4 Bedroom Apartment for Rent in North Vancouver

What we’d expect it to ask

$7,461 / month

8 times in ten the answer lands between $5,551 and $9,928. That is the width of what we actually know, measured against listings this model had never seen — not a margin we chose.

Asking $12,000 is $4,539 above that — further above than the ±13.3% we can put down to our own error. Something about it may justify that; the ad may also simply be ambitious.

Thin or scattered comparables, so this is our roughest tier. Treat it as a bearing, not a valuation.

What moves that number

Each line is the difference this one thing makes, holding everything else where it is. They do not add up to the rent.

Location

No SkyTrain station within walking distance, about 65 min to Waterfront.

Scored from the map pin alone — rapid transit, town centres and parks, in straight lines. It knows nothing about the street, the hill, the building or the neighbours, and buses and the SeaBus are not in it, so places served by those score lower here than they deserve.

Against the ones next to it

$12,000 is $5,950 above the middle of the 34 4-bedrooms we are tracking in North Vancouver right now ($6,050). Most of them ask between $5,000 and $6,971.

A straight count of asking prices in the area, with nothing adjusted for — unlike the estimate above, it does not care that this one is bigger or closer to a station.

What the estimate cannot see

Floor, view, condition, noise and everything inside the walls are missing from all but a handful of the advertisements we index, so none of them are priced in above. Two identical floor plans, one renovated and one not, get the same estimate from us.

This one is unusually forthcoming. It does state:

Worth reading — but too rare across the feed for us to put a number on.