range is wide: older 1990s buildings with compact layouts sit at one end, and sub-penthouses in newer towers at the other.<\/p>\n<p>&nbsp;<\/p>\n<p dir=\"ltr\">3-bedroom sales by price band (118 sold)<\/p>\n<p>&nbsp;<\/p>\n<div dir=\"ltr\" align=\"left\">\n<table style=\"height: 362px;\" width=\"365\">\n<colgroup>\n<col \/>\n<col \/>\n<col \/><\/colgroup>\n<thead>\n<tr>\n<th scope=\"col\">\n<p dir=\"ltr\">Sold price<\/p>\n<\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">Sales<\/p>\n<\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">Share<\/p>\n<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>\n<p dir=\"ltr\">Up to $1M<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">9<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">8%<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">$1M\u2013$1.5M<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">23<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">19%<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">$1.5M\u2013$2M<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">28<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">24%<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">$2M\u2013$3M<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">30<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">25%<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">$3M+<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">28<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">24%<\/p>\n<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n<p dir=\"ltr\">How 3-bedrooms compare with smaller units (sold, Oct 2024\u2013Sep 2026)<\/p>\n<div dir=\"ltr\" align=\"left\">\n<table style=\"height: 546px;\" width=\"719\">\n<colgroup>\n<col \/>\n<col \/>\n<col \/>\n<col \/><\/colgroup>\n<thead>\n<tr>\n<th scope=\"col\"><\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">1-bedroom<\/p>\n<\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">2-bedroom<\/p>\n<\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">3-bedroom<\/p>\n<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>\n<p dir=\"ltr\">Sales<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">966<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">947<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">118<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">Median sold price<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$625,000<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,050,000<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$2,000,000<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">Median size<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">606 sq ft<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">1,012 sq ft<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">1,462 sq ft<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">Median $\/sq ft<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,030<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,055<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,328<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">Median days on market<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">22<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">29<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">33<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">Median sold-to-list<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">97.3%<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">96.8%<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">95.6%<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">Median strata fee<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$446\/mo<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$739\/mo<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,116\/mo<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">2+ parking stalls<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">1%<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">27%<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">75%<\/p>\n<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n<p>&nbsp;<\/p>\n<p dir=\"ltr\">The median 3-bedroom carries a 26% premium per sq ft over a 2-bedroom. Part of that gap is the mix: 24% of 3-bedroom sales were over $3M, which pulls the median up.<\/p>\n<p>&nbsp;<\/p>\n<p dir=\"ltr\">3-bedrooms by area (sold)<\/p>\n<div dir=\"ltr\" align=\"left\">\n<table style=\"height: 411px;\" width=\"687\">\n<colgroup>\n<col \/>\n<col \/>\n<col \/>\n<col \/><\/colgroup>\n<thead>\n<tr>\n<th scope=\"col\"><\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">Yaletown<\/p>\n<\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">Downtown<\/p>\n<\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">Coal Harbour<\/p>\n<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>\n<p dir=\"ltr\">Sales<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">56<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">34<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">28<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">Median price<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$2,004,500<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,723,750<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$2,137,500<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">Median $\/sq ft<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,421<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,276<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,384<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">Median days on