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Vancouver’s luxury real estate market is experiencing a dramatic shift — and the consequences are now hitting some of the city’s biggest developers. For more than a decade, Vancouver’s real estate boom created one of the most profitable development environments in North America. Luxury condo towers sold out in days, pre-sale prices surged above $2,000 per square foot, and developers generated billions through rising land values and investor demand. But today the reality looks very different. Luxury condos in Vancouver are now selling at massive losses, in some cases more than $1 million below their original pre-sale prices. Buildings that once symbolized the peak of Vancouver luxury living are now facing slow sales, unsold units, and investors trying to exit their positions. In this video, we examine a recent lawsuit involving one of Vancouver’s largest developers, Westbank, and a former executive. Court documents and text messages filed as part of the case reveal rare insights into the financial pressures facing several major development projects. These messages discuss the struggles surrounding multiple high-profile developments, including: • Butterfly – a luxury tower where resale units remain unsold even with sellers accepting million-dollar losses • Alberni by Kengo Kuma – where some owners have reportedly sold condos for hundreds of thousands below pre-sale prices • Oakridge Park – a massive redevelopment project facing construction delays and uncertain market conditions • Sen̓áḵw – a large development near Burrard Bridge where Westbank reportedly sold its stake at a steep discount We also look at the recent Auditor General report on Vancouver House, which raised serious questions about how community amenity contributions were negotiated and delivered as part of the project. Together, these examples paint a picture of a market that has changed dramatically from the boom years. When luxury condos stop appreciating and buyers start taking huge losses, the financial pressure spreads throughout the entire system — from investors to developers to future projects. And if one of Vancouver’s largest and most established developers is facing challenges, it raises an important question: How are smaller developers coping in this new market environment? In this video we break down what’s happening behind the scenes in Vancouver’s luxury real estate market and why the development model that powered the city’s housing boom may no longer be working the way it once did. Get in touch: BOOK AN APPOINTMENT: https://calendly.com/olegrealestate/30min Email: ogalyuk@gmail.com Website: https://www.myvancouverproperty.ca Royal Pacific Realty 📌 Download my FREE First-Time Home Buyer Guide: https://myvancouverproperty.ca/guide 📊 Topics covered in this video: • Vancouver luxury condo market slowdown • Westbank lawsuit and developer financial pressures • Massive losses on Vancouver pre-sale condos • Butterfly tower resale market problems • Alberni luxury condo losses • Oakridge Park delays and risks • Sen̓áḵw project stake sale • Vancouver House auditor general report • Why Vancouver’s development model may be changing If you follow the Vancouver real estate market, subscribe for weekly analysis covering housing trends, condo markets, pre-sale developments, and major shifts in Canada’s most expensive housing market. 👍 If you found this video helpful, please like and subscribe — it helps the channel reach more people interested in Vancouver housing and real estate analysis. RELATED VIDEOS: ▶️ Vancouver Developers Are on Life Support - Near ZERO New Home Sales → https://youtu.be/3ZnSlLki6DM ▶️ The Downfall of Downtown Vancouver: Why Buyers Are Walking Away → https://youtu.be/4YQT-00OKno ▶️ INSANE Losses: Vancouver Buyers Are Losing $300,000+ on New Condos → https://youtu.be/P3iAIStvv5I ▶️ Vancouver Luxury Market Collapse: How Millionaires are going broke → https://youtu.be/XwUqXmOEdyo?si=csIB3NcxE1PTt7uG ARTICLE LINKS: https://www.cbc.ca/news/canada/british-columbia/vancouver-westbank-lawsuit-mabberley-9.7103544 https://thetyee.ca/Opinion/2026/02/24/Vancouver-House-Tower-Empty-Promises/ #realestatenews #vancouverrealestate #vancouvercondos #realestateinvestingcanada #housingmarket condomarket #vancouverhousingcrisis #vancouvercondos #canada
Millions in Losses: Inside Vancouver’s Luxury Developer Crisis
