North Vancouver neighbourhood guide
Mosquito Creek, North Vancouver: Homes for Sale, Prices, Schools and Daily Life
Mosquito Creek is a neighbourhood on the west side of the City of North Vancouver, between Marine Drive and Highway 1, with a wooded creek ravine through its middle. Most homes for sale here are strata townhouses, many built in the 1990s, and detached houses stand beside the ravine. It suits a buyer who wants three bedrooms close to supermarkets, a frequent bus and a forest trail.
For sale now
13
houses, townhouses, duplexes
Asking prices
$875K to $3.20M
Middle asking price
$1.30M
North Vancouver detached benchmark
$2.04M
September 2026, GVR
Mosquito Creek is in the City of North Vancouver. On October 11, 2026, the City's zoning map covered 163 of 177 points we tested on a 100 metre grid around the middle of the area. The other 14 lay on the west edge near Mackay Creek, which the City describes as its boundary with the District. That day 15% of listings filed here named the District, so confirm the municipality on the property tax notice for each home.
What Mosquito Creek is like
Three creeks run south through this part of the City, each in its own strip of forest. Mosquito Creek is in the middle, Mackay Creek is on the west edge and Wagg Creek runs through Mahon Park on the east. Marine Drive crosses the south end and has most of the shops and bus routes, and Highway 1 crosses the north end.
In our experience, the neighbourhood has two parts. Near Marine Drive, townhouse complexes fill streets such as Tobruck Avenue and West 15th, 16th and 17th streets. Farther up the hill, detached houses line Westview Drive, Larson Road and West 20th Street, and some of their back yards end at the top of the ravine.
In our view, Mosquito Creek suits a buyer who wants a townhouse with three bedrooms, a supermarket within a short walk and a bus that comes every six to seven minutes at peak times. The trade-offs are traffic on Marine Drive and shared walls. A buyer who wants a wide yard and a quiet crescent should also look at the house streets of Pemberton Heights and Edgemont.
Live from the MLS® system
Homes for sale in Mosquito Creek
13 houses, townhouses and duplex homes are listed for sale in Mosquito Creek today, checked against the MLS® system within the last hour. Condos and apartments are not shown on this page.
Prices
What a home in Mosquito Creek costs
Two kinds of numbers, kept apart. The dots are asking prices of the homes listed in Mosquito Creek today, counted on this page. The cards are Greater Vancouver REALTORS benchmark prices for all of North Vancouver, which describe a typical home sold anywhere in North Vancouver.
Asking prices today
Each dot is one home for sale. The dark line marks the middle price.
Detached house
$2,042,000
- One year
- down 6.2%
- Ten years
- up 18.7%
North Vancouver benchmark, Greater Vancouver REALTORS, September 2026
Townhouse
$1,230,400
- One year
- down 4.9%
- Ten years
- up 43.2%
North Vancouver benchmark, Greater Vancouver REALTORS, September 2026
All home types
$1,290,400
- One year
- down 3.9%
- Ten years
- up 16.9%
North Vancouver benchmark, Greater Vancouver REALTORS, September 2026
What the homes are like
Townhouses made up 69% of the homes this page listed in Mosquito Creek on October 11, 2026, and detached houses made up the other 31%. Condos are for sale here too, and this page leaves them out. The group of homes listed that day was small, so these shares will change from month to month. Streets with homes listed included Tobruck Avenue, Westview Drive, Edgemont Boulevard and West 14th, 15th, 16th, 17th and 20th streets.
The townhouses come mostly from one period. Homes built in the 1990s were the largest group that day, at 38% of all listings, and the middle townhouse dated from 1991 and had three bedrooms and 1,472 square feet of floor space. The houses were older and larger: their middle year built fell in the 1960s, their middle floor area was more than 2,800 square feet, and the middle home had four or five bedrooms. Homes from before 1960 and homes from the 2010s each made up 15% of the listings.
A townhouse here is a strata home. You own your unit, and you share the land, the roofs, the driveways and the gardens with the other owners. A monthly fee pays for upkeep and insurance of the shared parts. BC requires a strata with five or more homes to get a depreciation report every five years, and owners can no longer vote to delay it. In our experience, in a complex from the 1990s the questions to ask are when the roofs, decks and outside walls were last renewed and how the owners will pay for the next repairs.
