Boulevard (Grand Boulevard), North Vancouver: Homes for Sale, Prices, Schools and Daily Life

On a listing, Boulevard means the houses on and near Grand Boulevard. The boulevard is two roads with a park between them, from East Keith Road up to East 19th Street. East Grand Boulevard carries the buses and the traffic passing through. West Grand Boulevard has one car lane, southbound: the City closed its northbound car lane in June 2020 to make room for a two-way bike lane.

The land rises toward the north. Natural Resources Canada's elevation data gives 95 metres above sea level for the middle of the park at East Keith Road, 126 metres at 13th Street and 147 metres at 19th Street. Canada's Register of Historic Places says many houses that face the boulevard look out to Burrard Inlet, the mountains and downtown Vancouver. On October 11, 2026, 38% of the listing descriptions here mentioned a view.

In our view, Boulevard suits a buyer who wants a detached house on a wide street with old trees, and who is happy to walk or ride a bus to the shops. The area itself is residential. A buyer who wants cafes and a supermarket within a few blocks will find them in Central Lonsdale, to the west.

The boulevard was planned before the houses. The City's Heritage Register says the North Vancouver Land and Improvement Company began clearing land for it in 1906, and that when the work was done the company gave the central strip, 346 feet wide, to the municipality as park land. Canada's Register of Historic Places dates the boulevard to 1908 and gives its size in metric: 105 metres wide and 1.6 kilometres long.

Both registers give the same reason for the width. After the fires that followed the San Francisco earthquake of 1906, the boulevard was laid out as a fire break, a wide open strip that slows a fire moving from one side to the other. The company also wanted wealthy buyers. A house that faced the boulevard had to cost more than $4,000, and each owner signed an agreement, which also applied to later owners, to follow rules for the buildings and gardens.

The houses came in three groups. Large houses were built first, mostly on corner lots, until the local economy collapsed in 1913. Smaller houses of one and a half storeys filled empty lots in the 1920s, and modest bungalows followed the Second World War.

Canada's Register of Historic Places gives July 10, 1995 as the date the City formally recognized Grand Boulevard, and March 28, 2005 as the date of its national listing. The Green Necklace, the City's loop for walking and cycling, was completed through the park in 2016.

Shopping means a trip west. The nearest supermarket on the map, Whole Foods Market, is at 120 East 13th Street, in the first block east of Lonsdale Avenue, and most of the mapped cafes and pharmacies are on or beside Lonsdale too. OpenStreetMap puts Lonsdale Avenue 1.1 kilometres from West Grand Boulevard along East 15th Street. The walk home is uphill: 15th Street is 31 metres higher at the boulevard than at Lonsdale.

Lions Gate Hospital is at 231 East 15th Street, between the boulevard and Lonsdale Avenue, and is part of Vancouver Coastal Health. Two bus routes pass it on 15th Street. In our view, a hospital this close matters most to a household with small children or older parents.

For a pool or an arena, residents leave the area. The new Harry Jerome Community Recreation Centre opened at 130 East 23rd Street on July 25, 2026. On October 11, 2026, the City's project page said the pools were waiting for final approvals and gave no opening date.

East Grand Boulevard is busy at rush hour. The City says the heavy traffic comes from the north and south ends, where cars wait to join other main roads and Highway 1. Its Eastside Connector project includes traffic signals on East Grand Boulevard at 13th and 15th streets and street lights on West Grand Boulevard. The City expected that work to run from May to September 2026.

The park in the middle of the boulevard is lawn, planted trees and flower beds. A winding path runs up the centre and a straight path follows each side. Since June 2020 every path in the park has been for people on foot, and cyclists use the lane on West Grand Boulevard. The City's guide to the route points out rhododendrons that bloom in April and May and a large chess and checkers board between 13th and 15th streets.

The Heritage Register lists two plantings in the park by name: a grove of purple Japanese maples between 18th and 19th streets, and a Katsura tree with several trunks at the north-west corner of Grand Boulevard and 17th Street, whose leaves turn bright yellow in the fall. It adds that the last open section of Moodyville Creek is in the south-east corner of the park.

Ray Perrault Park fills a City block at Moody Avenue and East 13th Street, across the road from the boulevard. The City lists tennis and pickleball courts, a bocce court, a sports field, a playground, a picnic area and accessible washrooms. The park may get bigger. In 2027 the City plans to ask residents how to use more than 1,000 square metres of West Grand Boulevard, between 13th and 15th streets, as new park space.

Loutet Park, east of Sutherland Avenue, has sports fields, baseball diamonds, a playground and Loutet Farm. From the park, the Crosscut Bridge carries walkers and cyclists over Highway 1 to Casano Drive and Rufus Avenue; the City opened it on August 20, 2026. At the north end of the boulevard, the Green Necklace continues along 19th Street and through the forest beside Greenwood Park to 23rd Street.