market<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">28<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">55<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">42<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">Median sold-to-list<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">96.4%<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">95.3%<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">94.6%<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">Median strata fee<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,204\/mo<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$967\/mo<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,334\/mo<\/p>\n<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n<hr \/>\n<h2 dir=\"ltr\">3-bedrooms held value while smaller units fell<\/h2>\n<p dir=\"ltr\">Year over year (Oct 2024\u2013Sep 2025 vs. Oct 2025\u2013Sep 2026, sold)<\/p>\n<p>&nbsp;<\/p>\n<div dir=\"ltr\" align=\"left\">\n<table style=\"height: 247px;\" width=\"863\">\n<colgroup>\n<col \/>\n<col \/>\n<col \/>\n<col \/>\n<col \/><\/colgroup>\n<thead>\n<tr>\n<th scope=\"col\"><\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">Sales<\/p>\n<\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">Median price<\/p>\n<\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">Median $\/sq ft<\/p>\n<\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">Days on market<\/p>\n<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>\n<p dir=\"ltr\">1-bedroom<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">557 \u2192 409<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$638,000 \u2192 $605,000 (\u22125.2%)<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,062 \u2192 $992 (\u22126.7%)<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">24 \u2192 20<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">2-bedroom<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">528 \u2192 419<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,087,500 \u2192 $1,008,500 (\u22127.3%)<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,086 \u2192 $1,024 (\u22125.7%)<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">30 \u2192 28<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">3-bedroom<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">69 \u2192 49<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$2,000,000 \u2192 $2,000,000 (0%)<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,322 \u2192 $1,335 (+1.0%)<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">32 \u2192 39<\/p>\n<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n<p dir=\"ltr\">In a softer downtown market, 3-bedroom values held steady while smaller units gave back 5\u20137%. Two things keep this honest:<\/p>\n<ul>\n<li dir=\"ltr\" aria-level=\"1\">\n<p dir=\"ltr\" role=\"presentation\">The 3-bedroom sample is small. There were 49 sales in the most recent year, and the typical 3-bedroom sold was larger (1,536 vs. 1,431 sq ft). &#8220;Held steady&#8221; is the fair reading, not &#8220;rising.&#8221;<\/p>\n<\/li>\n<li dir=\"ltr\" aria-level=\"1\">\n<p dir=\"ltr\" role=\"presentation\">Fewer of them sold, and more slowly. Sales fell 29% and days on market rose. Values held, but buyers took their time.<\/p>\n<\/li>\n<\/ul>\n<hr \/>\n<h2 dir=\"ltr\">The small 3-bedroom vs. the large 2-bedroom<\/h2>\n<p dir=\"ltr\">This is the comparison that matters most to buyers weighing a big 2-bedroom against a compact 3-bedroom.<\/p>\n<div dir=\"ltr\" align=\"left\">\n<table>\n<colgroup>\n<col \/>\n<col \/>\n<col \/>\n<col \/>\n<col \/>\n<col \/>\n<col \/><\/colgroup>\n<thead>\n<tr>\n<th scope=\"col\">\n<p dir=\"ltr\">Under 1,300 sq ft<\/p>\n<\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">Sales<\/p>\n<\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">Median price<\/p>\n<\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">Median size<\/p>\n<\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">Median $\/sq ft<\/p>\n<\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">Price per bedroom<\/p>\n<\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">Days on market<\/p>\n<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>\n<p dir=\"ltr\">3-bedroom<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">34<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,350,000<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">1,168 sq ft<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,097<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$450,000<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">36<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">2-bedroom (1,100\u20131,300 sq ft)<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">217<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,320,000<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">1,185 sq ft<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,112<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$660,000<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">27<\/p>\n<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n<p>&nbsp;<\/p>\n<p dir=\"ltr\">At nearly the same size and price, the small 3-bedroom gives you a third room for no premium per sq ft. The trade-off is that the smaller 3-bedrooms that sold tend to be in slightly older buildings (median year built 1999 vs. 2003) and took longer to sell.<\/p>\n<p>&nbsp;<\/p>\n<hr \/>\n<h2 dir=\"ltr\">Current supply: buyers have more choice than the sales numbers suggest<\/h2>\n<p dir=\"ltr\">3-bedrooms are 5.5% of sales but 8.8% of active listings. Supply is running ahead of demand.