That day 38% of listings mentioned a view. Among the houses, one in four listings stated an unauthorized suite, one in four said the house had no suite and the others left the line blank.
When the homes were built
Year built of the 13 listings that state it.
- Before 19602
- 1970s1
- 1980s2
- 1990s5
- 2000s1
- 2010s2
Bedrooms
Bedrooms in the 13 listings that state it.
- 1 or 23
- 36
- 42
- 51
- 6 or more1
The homes listed today have been on the market for 27 days at the middle, counted from each listing date to today. That is how long they have waited so far, which is a different number from how long homes take to sell.
Mosquito Creek on the map
- Home for sale
- Public school
- Park
History
How Mosquito Creek grew
The City of North Vancouver states that it is on the traditional territories of the Squamish and Tsleil-Waututh Nations. Squamish Nation land lies south of this neighbourhood, at the waterfront. The City's guide to the Spirit Trail says the path enters the Squamish Nation at Bewicke Avenue and continues beside the water through the Nation's Mosquito Creek Marina.
British Columbia's geographical names office adopted the name Mosquito Creek on December 7, 1937, and its record has no note on who chose the name. Several nearby names come from one English family. The North Shore Heritage Preservation Society writes that Fell Avenue is named after James Pemberton Fell, who managed the Lonsdale Estates land company in North Vancouver. Heywood Park has another of the family's names. Hamilton Heights, above that park, is named after Mabel Hamilton, who was married to the company's owner and never came to North Vancouver.
A streetcar once crossed the west side. The historian Daniel Francis writes that the western line was ready for passengers in 1911 and crossed MacKay Creek on a wooden trestle 98 feet high. By the middle of the Second World War the trestle had become unsafe, so that part of the line closed and a bus replaced it.
Based on the listings of October 11, 2026, most townhouses here were built in the 1980s and 1990s. The City finished a new Marine Drive bridge over the creek in fall 2021, with a bus lane and a cycling lane in each direction and a path under the road. On December 8, 2025, council adopted a new zone for house lots, the Ground Oriented Zone. On September 7, 2026, TransLink extended the R2 RapidBus on Marine Drive as far as Metrotown.
Daily life
Daily life in Mosquito Creek
Groceries are close. The map on this page shows Choices Markets and Save-On-Foods as the two nearest supermarkets, both a short walk from the middle of the area, with Safeway and Kin's Farm Market farther along. TransLink names Capilano Mall, on Marine Drive, among the main places its R2 bus serves. The nearest cafe on the map is Vomero Coffee House.
Some services are a bus ride away. The closest public library on the map is the North Vancouver City Library in Central Lonsdale, and Lions Gate Hospital is in the same part of the City. For sports, the map lists the North Vancouver Tennis Centre and the fields at Mahon Park on the east side.
In our experience, homes near Marine Drive hear traffic through the day, and the streets beside the ravines are quiet at night. Visit a home at 5 p.m. on a weekday and again after dark before you decide.
Grocery stores
- Choices Markets450 m
- Save-On-Foods460 m
- The Cheese Man740 m
- Safeway950 m
- Kin's Farm Market1.0 km
Cafes
- Vomero Coffee House400 m
- Bisou Bake House920 m
- The Corner Stone Bistro960 m
- Douce Diner1000 m
- Bean Around The World Coffees1.0 km
Libraries and rec centres
- Mahon Sport Court710 m
- Fen Burdett Artificial Turf Field850 m
- North Vancouver Tennis Centre900 m
- Confederation Field930 m
How far it is
- Downtown Vancouver (Waterfront Station)4.5 km
- Lonsdale Quay and the SeaBus1.8 km
- Lions Gate Hospital2.0 km
- Park Royal shopping centre3.2 km
Places from OpenStreetMap, read October 10, 2026. Distances are in a straight line from the middle of the area, so the trip by road is longer.
Outdoors
The creek trail, Mahon Park and Heywood Park
Mosquito Creek Park follows the creek through the middle of the neighbourhood, and a trail runs through it under tall trees. The City's section of the Trans Canada Trail, registered in 1999, uses this trail. From Marine Drive the route turns north on Mosquito Creek Lane, passes West 15th Street, goes through the park and continues through William Griffin Park into the District.