Vancouver’s pre-sale condo market has already slowed dramatically — but there’s a hidden crash happening behind the scenes that most official statistics don’t show. Get in touch: BOOK AN APPOINTMENT: https://calendly.com/olegrealestate/30min Email: ogalyuk@gmail.com Website: https://www.myvancouverproperty.ca Royal Pacific Realty In this video, we break down what’s happening in Vancouver’s assignment market, where buyers are attempting to sell (assign) their pre-construction condo contracts before completion — and in many cases taking massive losses. Some investors are reportedly down $100,000, $300,000, even $500,000+ on units they haven’t even taken possession of yet. Why aren’t these losses reflected in official MLS data? Why are assignment listings exploding in areas like Burquitlam and Surrey Central? And could this wave of distressed assignments trigger legal disputes between buyers, sellers, and developers? We cover: • What assignment sales are and how they work • Why Vancouver’s assignment market boomed in 2021–2022 • How rising interest rates and falling condo prices changed everything • Why many pre-sale buyers are now cash-flow negative • The hidden risks of assigning a pre-construction condo • Why original buyers are still “on the hook” even after assigning • A real-world example of how a $500K pre-sale can turn into a legal nightmare • Why 2026 completions could create serious legal battles Many investors entered the pre-sale condo market during ultra-low interest rates expecting appreciation and easy assignment profits. But with Vancouver condo prices declining, rents softening, and mortgage qualification tightening, the assignment exit strategy is breaking down. And because most assignment transactions are not publicly listed on MLS, the true scale of these losses is not reflected in standard Vancouver real estate statistics. If you follow Vancouver real estate, pre-sale condos, condo investing, or the BC housing market, this is a critical development to understand. Subscribe for ongoing Vancouver real estate market updates, assignment trends, condo market analysis, and pre-sale industry insights. If you're buying or selling real estate in Greater Vancouver and need guidance in this shifting market, feel free to reach out — contact information is below. 📌 Download my FREE First-Time Home Buyer Guide: https://myvancouverproperty.ca/guide RELATED VIDEOS: ▶️ INSANE Losses: Vancouver Buyers Are Losing $300,000+ on New Condos → https://youtu.be/P3iAIStvv5I ▶️ Vancouver Luxury Market Collapse: How Millionaires are going broke → https://youtu.be/XwUqXmOEdyo?si=csIB3NcxE1PTt7uG ▶️ Vancouver Developers PANIC: $93M Foreclosure & Empty Condos → https://youtu.be/NnXzHi8vWAo #VancouverRealEstate #VancouverCondos #PresaleCondos #realestatenews #AssignmentSales #VancouverHousingMarket #RealEstateInvesting #VancouverMarketUpdate
Buyers Are Losing $500K+ in Vancouver’s Assignment Market
Vancouver just experienced one of the weakest real estate years on record. Sales have collapsed, inventory is near historic highs, rental rates are falling, and buyers are waiting on the sidelines. So the big question is: why isn’t the Vancouver real estate market recovering? In this video, I break down the real reasons Vancouver’s housing market isn’t bouncing back — and what actually needs to happen before we see a true recovery. We’ll cover: • Why elevated inventory levels (38% above the 10-year seasonal average) are preventing a rebound • The impact of slower population growth and immigration adjustments • Falling Vancouver rental rates and what that means for investors • Why pre-sale condos and investor demand have stalled • The psychology shift from “buy before you’re priced out” to “wait for lower prices” • Why prices dropping doesn’t automatically mean homes are affordable • How current mortgage rates are still restrictive despite recent cuts • The freeze effect: why sellers can’t sell — and therefore can’t buy • What a realistic Vancouver housing market recovery could actually look like For years, Vancouver real estate was driven by strong immigration, investor demand, and fear of missing out. Today, all three of those demand engines are weaker. At the same time, supply remains elevated, and broader Canadian economic uncertainty is weighing on buyer confidence. This is not just a normal seasonal slowdown. Structural forces are keeping the market from rebounding — and understanding them is critical whether you’re buying, selling, investing, or simply watching the market. If you live in Greater Vancouver and are thinking about buying or selling, reach out using the contact information below. I’m happy to help you navigate today’s market conditions. Subscribe for regular Vancouver real estate market updates, housing data breakdowns, and analysis of what’s happening in 2026 and beyond. Get in touch: BOOK AN APPOINTMENT: https://calendly.com/olegrealestate/30min Email: ogalyuk@gmail.com Website: https://www.myvancouverproperty.ca Royal Pacific Realty 📌 Download my FREE First-Time Home Buyer Guide: https://myvancouverproperty.ca/guide RELATED VIDEOS: ▶️ Major Vancouver Market SHIFT | February 2026 Update → https://youtu.be/_clFyzNKcAM ▶️ Vancouver Developers Are on Life Support - Near ZERO New Home Sales → https://youtu.be/3ZnSlLki6DM ▶️ The Downfall of Downtown Vancouver: Why Buyers Are Walking Away → https://youtu.be/4YQT-00OKno ▶️ INSANE Losses: Vancouver Buyers Are Losing $300,000+ on New Condos → https://youtu.be/P3iAIStvv5I ▶️ Vancouver Luxury Market Collapse: How Millionaires are going broke → https://youtu.be/XwUqXmOEdyo?si=csIB3NcxE1PTt7uG #vancouverrealestate #vancouverhousing #vancouvercondos #realestatenews #realestateinvestingcanada #housingmarket #condomarket #vancouverhousingcrisis #canada