<\/p>\n<p dir=\"ltr\">Months of inventory (active listings \u00f7 average monthly sales over the last 12 months)<\/p>\n<div dir=\"ltr\" align=\"left\">\n<table>\n<colgroup>\n<col \/>\n<col \/>\n<col \/>\n<col \/><\/colgroup>\n<thead>\n<tr>\n<th scope=\"col\"><\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">Active listings<\/p>\n<\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">Sales, last 12 months<\/p>\n<\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">Months of inventory<\/p>\n<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>\n<p dir=\"ltr\">1-bedroom<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">252<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">458<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">6.6<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">2-bedroom<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">327<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">471<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">8.3<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">3-bedroom<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">59<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">53<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">13.4<\/p>\n<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n<p>&nbsp;<\/p>\n<p dir=\"ltr\">3-bedrooms by area: Yaletown 12.0 months (23 active), Downtown 22.2 months (24 active), Coal Harbour 8.5 months (12 active).<\/p>\n<ul>\n<li dir=\"ltr\" aria-level=\"1\">\n<p dir=\"ltr\" role=\"presentation\">Asking prices: the median active 3-bedroom is asking $2,099,998 ($1,344\/sq ft), in line with recent sales. Sellers aren&#8217;t overreaching. There are just fewer buyers at this price point.<\/p>\n<\/li>\n<li dir=\"ltr\" aria-level=\"1\">\n<p dir=\"ltr\" role=\"presentation\">Time on market: 39 of the 59 active 3-bedrooms have been listed for 60 days or more, and 11 have had a price reduction.<\/p>\n<\/li>\n<li dir=\"ltr\" aria-level=\"1\">\n<p dir=\"ltr\" role=\"presentation\">Entry level: 17 active 3-bedrooms are asking under $1.5M. The lowest are 311 \u2013 555 Abbott Street ($850,000, 959 sq ft), 804 \u2013 183 Keefer Place ($899,000, 1,208 sq ft) and 804 \u2013 950 Cambie Street ($899,900, 1,121 sq ft).<\/p>\n<\/li>\n<\/ul>\n<hr \/>\n<p>&nbsp;<\/p>\n<h2 dir=\"ltr\">Spotlight: 8X on the Park, 1111 Richards Street<\/h2>\n<p dir=\"ltr\"><span style=\"font-weight: 400;\">8X on the Park is a <\/span><a href=\"https:\/\/www.keithpanel.com\/projects\/8x-on-the-park\/\"><span style=\"font-weight: 400;\">35-storey Brenhill tower completed in 2021<\/span><\/a><span style=\"font-weight: 400;\">, facing Emery Barnes Park.<\/span> <span style=\"font-weight: 400;\">It has been the busiest 3-bedroom building downtown: <\/span><b>9 of the 34 three-bedroom sales in the Downtown sub-area (26%) were at 8X<\/b><span style=\"font-weight: 400;\">.<\/span><span style=\"font-weight: 400;\"> MLS\u00ae files it under Downtown, though it sits on the Yaletown edge. <\/span><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><span style=\"font-weight: 400;\">(Full building guide: <\/span><\/i><a href=\"https:\/\/liveyaletown.com\/blog\/8x-on-the-park-condos-1111-richards-street-sales-guide\/\"><i><span style=\"font-weight: 400;\">8X on the Park Condos: 1111 Richards Street Sales Guide<\/span><\/i><\/a><i><span style=\"font-weight: 400;\">)<\/span><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><i><\/i><\/p>\n<p>&nbsp;<\/p>\n<p dir=\"ltr\">3-bedroom sales at 8X (Oct 2024\u2013Sep 2026)<\/p>\n<p>&nbsp;<\/p>\n<div dir=\"ltr\" align=\"left\">\n<table style=\"height: 623px;\" width=\"650\">\n<colgroup>\n<col \/>\n<col \/>\n<col \/>\n<col \/>\n<col \/>\n<col \/><\/colgroup>\n<thead>\n<tr>\n<th scope=\"col\">\n<p dir=\"ltr\">Unit<\/p>\n<\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">Sq ft<\/p>\n<\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">Sold price<\/p>\n<\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">$\/sq ft<\/p>\n<\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">Days on market<\/p>\n<\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">Sold<\/p>\n<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>\n<p dir=\"ltr\">1407<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">1,173<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,692,000<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,442<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">21<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">Mar 2025<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">2803<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">1,356<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$2,000,000<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,475<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">68<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">Apr 2025<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">3203<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">1,348<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,930,000<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,432<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">27<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">May 2025<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">3401<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">3,374<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$6,150,000<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,823<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">35<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">Jun 