At the south end, a path under the Marine Drive bridge links the creek trail to the Spirit Trail on the waterfront. Heavy rain in late 2021 moved sediment down the creek, and the path closed more often than the City had planned. The City then added gates, warning lights and a system that measures the flow. It now says the path is open at all times except during high water, so follow the detour signs after a storm.
Mahon Park borders the east side along Jones Avenue. The City's park page lists grass and artificial turf fields, basketball and beach volleyball courts, pickleball courts, a skateboard plaza, a spray park and an area where dogs may run off leash there. On the west side, the City's map shows Heywood Park and Hyak Park along Mackay Creek. The City says coho salmon, cutthroat trout and steelhead trout live in Mosquito Creek and the smaller creeks that join it, and that Mackay Creek supports the same three fish.
Schools
Schools in and near Mosquito Creek
Mosquito Creek is in the North Vancouver School District. Westview Elementary, at 641 West 17th Street, is inside the neighbourhood. Carson Graham Secondary on Jones Avenue, at the north end of Mahon Park, is the nearest public high school. The district places Westview in the Carson Graham family of schools, together with Capilano, Norgate, Larson, Queen Mary, Braemar and Carisbrooke elementary schools.
For French immersion, the closest program is early immersion at Larson Elementary on Larson Road, according to the province's school data. The district lists Larson's immersion students as moving on to Argyle Secondary, which is a different high school from Carson Graham. Ask the district how a child would travel to Argyle from this side of the City before you choose that program.
The map shows three independent schools nearby: St. Thomas Aquinas, a high school on West Keith Road, St. Edmund's, an elementary school on Mahon Avenue, and Bodwell High School on Harbourside Drive. André-Piolat on West Kings Road is a public school of the province's French-language school district. A catchment depends on the address, so enter every home you like in the district's school locator before you make an offer.
| School | Type | French programs | Distance |
|---|---|---|---|
Westview Elementary 641 17th St W, North Vancouver, BC | Public, elementary | None listed | 360 m |
Capilano Elementary 1230 20th St W, North Vancouver, BC | Public, elementary | None listed | 1.1 km |
Norgate Community Elementary 1295 Sowden St, North Vancouver, BC | Public, elementary | None listed | 1.2 km |
Larson Elementary 2605 Larson Rd, North Vancouver, BC | Public, elementary | Early immersion | 1.2 km |
Carson Graham Secondary 2145 Jones Ave, North Vancouver, BC | Public, secondary | None listed | 980 m |
Mountainside Secondary 3365 Mahon Ave, North Vancouver, BC | Public, secondary | None listed | 2.0 km |
St. Thomas Aquinas 541 Keith Rd W, North Vancouver, BC | Independent, secondary | None listed | 810 m |
St. Edmund's 535 Mahon Ave, North Vancouver, BC | Independent, elementary | None listed | 1.1 km |
Bodwell High School 955 Harbourside Drive, North Vancouver, BC | Independent, secondary | None listed | 1.2 km |
Andre-Piolat 380 Kings Rd W, North Vancouver, BC | Public, elementary-secondary | Francophone | 1.9 km |
Your address decides your assigned school, which can differ from the closest one. Check any address with the North Vancouver School District school locator. School list from the BC Ministry of Education, updated October 8, 2026.
Getting around
Getting around
Marine Drive is the main road. It leads west to the Lions Gate Bridge and Park Royal and east to Lower Lonsdale, and Westview Drive leads north to Highway 1. In our experience, people who drive downtown use the Lions Gate Bridge, and the line of cars at the bridge decides how long the trip takes at rush hour.
The R2 RapidBus stops on Marine Drive at Bewicke Avenue and at Hamilton Avenue. Since September 7, 2026 it has run between Park Royal and Metrotown Station, with a bus every six to seven minutes at peak times. TransLink's schedule for September 7, 2026 to January 3, 2027 allows 8 to 14 minutes from Bewicke Avenue to Park Royal and 4 to 8 minutes to Lonsdale Quay, where the SeaBus leaves for downtown. For weekday buses that leave between 7 and 9 a.m., it allows 43 to 58 minutes to Metrotown Station.