The Real Reason Vancouver's Real Estate Market Isn’t Recovering
Vancouver Real Estate Has Entered a NEW Phase | January 2026 Market Update The Vancouver real estate market has entered a new phase — and this is not just a temporary slowdown. Even the Greater Vancouver Real Estate Board is now calling the current market a “new normal”, something they rarely do. In this January 2026 Metro Vancouver real estate market update, I break down the latest sales, inventory, pricing, and rental data using custom graphs to show what’s really happening beneath the surface. 📊 January 2026 Metro Vancouver Highlights: Home sales down nearly 29% year-over-year Sales 31% below the 10-year seasonal average Active listings up 38% above the 10-year average Nearly 11 months of inventory Detached prices down ~$150,000 Townhouse prices down ~$100,000 Condo prices stagnating near 2018 levels Vancouver rents down 7.5% year-over-year This video breaks down: Why January 2026 is one of the weakest markets in over a decade How rising inventory and falling sales are reshaping the market Why condos are breaking the “10-year rule” many buyers rely on What falling rents mean for investors and landlords Why the Bank of Canada holding rates may prolong this market phase What buyers and sellers need to understand in this new market reality This isn’t a crash — but it’s also not a normal cycle. The rules are changing, and understanding these shifts is critical if you’re buying, selling, or investing in Vancouver real estate in 2026. Get in touch: BOOK AN APPOINTMENT: https://calendly.com/olegrealestate/30min Email: ogalyuk@gmail.com Website: https://www.myvancouverproperty.ca Royal Pacific Realty 📌 Download my FREE First-Time Home Buyer Guide: https://myvancouverproperty.ca/guide RELATED VIDEOS: ▶️ Vancouver Developers Are on Life Support - Near ZERO New Home Sales → https://youtu.be/3ZnSlLki6DM ▶️ The Downfall of Downtown Vancouver: Why Buyers Are Walking Away → https://youtu.be/4YQT-00OKno ▶️ INSANE Losses: Vancouver Buyers Are Losing $300,000+ on New Condos → https://youtu.be/P3iAIStvv5I ▶️ Vancouver Luxury Market Collapse: How Millionaires are going broke → https://youtu.be/XwUqXmOEdyo?si=csIB3NcxE1PTt7uG #vancouverrealestate #vancouverhousing #realestatenews #vancouvercondos #realestateinvestingcanada #housingmarket condomarket #vancouverhousingcrisis #vancouvercondos #canada
Major Vancouver Market SHIFT | February 2026 Update
Vancouver Developers Are on Life Support — Near ZERO New Home Sales Something fundamental has broken in Vancouver’s pre-sale condo market — and this is not a normal slowdown. In this video, I break down why Vancouver developers are now effectively on life support, as new home sales collapse to levels not seen in decades. Using the latest data from Toronto and Vancouver, we’re seeing near-zero condo sales, record unsold inventory, and a pre-sale system that no longer works the way it used to. In December alone, only 87 new condos sold in Toronto, the slowest December in 30 years. 2025 was the worst year for new home sales since 1981 — even worse than the 1990s housing crash. Vancouver isn’t far behind, with developers now sitting on over 5,000 unsold pre-sale units, despite having less than half the population of Toronto. In this video, we cover: Why the pre-sale condo model has collapsed How developers became over-reliant on investors Why small, investor-focused units stopped working Why developers can’t just stop building, even in a crash The massive shift toward rental buildings Hotel conversions and commercial real estate pivots Off-campus student housing and detached home projects Construction layoffs and a looming slowdown Why today’s oversupply could lead to a future housing shortage How the pre-sale industry may be permanently changing Developers are now pivoting away from quick pre-sale profits toward long-term rental income, hotel projects, and alternative housing strategies — but this comes with serious risks. Rents are already falling, population growth has stalled, and construction layoffs are accelerating across Canada. This is not just a temporary correction. This is a structural reset of Vancouver’s new construction market — and it will have major consequences for buyers, investors, developers, and the broader economy. If you’re trying to understand what happens next for Vancouver real estate, pre-sale condos, and housing supply over the next 5–10 years, this video breaks it all down. Get in touch: BOOK AN APPOINTMENT: https://calendly.com/olegrealestate/30min Email: ogalyuk@gmail.com Website: https://www.myvancouverproperty.ca Royal Pacific Realty 📌 Download my FREE First-Time Home Buyer Guide: https://myvancouverproperty.ca/guide RELATED VIDEOS: ▶️ The Downfall of Downtown Vancouver: Why Buyers Are Walking Away → https://youtu.be/4YQT-00OKno ▶️ INSANE Losses: Vancouver Buyers Are Losing $300,000+ on New Condos → https://youtu.be/P3iAIStvv5I ▶️ Vancouver Luxury Market Collapse: How Millionaires are going broke → https://youtu.be/XwUqXmOEdyo?si=csIB3NcxE1PTt7uG #vancouverrealestate #vancouvercondos #realestatenews #realestateinvestingcanada #housingmarket condomarket #vancouverhousingcrisis #vancouvercondos #canada
