Buying a Presale in North Vancouver: What the Brochure Won't Tell You
The North Shore skyline is changing fast. From the transformation of Moodyville to the sleek towers in Lower Lonsdale, presales are a popular entry point for many of my clients.
But as a finance-trained advisor, I look at presales differently than a developer’s sales team does. While the showroom is designed to sell a lifestyle, the contract is designed to protect the developer. Here is the "plain-English" strategy I use to help my clients evaluate whether a new build is a sound financial move or a risky bet.
1. The "Hidden" Costs: GST and Beyond
The number on the price sheet isn't your final cost. In BC, new builds are subject to 5% GST.
The Strategy: We need to calculate if you qualify for any rebates and factor that 5% into your total mortgage stress test.
Pro Tip: Don’t forget the Property Transfer Tax (PTT). While some first-time buyers are exempt on certain thresholds, many presales in North Vancouver exceed those limits.
2. Assignment Clauses: Your Exit Strategy
Life changes over a three-year build cycle. You might get married, change jobs, or decide to move to the Island.
What to Look For: Does your contract allow for an Assignment (selling the contract before completion)?
The Finance Lens: Many developers charge an assignment fee (usually 1-3%). I help my clients negotiate these terms upfront so you have an "out" if your circumstances shift.
“What to Look For: Does your contract allow for an Assignment (selling the contract before completion)?
The Finance Lens: Many developers charge an assignment fee (usually 1-3%). I help my clients negotiate these terms upfront so you have an “out” if your circumstances shift.”
3. Lower Lonsdale vs. Moodyville: The Value Play
I’m currently tracking two distinct "micro-markets" for new builds:
Lower Lonsdale: High density, premium amenities, and immediate access to the SeaBus. This is a "blue chip" rental market.
Moodyville: A unique experiment in "Passive House" low-rise living. It’s quieter, more family-oriented, and sits right on the Green Necklace trail.
4. The "Strata Health" Forecast
Even though a building is new, the strata starts on day one. I review the Disclosure Statement to look at the projected operating budget. Is the developer low-balling the strata fees to make the units more attractive? If so, expect a significant jump in fees by year three.
5. Why You Need Independent Representation
The friendly person in the sales centre works for the developer. Their job is to get the highest price and best terms for the seller.
My Role: I represent you. My commission is typically paid by the developer, but my loyalty is to your balance sheet. I’ve lived through the cycles on the North Shore, and I know which developers have a track record of quality and which ones have a history of delays.
Is a Presale Right for You?
Presales offer a "forced savings" plan and a brand-new home, but they aren't for everyone. If you want to compare the cost of a 2-year-old resale versus a 3-year-out presale, I can run the numbers for you.
Take the Next Step:
North Van Presale GST Estimator (2026)
Estimate the GST and potential rebates for your new North Shore home.
About Matt Council
Matt Council is a top-performing North Vancouver Realtor and West Van specialist with a background in finance. He moves beyond the sales hype to offer clients a data-driven, pressure-free approach to buying and selling real estate on the North Shore. Whether you are evaluating a presale in Lower Lonsdale or a detached home in Lynn Valley, Matt helps you understand the numbers behind the move.
Thinking of making a move? Let’s run the numbers.