The 240 runs along Marine Drive and over the Lions Gate Bridge to West Georgia Street. The same schedule allows 21 to 26 minutes from Marine Drive at Fell Avenue to West Georgia at Burrard Street for weekday buses that leave between 7 and 9 a.m., and 25 to 27 minutes back for buses that leave Burrard Street between 4 and 6 p.m. The 249 passes Westview Drive at West 20th Street and reaches Lonsdale Quay 7 to 13 minutes later. The table on this page counts the weekday trips on every route.
Routes that stop in Mosquito Creek
Trips on a regular weekday that stop at one of the 26 stops inside the area, from TransLink's published schedule valid to January 3, 2027.
- R2Marine-Willingdon283 trips
- 240Lynn Valley/Downtown188 trips
- 255Dundarave/Capilano University101 trips
- 249Lonsdale Quay/Delbrook95 trips
- 236Grouse Mountain/Lonsdale Quay77 trips
- 241Upper Lonsdale/Downtown25 trips
- 231Harbourside/Lonsdale Quay10 trips
- N24Downtown/Lynn Valley9 trips
Before you buy
Things to check in Mosquito Creek
Lots on the east bank of the ravine
In 2006 and 2007 the City studied landslide risk on the east bank of the Mosquito Creek ravine, from West 17th Street north to Highway 1. The study covered 27 private properties on Bewicke Avenue, Westview Drive and West 17th, 18th, 19th, 22nd and 23rd streets. The City's summary of May 24, 2007 says the ravine had small slides in the decades before, that no slide had damaged a home by that date, and that the report rated nine homes at high risk or above. The City now posts final risk assessments for six properties where repair work was done. If a home backs onto the ravine, ask the City's engineering staff whether it was in the study.
Building beside a creek
The City's Streamside Protection permit area covers land within 15 metres of the top of a creek bank or within 10 metres of the top of a ravine bank. An owner there needs a development permit before building, paving, or removing soil, plants or trees. On October 11, 2026, 64 of the 177 grid points we tested here were inside the streamside areas on the City's map: 42 in parks and 22 on other land. Ask the City whether a lot is inside before you plan a deck or a garage.
Flooding and the ground near Marine Drive
The City says its creeks flood most often in the fall, with heavy rain or melting snow, and that high tides with storm waves can flood low ground beside Burrard Inlet. After a study dated October 14, 2014, the City set a coastal flood construction level of 4.5 metres and revised its flood hazard map. The City's public map also has a layer named Potential Hazard Lands Development Permit. It held 93 of the 177 points we tested on October 11, 2026, along the three creeks and on the ground around and south of Marine Drive. Ask the City's planning staff what that layer requires for the address you want.
Strata papers
Before you make an offer on a townhouse, ask for the Form B Information Certificate. The province says a strata must provide it within 7 days of a request, for at most $35 plus up to 25 cents a page. It states the monthly fee, any approved special levy, the balance of the savings fund and any court or tribunal case, with the current budget and the most recent depreciation report attached. Read two years of meeting minutes with it.
Suites in houses
The City has allowed a secondary suite in every single-family house since 1993, if the owner lives on the property. On October 11, 2026, one in four house listings here stated an unauthorized suite, which means the City has not approved it. The City's suite page also says its rules do not cover lots in the Ground Oriented Zone adopted on December 8, 2025. Ask the City which rules apply to the address and what its file shows before you rely on rent.
The title line on each listing
Squamish Nation land lies south of the neighbourhood, at the waterfront around the Mosquito Creek Marina. We found no source that places a house or townhouse complex in the Mosquito Creek MLS® area on leased Nation land. Every listing states its kind of title. If one says leasehold, ask a lawyer to explain the lease, its end date and how lenders treat it before you make an offer.
Buying
Buying a home in Mosquito Creek
Choose between a townhouse and a house first, because each one needs different checks here. With a townhouse you join a strata that, in most cases, was built in the 1980s or 1990s, and its records tell you as much as the unit does. With a house you often buy a lot beside a ravine, where the City's studies and permit areas apply.
For a townhouse, read the depreciation report and the minutes for the roofs, decks, outside walls and drains. For a house on Westview Drive or Bewicke Avenue, ask the City whether the lot was part of the east bank study. For any home beside a creek or south of Marine Drive, ask the seller about past water in the home. The price dots on this page show today's asking prices.