Vancouver Developers Are on Life Support - Near ZERO New Home Sales
The Downfall of Downtown Vancouver: Why Buyers Are Walking Away Something very strange is happening in downtown Vancouver real estate, and it’s breaking one of the oldest rules of property investing. Buyers and investors are no longer as excited about downtown condos, and prices are stagnating — in some cases, back to 2017 levels. In this video, I break down: Why first-time homebuyers are choosing other neighbourhoods over downtown How the pandemic and rise of working from home changed the downtown demand The impact of older buildings, rising strata fees, and lack of AC Why neighborhoods like Brentwood, Mount Pleasant, Metro Town, and North Vancouver are attracting buyers instead How this shift broke the conventional real estate wisdom of “buy long-term, and prices go up” Detailed Vancouver condo price trends and statistics from the past 10 years I also share my personal experience living in downtown Vancouver for 10 years, what made it desirable back then, and why the market has shifted so dramatically. Whether you’re a buyer, investor, or homeowner in Greater Vancouver, this video explains the current downtown condo market and what to expect next. Get in touch: BOOK AN APPOINTMENT: https://calendly.com/olegrealestate/30min Email: ogalyuk@gmail.com Website: https://www.myvancouverproperty.ca Royal Pacific Realty 📌 Download my FREE First-Time Home Buyer Guide: https://myvancouverproperty.ca/guide RELATED VIDEOS: ▶️ INSANE Losses: Vancouver Buyers Are Losing $300,000+ on New Condos → https://youtu.be/P3iAIStvv5I ▶️ 2025 Market Wrap up → https://youtu.be/3N3VNRlqr5k ▶️ Vancouver Luxury Market Collapse: How Millionaires are going broke → https://youtu.be/XwUqXmOEdyo?si=csIB3NcxE1PTt7uG #vancouverrealestate #vancouvercondos #vancouverdowntown #realestatenews #realestateinvestingcanada #housingmarket condomarket #vancouverhousingcrisis #vancouvercondos #canada
The Downfall of Downtown Vancouver: Why Buyers Are Walking Away
Vancouver’s pre-sale condo market is collapsing — and this time it’s not just luxury buyers. Regular condo owners are losing $200,000 to $300,000+ on brand new units across Metro Vancouver. Full Description: In this video, I break down the shocking shift happening in Vancouver’s pre-sale condo market in 2025 and 2026. After 12 years as a Vancouver real estate agent, I’ve never seen losses like this — not even during past downturns. While luxury buildings like Butterfly, Vancouver House, and CURV were already making headlines, the real crisis is now spreading to ordinary condo buildings in Brentwood, Metrotown, New Westminster, and beyond. I’m seeing everyday buyers — not speculators — lose hundreds of thousands of dollars on standard two-bedroom condos purchased in 2021 and 2022. Many of these losses are not even reflected in MLS statistics, meaning the true damage is far worse than the data suggests. In this video, we cover: Why thousands of new condo units are hitting the market at once How developers holding back inventory made things worse Why MLS data is hiding massive real losses What’s happening with assignments and why sellers are desperate Why construction in Vancouver is becoming financially impossible Whether buyers should consider these units in today’s market There are real opportunities for buyers — but also serious risks if you don’t understand what’s happening behind the scenes. Get in touch: BOOK AN APPOINTMENT: https://calendly.com/olegrealestate/30min Email: ogalyuk@gmail.com Website: https://www.myvancouverproperty.ca Royal Pacific Realty 📌 Download my FREE First-Time Home Buyer Guide: https://myvancouverproperty.ca/guide RELATED VIDEOS: ▶️ 2025 Market Wrap up → https://youtu.be/3N3VNRlqr5k ▶️ Vancouver Luxury Market Collapse: How Millionaires are going broke → https://youtu.be/XwUqXmOEdyo?si=csIB3NcxE1PTt7uG ▶️ Vancouver Developers PANIC: $93M Foreclosure & Empty Condos → https://youtu.be/NnXzHi8vWAo #vancouverrealestate #realestatenews #vancouvercondos #realestateinvestingcanada #housingmarket condomarket #vancouverhousingcrisis #vancouvercondos #canada
INSANE Losses: Vancouver Buyers Are Losing $300,000+ on New Condos
According to the latest data from the real estate board of Greater Vancouver we just had one of the worst years in our modern real estate history.
