3 Bedroom Apartment for Rent in Metro Vancouver

What we’d expect it to ask

$4,825 / month

8 times in ten the answer lands between $3,590 and $6,421. That is the width of what we actually know, measured against listings this model had never seen — not a margin we chose.

Asking $6,500 is $1,675 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.

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 85 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.

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:

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