Gary Paul works with buyers across North Vancouver. Send the form on this page with your budget, the number of bedrooms you need and whether you prefer a townhouse or a house. He will reply with the Mosquito Creek homes that fit and arrange showings.
Selling
Selling a home in Mosquito Creek
A buyer who visits your Mosquito Creek home has usually studied the other homes on this page. In our experience, the same buyer often tours townhouses in Lower Lonsdale and Central Lonsdale in the same weeks. The cards on this page show the homes listed here today and the range of their asking prices.
In our experience, three things decide the price of a townhouse here: the condition of the complex as its depreciation report describes it, the monthly fee together with any special levy the owners have approved, and how much road noise reaches the unit. Order the Form B and collect two years of minutes before you list. For a house on the ravine, have the City's risk assessment or your engineer's letter ready.
Real estate board rules keep sold prices off public pages like this one. Gary Paul can show you recent Mosquito Creek sales in a private price review and suggest a list price. Ask for one with the form on this page.
Houses listed
4
$1.85M to $3.20M
Townhouses listed
9
$875K to $1.90M
Our view
Who buys in Mosquito Creek
In our experience, the most common buyer of a Mosquito Creek townhouse is a couple or a young family moving out of a condo in Lower Lonsdale or downtown Vancouver. They want three bedrooms and a garage, and they plan to keep taking the bus or the SeaBus to work.
A second group, in our experience, is owners of larger North Shore houses who want less upkeep and a walk to the supermarket. A third is families who buy the houses for a yard near Westview Elementary and Carson Graham Secondary, some of them with grandparents in the same home.
Mosquito Creek and the areas next to it
Homes listed for sale today, counted on this page.
| Area | For sale | Middle asking price | Houses, middle price |
|---|---|---|---|
| Mosquito Creek | 13 | $1.30M | $2.20M |
| Central Lonsdale | 52 | $1.80M | $2.58M |
| Pemberton Heights | 8 | $2.35M | $2.35M |
| Harbourside | 2 | $1.71M | not stated |
| Norgate | 8 | $1.40M | $1.50M |
| Edgemont | 19 | $2.20M | $2.79M |
Questions about Mosquito Creek
Is Mosquito Creek in the City or the District of North Vancouver?
Mosquito Creek is in the City of North Vancouver. The City describes Mackay Creek, on the west edge, as its boundary with the District. On October 11, 2026, 15% of listings filed under Mosquito Creek named the District, so check the property tax notice for each home.
What kind of homes are for sale in Mosquito Creek?
Most are strata townhouses. On October 11, 2026, townhouses made up 69% of the homes this page listed and detached houses made up 31%. The largest group was built in the 1990s. Condos are also sold here, and this page leaves them out.
How much does a townhouse in Mosquito Creek cost?
The price dots on this page mark the asking price of every townhouse and house listed in Mosquito Creek today, with the middle price for each kind. For a wider comparison, the page shows the Greater Vancouver REALTORS benchmark price for a detached house in North Vancouver.
Which schools serve Mosquito Creek?
Westview Elementary on West 17th Street is inside the neighbourhood, and Carson Graham Secondary on Jones Avenue is the nearest public high school. The North Vancouver School District groups the two in one family of schools. Check each address in the district's school locator.
How long is the bus ride from Mosquito Creek to downtown Vancouver?
TransLink's schedule for September 7, 2026 to January 3, 2027 allows the 240 bus 21 to 26 minutes from Marine Drive at Fell Avenue to West Georgia at Burrard Street on weekdays between 7 and 9 a.m. The trip back between 4 and 6 p.m. takes 25 to 27 minutes.
What is the R2 RapidBus and where does it go?
The R2 is a TransLink RapidBus route, a frequent bus with few stops. It stops on Marine Drive at Bewicke Avenue and at Hamilton Avenue and runs between Park Royal and Metrotown Station by way of Lonsdale Quay and Phibbs Exchange. TransLink extended it to Metrotown on September 7, 2026.
Is Mosquito Creek good for families?
In our view, yes, for a family that is happy in a townhouse. An elementary school is inside the neighbourhood, a forest trail follows the creek, and Mahon Park has fields, courts and a spray park. Yards are small in the townhouse complexes, and Marine Drive is a busy road.
Is there a landslide risk beside the Mosquito Creek ravine?
