If you've been thinking about moving from a condo to a townhouse or from a townhouse to a detached home—you're not alone.

Over the past few months, I've had many conversations with families who are starting to outgrow their current homes. Maybe the kids need their own rooms, maybe you need a home office, or maybe you're simply looking for more space and a better lifestyle for the next stage of life.

The question I hear most often is:

"Should we wait, or should we make the move now?"

For Upsizers, the Most Important Number Isn't the Market Price

Many homeowners focus on whether the market is going up or down.

But if you're upgrading to a larger home, the more important factor is the price gap between your current home and the home you want to buy.

When you're upsizing, you're not simply selling a property ; you are selling one home and buying another at the same time.

That's why understanding how different housing types are performing is critical.

Condos Are Still Facing Downward Pressure

Across many parts of Metro Vancouver, condo inventory remains elevated.

There are still plenty of options available for buyers, and in some buildings, multiple units are competing against each other at the same time.

As a result, condo prices continue to face pressure in many areas.

For buyers, this creates opportunity.

For condo owners considering a move-up purchase, it means understanding your current home's value is more important than ever.

Townhouses and Detached Homes Are Showing Signs of Stabilizing

While the condo market continues to adjust, we're seeing a different trend in the townhouse and detached home segments.

In many neighborhoods:

• Townhouse prices have become more stable.
• Detached homes appear to be approaching a market bottom.
• Well-priced family homes continue to attract strong interest.
• Entry-level detached homes are still selling relatively quickly when priced correctly.

Although every market is different, the gap between condos and larger family homes may not remain where it is today.

Why This Matters for Families Looking to Upsize

If condo prices continue to soften while townhouses and detached homes begin to stabilize or recover, the cost of upgrading could become more expensive over time.

In other words, waiting may not necessarily make it easier to move into the larger home you want.

This is one reason why many buyers who have been sitting on the sidelines for the past six to twelve months are starting to re-enter the market.

They're not trying to perfectly time the market.

They're focusing on securing the right home for their family's next chapter.

What I'm Seeing on the Ground

Working with buyers and sellers across Metro Vancouver, I'm starting to notice a shift.

Some well-priced townhouses are selling faster than many people expect.

Meanwhile, condo inventory remains high, creating opportunities for buyers who are prepared and ready to act.

This doesn't mean the market is suddenly booming.

However, it does suggest that the window of opportunity for some move-up buyers may not stay open forever.

Is It Time for You to Make a Move?

Every family's situation is different.

The key questions are:

• What is your current home worth today?
• How much would it cost to move into your ideal townhouse or detached home?
• What would your monthly payments look like after the move?
• Which neighborhoods offer the best value for your next purchase?

Many families are surprised to discover they're much closer to their upsizing goals than they initially thought.

If you're considering moving from a condo to a townhouse, or from a townhouse to a detached home within the next 1–3 years, I'd be happy to help you evaluate your options.

Sometimes the biggest obstacle isn't the market ; it's simply not having a clear plan.

Email me back for a personalized upsizing analysis and let's explore what may be possible for your family.

Ken Hu PREC*

Mobile : 778.889.8826 

Email ：[email protected]  

Wechat：kenhusold

Make an Appoinment 👉🏽bit.ly/BookingwithKen

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Disclaimer 免責聲明 本視頻中提供的信息不構成也無意構成任何專業建議, 視頻中提供的所有信息和內容僅供一般參考,不應作為準確,及時或適合任何特定目的的依據. 建議觀看視頻的觀眾聯繫他們的專業顧問,房地產經紀人,律師和會計師,尋求具體的專業建議。 **“The information provided on this video does not, and is not intended to, constitute any professional advice; instead, all information and content available on this video is for general informational purposes only and should not be relied upon as accurate, timely, or fit for any particular purpose. Ken Hu, his affiliates, his brokerage or any other persons who appear in the video does not warrant or guarantee the quality, accuracy, or completeness of any information in this video. Viewers of this video are advised to seek specific professional advice by contacting their professional advisors, realtors, lawyers and accountants.”