2025<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">3302<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">1,484<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$2,050,000<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,381<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">48<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">Aug 2025<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">2510<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">1,285<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,559,900<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,214<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">51<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">Aug 2025<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">2209<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">1,292<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,725,000<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,335<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">9<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">Apr 2026<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">1909<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">1,293<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,700,000<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,315<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">65<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">May 2026<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">2807<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">1,266<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,500,000<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,185<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">273<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">Jun 2026<\/p>\n<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n<p>&nbsp;<\/p>\n<p><span style=\"font-weight: 400;\">Excluding the penthouse (#3401), 8X 3-bedrooms sold for a median <\/span><b>$1,712,500 ($1,358\/sq ft)<\/b><span style=\"font-weight: 400;\">.<\/span><span style=\"font-weight: 400;\"> That&#8217;s a clear premium over the Downtown 3-bedroom median of $1,276\/sq ft. Even so, results varied: for example, #2209 sold $125,100 over asking in 9 days, while #2807 took 273 days at a similar list price.<\/span><\/p>\n<p dir=\"ltr\"><strong>Currently for sale at 8X (3-bedrooms)<\/strong><\/p>\n<div dir=\"ltr\" align=\"left\">\n<table>\n<colgroup>\n<col \/>\n<col \/>\n<col \/>\n<col \/><\/colgroup>\n<thead>\n<tr>\n<th scope=\"col\">\n<p dir=\"ltr\">Unit<\/p>\n<\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">Sq ft<\/p>\n<\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">List price<\/p>\n<\/th>\n<th scope=\"col\">\n<p dir=\"ltr\">$\/sq ft<\/p>\n<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>\n<p dir=\"ltr\">1610 (my listing, from Monday, October 5)<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">1,275 + two balconies<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,599,000<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,254<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">2607<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">1,265<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,700,000<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,344<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">2504<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">1,346<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$2,099,900<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,560<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">2705<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">1,781<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$2,490,000<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,398<\/p>\n<\/td>\n<\/tr>\n<tr>\n<td>\n<p dir=\"ltr\">3202<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">1,452<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$2,889,000<\/p>\n<\/td>\n<td>\n<p dir=\"ltr\">$1,990<\/p>\n<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/div>\n<p>&nbsp;<\/p>\n<p dir=\"ltr\">#1610 1111 Richards St is a 1,275 sq ft three-bedroom with two balconies, priced at $1,599,000. It&#8217;s the lowest-priced 3-bedroom currently offered at 8X, both in total and per sq ft. Contact me for the floor plan or a private showing.<\/p>\n<hr \/>\n<h2 dir=\"ltr\">Who buys 3-bedroom condos in Downtown Vancouver?<\/h2>\n<ul>\n<li dir=\"ltr\" style=\"list-style-type: none;\" aria-level=\"1\">\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><b>Families staying downtown<\/b><span style=\"font-weight: 400;\"> rather than moving to the suburbs. For this reason, parking (75% of 3-bedrooms sold with 2+ stalls) and a park nearby matter.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><b>Westside and North Shore downsizers<\/b><span style=\"font-weight: 400;\"> who want to stay on one level but keep space for family visits and a home office.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><b><\/b><b><\/b><b><\/b><b><\/b><b><\/b><b><\/b><b><\/b><b><\/b><b><\/b><b><\/b><b><\/b><b><\/b><b><\/b><b><\/b><b><\/b><b>Parents buying for university-age children<\/b><span style=\"font-weight: 400;\">, often with a room to rent out.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><b><\/b><b><\/b><b><\/b><b><\/b><b><\/b><b><\/b><b><\/b><b><\/b><b><\/b><b><\/b><b><\/b><b><\/b><b><\/b><b><\/b><b>Buyers who work from home<\/b><span style=\"font-weight: 400;\"> and need a room with a door, plus a guest room.