2025 Was One Of The WORST Years on Record For #Vancouver #realestate
2025 was one of the slowest years in Vancouver real estate history, even worse than 2008 during the financial crisis. In this video, we break down the latest statistics, historical comparisons, and custom graphs showing exactly how sales collapsed, inventory skyrocketed, and what this means for buyers and sellers in 2026. Using data from the Real Estate Board of Greater Vancouver (REBGV), we compare 2025 to the last 20 years, including key market dips like 2008, 2012, 2018, and 2019. We analyze sales totals, benchmark prices for detached homes, townhouses, and condos, inventory levels, months of inventory, and seasonal trends, giving you a full picture of the Vancouver market. Whether you’re a homebuyer, investor, or seller, this video will help you understand the real impact of 2025 on Vancouver’s real estate market and what to watch for in 2026. Get in touch: BOOK AN APPOINTMENT: https://calendly.com/olegrealestate/30min Email: ogalyuk@gmail.com Website: https://www.myvancouverproperty.ca Royal Pacific Realty 📌 Download my FREE First-Time Home Buyer Guide: https://myvancouverproperty.ca/guide Related videos: ▶️ December Real Estate Market Statistics → https://youtu.be/0lXR4-XqrAI?si=3SH5g8COkbaSPeRR ▶️ Vancouver Homeowners Are in BIG Trouble — The System Is Breaking → https://youtu.be/yqvmrtuVU9c ▶️ Vancouver Luxury Market Collapse: How Millionaires are going broke → https://youtu.be/XwUqXmOEdyo?si=csIB3NcxE1PTt7uG #vancouverrealestate #realestatenews #realestatemarket #vancouverhousing #housingmarket #vancouverhousingcrisis #vancouvercondos #canada
2025 BROKE Vancouver’s Real Estate Market — SHOCKING DATA Shows It’s Worse Than 2008
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Aldo Magana
I am more than impressed with Oleg and would recommend his services to anyone looking to buy a piece of real estate.

Vancouver real estate agent – Oleg Galyuk

I’ve lived in this beautiful city – Vancouver, BC – and the Metro Vancouver area for most of my life. I know the ins and outs of almost every neighbourhood in the city and surrounding areas.
With over 11 years of experience as a licensed REALTOR®, you’ll find my name among the top-producing Vancouver REALTORS® for Royal Pacific Realty – the largest real estate brokerage in Canada. Being part of such a respected brokerage has given me access to some of the best real estate trainers and educators in the country, as well as solid relationships with other top-producing agents.
Through our top-producers’ network, we share off-market properties and a pool of qualified buyers with each other – giving my clients a competitive advantage.
In addition to my real estate work, I run a successful YouTube channel and active social media platforms where I share Vancouver market updates, insider tips, and property insights with thousands of followers. This online presence helps me connect with buyers and sellers locally and around the world, generating more exposure for every listing I represent.

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This website was created to help you find all of the Vancouver houses for sale. You can search for your ideal property by a neighbourhood or by a price point. This website also allows you sort new listings Vancouver by: price (highest to lowest or lowest to highest), date (newest to oldest or oldest to newest) and size (largest to smallest or smallest to largest). Once you find a house or a condo that fits your criteria, there are a couple of key features to give you more information about the property. You can view the pictures and the map with a walk score. You can also find the address and the price of the property. Calculate mortgage payments, email the property to your friends, save it among favourites and even contact me to schedule a viewing.