3 Bedroom Apartment for Rent in Vancouver

What we’d expect it to ask

$2,950 / month

8 times in ten the answer lands between $2,195 and $3,926. That is the width of what we actually know, measured against listings this model had never seen — not a margin we chose.

Asking $3,800 is $850 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 28% from quartile to quartile, so the estimate is only as sharp as they are.

What moves that number

The advertisement does not state a floor area, so size is not priced in.

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

Location

13 min on foot to Marine Drive (Canada Line), about 34 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

$3,800 is $195 below the middle of the 460 3-bedrooms we are tracking in Vancouver right now ($3,995). Most of them ask between $3,595 and $3,995.

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 ad does not give a floor area either, so size is not in it.

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?