3 Bedroom Apartment for Rent in Vancouver

What we’d expect it to ask

$3,444 / month

8 times in ten the answer lands between $2,562 and $4,583. That is the width of what we actually know, measured against listings this model had never seen — not a margin we chose.

Asking $4,980 is $1,536 above that — further above than the ±13.5% we can put down to our own error. Something about it may justify that; the ad may also simply be ambitious.

Nearby 3-bedrooms disagree with each other by about 49% from quartile to quartile, so the estimate is only as sharp as they are.

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

34 min on foot to Oakridge-41st Avenue (Canada Line), about 37 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

$4,980 is $1,680 above the middle of the 171 3-bedrooms we are tracking in Vancouver right now ($3,300). Most of them ask between $2,784 and $4,250.

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.

The advertisement doesn’t say, and it matters:

• Which way does it face?
• Is parking included or extra?
• Are pets allowed?
• When is it available?