On some lots, yes. The City studied 27 private properties on the east bank of the ravine in 2006 and 2007, between West 17th Street and Highway 1, and the report rated nine homes at high risk or above. Ask the City whether an address was in the study and what work was done.
Does Mosquito Creek flood?
The City of North Vancouver says its creeks flood most often in the fall, with heavy rain or melting snow. After heavy rain in late 2021 the path under the Marine Drive bridge closed more often than the City expected. Ask the City about the flood hazard map for any address.
What should I check before buying a townhouse in Mosquito Creek?
Ask for the Form B Information Certificate, the most recent depreciation report and two years of strata meeting minutes. A strata with five or more homes must get a depreciation report every five years. Look for the age of the roofs, decks and outside walls and for any special levy.
Where does the name Mosquito Creek come from?
The neighbourhood takes its name from the creek that runs through it. British Columbia's geographical names office adopted the creek's name on December 7, 1937, and its record has no note on who first used it or why.
How do I find out what my Mosquito Creek home is worth?
Send the form on this page and ask for a price review. Gary Paul will compare your home with recent Mosquito Creek sales and with the homes listed now, and explain a list price to you in private.
Who should I talk to about buying or selling in Mosquito Creek?
Gary Paul, REALTOR®, Personal Real Estate Corporation, with Grand Central Realty, works with buyers and sellers across North Vancouver for MultiLiving. Send the form on this page or phone him at 778-828-7476.
Sources
Written content checked October 11, 2026. Listing numbers counted from the MLS® system on October 12, 2026.
- Mosquito Creek Ravine Assessment, City of North Vancouver. Read October 11, 2026.
- Mosquito Creek Ravine: FAQs (May 24, 2007), City of North Vancouver, Engineering, Parks and Environment Department. Read October 11, 2026.
- Flood Hazards, City of North Vancouver. Read October 11, 2026.
- Streamside Development Permit Areas (permit area, fish in the City's creeks), City of North Vancouver. Read October 11, 2026.
- Public map service CityMap_Ext (zoning, parks, trails, streams, streamside and hazard land layers), City of North Vancouver. Read October 11, 2026.
- Mosquito Creek Bridge Replacement, City of North Vancouver. Read October 11, 2026.
- Trans Canada Trail, City of North Vancouver. Read October 11, 2026.
- North Shore Spirit Trail, City of North Vancouver. Read October 11, 2026.
- Parks in the City (Mahon Park), City of North Vancouver. Read October 11, 2026.
- Secondary Suites, City of North Vancouver. Read October 11, 2026.
- Mosquito Creek (name record 7273), BC Geographical Names Office, Government of British Columbia. Read October 11, 2026.
- Street names in North Vancouver, North Shore Heritage Preservation Society. Read October 11, 2026.
- Riding the Rails (April 3, 2023), Daniel Francis. Read October 11, 2026.
- R2 RapidBus launches between Phibbs Exchange and Metrotown three months early and under budget (news release, September 3, 2026), TransLink. Read October 11, 2026.
- TransLink schedule data (GTFS), in effect September 7, 2026 to January 3, 2027, TransLink. Read October 11, 2026.
- Families of Schools (feeder schools), North Vancouver School District. Read October 11, 2026.
- Strata depreciation report requirements, Government of British Columbia. Read October 11, 2026.
- Form B: Information Certificate, Government of British Columbia. Read October 11, 2026.
- MLS® Home Price Index, September 2026 stats package, Greater Vancouver REALTORS. Read October 9, 2026.
- K-12 school locations (school names, addresses and programs), BC Ministry of Education and Child Care, through the BC Data Catalogue. Read October 9, 2026.
- Places, parks and shops, OpenStreetMap contributors (Open Database License). Read October 9, 2026.
- Bus, SeaBus and train schedules (GTFS feed 26SEP_20261009), TransLink. Read October 9, 2026.
General information only. The prices, benchmarks, strata rules, tax and fee figures, lease terms, permit rules and school details on this page are based on the sources and dates listed above. They are not financial, mortgage, tax or legal advice, and not a guarantee of any outcome. Prices, tax rates, fees, municipal rules and school catchments change. Before you buy or sell, confirm each one with its source and speak with a licensed REALTOR®, a mortgage broker and a real estate lawyer.