<\/span><\/li>\n<\/ul>\n<\/li>\n<\/ul>\n<hr \/>\n<h2 dir=\"ltr\">For Buyers<\/h2>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><b>You have leverage.<\/b><span style=\"font-weight: 400;\"> With 13.4 months of inventory and 39 of the 59 active 3-bedrooms listed for 60+ days, there&#8217;s room to negotiate, especially on listings that have been sitting.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><b>Consider the small 3-bedroom.<\/b><span style=\"font-weight: 400;\"> Under 1,300 sq ft, it costs about the same per sq ft as a large 2-bedroom ($1,097 vs. $1,112) and gets you a third room.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><b>Budget for the strata fee.<\/b><span style=\"font-weight: 400;\"> The median 3-bedroom fee is $1,116\/month, about $377 more than a typical 2-bedroom.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><b>Well-priced units still move.<\/b><span style=\"font-weight: 400;\"> #2209 at 8X sold over asking in 9 days. After all, a good unit at the right price won&#8217;t wait.<\/span><\/li>\n<\/ul>\n<h2 dir=\"ltr\">For Sellers<\/h2>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><b>Your buyer pool is smaller.<\/b><span style=\"font-weight: 400;\"> Only about 5 three-bedrooms sell each month across all of downtown, so pricing against current competition matters more than pricing against last year&#8217;s peak.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><b>Values have held.<\/b><span style=\"font-weight: 400;\"> 3-bedroom $\/sq ft rose 1.0% while smaller units fell 5\u20137%. As a result, your home has likely held up better than a 1- or 2-bedroom in the same building.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><b>Expect a longer runway.<\/b><span style=\"font-weight: 400;\"> Median days on market rose to 39, and the gap between quick sales and stale listings is wide. For this reason, presentation and a realistic first price decide which group you land in.<\/span><\/li>\n<\/ul>\n<hr \/>\n<h2 dir=\"ltr\">FAQ<\/h2>\n<p><b><\/b><b><\/b><b><\/b><b><\/b><b><\/b><b>How much does a 3-bedroom condo cost in Downtown Vancouver?<\/b><span style=\"font-weight: 400;\"> The median 3-bedroom condo in Yaletown, Downtown and Coal Harbour sold for $2,000,000 between October 2024 and September 2026.<\/span><span style=\"font-weight: 400;\"> In addition, half sold between about $1.5M and $2.8M.<\/span><\/p>\n<p><b><\/b><b><\/b><b><\/b><b><\/b><b><\/b><b>Are 3-bedroom condos rare in Downtown Vancouver?<\/b><span style=\"font-weight: 400;\"> Yes.<\/span><span style=\"font-weight: 400;\"> They make up 5.5% of condo sales, about 1 in 18. Yaletown has the most 3-bedroom sales; in the Downtown sub-area, only 3.1% of sales are 3-bedrooms.<\/span><\/p>\n<p><b><\/b><b><\/b><b><\/b><b><\/b><b><\/b><b>Are 3-bedroom condo prices going up or down?<\/b><span style=\"font-weight: 400;\"> They&#8217;ve held steady.<\/span><span style=\"font-weight: 400;\"> The median 3-bedroom price was flat year over year at $2.0M, while 1-bedrooms fell 5.2% and 2-bedrooms fell 7.3%.<\/span><\/p>\n<p><b>How long does it take to sell a 3-bedroom condo downtown?<\/b><span style=\"font-weight: 400;\"> The median was 33 days over the last two years, rising to 39 days in the most recent 12 months. In Yaletown the median was 28 days; in the Downtown sub-area it was 55.<\/span><\/p>\n<p><b><\/b><b><\/b><b><\/b><b><\/b><b><\/b><b>What are strata fees on a 3-bedroom condo downtown?<\/b><span style=\"font-weight: 400;\"> The median was $1,116 per month, compared with $739 for a 2-bedroom.<\/span><\/p>\n<p><b>Is a small 3-bedroom better value than a large 2-bedroom?<\/b><span style=\"font-weight: 400;\"> Often, yes. Under 1,300 sq ft, 3-bedrooms sold for a median $1,097\/sq ft, compared with $1,112 for 2-bedrooms of 1,100\u20131,300 sq ft. That works out to $450,000 per bedroom versus $660,000.<\/span><\/p>\n<hr \/>\n<h2><strong>Thinking about a 3-bedroom condo in Downtown Vancouver?<\/strong><\/h2>\n<p><span style=\"font-weight: 400;\">I&#8217;ve specialized in Yaletown and downtown Vancouver condos since 2016. Whether you&#8217;re buying, selling, or trying to work out what your 3-bedroom is worth in this market, I&#8217;m happy to walk you through the numbers for your building.<\/span><\/p>\n<p dir=\"ltr\">Yuliya Lys, PREC \u00b7 The Partners Real Estate Call or text 604-500-5838 \u00b7 <a href=\"mailto:yuliya@yuliyalys.com\">yuliya@yuliyalys.com<\/a><\/p>\n<p dir=\"ltr\"><strong>Instagram:<\/strong> <a href=\"https:\/\/www.instagram.com\/yuliyalys.realestate\/\">@yuliyalys.realestate<\/a><\/p>\n<p dir=\"ltr\">Data from Greater Vancouver REALTORS\u00ae MLS\u00ae, believed accurate but not guaranteed. Sold figures cover October 1, 2024 to September 22, 2026. Active listings as of early October 2026.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>A 3-bedroom condo in Downtown Vancouver is one of the hardest homes to find on the peninsula. In fact, over the last two years, only 1 &hellip;<\/p>\n","protected":false},"author":2,"featured_media":470,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[9],"tags":[159,130,84,76,161,160,27],"class_list":["post-469","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-yaletown-updates","tag-3-bedroom-condos","tag-8x-on-the-park","tag-coal-harbour-condos","tag-downtown-vancouver-condos","tag-family-condos","tag-market-data","tag-yaletown-condos"],"aioseo_notices":[],"aioseo_head":"\n\t\t<!-- All in One SEO 5.0.3 - aioseo.com -->\n\t<meta name=\"description\" content=\"What does a 3-bedroom condo in Downtown Vancouver cost? Only 1 in 18 downtown sales is a 3-bed, median $2M. 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