最近不少客戶都在問我同一個問題：

「Ken，我們現在住兩房公寓，小朋友越來越大了，開始覺得空間不夠用。」

「但現在市場這麼差，到底該不該換房？」

如果你最近也有類似的想法，那我想跟你分享一下我最近看到的市場變化。

換房族最重要的不是市場漲跌，而是價差

很多人以為換房最重要的是：

「先等市場漲回來再換。」

但其實對換房族來說，更重要的是公寓跟下一個目標房型之間的價差。

因為你今天不是單純賣房。

你是賣掉一間房，同時再買一間更大的房子。

公寓還在修正，但Townhouse開始穩定

從最近幾個月的數據來看，公寓價格仍然有壓力。

庫存量高、競爭激烈，很多社區同時有十幾個甚至二十個單位在市場上競爭。

但另一方面，Townhouse和獨立屋的表現開始不太一樣。

我發現：

• Townhouse市場開始穩定
• 部分區域的獨立屋已經出現止跌跡象
• 一些入門價位的房子甚至開始有競爭

換句話說，市場正在出現分化。

這可能是換房族要特別注意的訊號

如果未來半年：

• 公寓繼續下跌
• Townhouse開始回升

那兩者之間的價差就會慢慢拉開。

到時候同樣一間Townhouse，你可能需要補更多現金才能換得到。

這也是為什麼最近有不少原本觀望半年的家庭開始出手。

因為他們不是在賭市場漲跌。

而是在鎖定自己想要的下一個階段生活。

我最近看到的真實情況

最近帶客戶看房的時候，我發現一些屋況好、價格合理的Townhouse其實成交速度比大家想像得快。

反而是部分公寓市場競爭仍然非常激烈。

所以如果你的目標是：

✔ 從公寓換到Townhouse

✔ 從Townhouse換到獨立屋

✔ 希望未來有更多空間給小朋友成長

那現在可能是一個值得認真評估的時間點。

那我現在換得到嗎？

其實很多家庭最大的問題不是市場。

而是不知道自己目前的房子值多少。

也不知道換房之後每個月會增加多少支出。

最近我幫不少家庭做了一個簡單的換房分析：

• 現在房子大概能賣多少
• 換到目標房型需要補多少
• 每月貸款差異
• 哪些區域最有機會找到符合預算的房子

很多人做完分析後才發現：

原來比自己想像中更接近換房目標。

如果你也正在考慮未來1-3年內換房，歡迎直接聯繫。

告訴我你目前住的房型以及想換到哪一類房子，我可以幫你做一個簡單的換房評估，讓你知道現在到底是不是適合行動的時機。

Ken Hu 溫哥華房地產小胡 

直線手機號  : 778.889.8826 

電子郵箱 ：[email protected]  

微信：kenhusold

跟我預約時間諮詢 👉🏽bit.ly/BookingwithKen

 免費市場報告 👉🏽bit.ly/4cBITxC  

Disclaimer 免責聲明 本視頻中提供的信息不構成也無意構成任何專業建議, 視頻中提供的所有信息和內容僅供一般參考,不應作為準確,及時或適合任何特定目的的依據. 建議觀看視頻的觀眾聯繫他們的專業顧問,房地產經紀人,律師和會計師,尋求具體的專業建議。 **“The information provided on this video does not, and is not intended to, constitute any professional advice; instead, all information and content available on this video is for general informational purposes only and should not be relied upon as accurate, timely, or fit for any particular purpose. Ken Hu, his affiliates, his brokerage or any other persons who appear in the video does not warrant or guarantee the quality, accuracy, or completeness of any information in this video. Viewers of this video are advised to seek specific professional advice by contacting their professional advisors, realtors, lawyers and accountants.”

四月份的房市，開始出現一些不一樣的變化。

雖然整體市場還是偏冷，公寓跟 townhouse 庫存也還在增加，但獨立房市場，最近開始慢慢有回穩的跡象。

像是 Richmond 獨立房銷售上升了 34%，Burnaby 更上升了 53%。從今年初接近 14 個月的庫存，到現在有些區域已經下降到約 8 個月左右。

但這不代表市場已經全面反彈。

目前整體房價還是比去年低，市場依然是買家主導。只是很多買家開始覺得：「現在的價格，終於比較合理了。」

尤其對想「小房換大房」的家庭來說，現在 townhouse 換 detached 的 gap，比前幾年健康很多，也因此最近不少換屋客開始進場。

但 condo 跟 townhouse 目前還是相對偏慢，所以如果有計畫賣房，價格策略還是非常重要。

 ------

今年報稅截止後，如果你還有欠款未清，CRA 的利息可是高達 7% ，大家一定要趕快處理！ 

非常感謝專業理財師 Jim 的分享。在溫哥華，賺錢很重要，但「留住錢」更是一門學問。 

如果你正處於以下情況，歡迎點擊下方連結預約諮詢，我們幫你做一次免費的資產諮詢： 

1️⃣ 計劃退休賣房，但不確定如何規劃稅務？ 

2️⃣ 想在房價「未見底」前提前佈局、大換小？ 

3️⃣ 努力工作卻發現稅後白忙一場，想優化節稅計劃？ 

Ken Hu 溫哥華房地產小胡 

直線手機號  : 778.889.8826 

電子郵箱 ：[email protected]  

微信：kenhusold

跟我預約時間諮詢 👉🏽bit.ly/BookingwithKen

 免費市場報告 👉🏽bit.ly/4cBITxC  

Disclaimer 免責聲明 本視頻中提供的信息不構成也無意構成任何專業建議, 視頻中提供的所有信息和內容僅供一般參考,不應作為準確,及時或適合任何特定目的的依據. 建議觀看視頻的觀眾聯繫他們的專業顧問,房地產經紀人,律師和會計師,尋求具體的專業建議。 **“The information provided on this video does not, and is not intended to, constitute any professional advice; instead, all information and content available on this video is for general informational purposes only and should not be relied upon as accurate, timely, or fit for any particular purpose. Ken Hu, his affiliates, his brokerage or any other persons who appear in the video does not warrant or guarantee the quality, accuracy, or completeness of any information in this video. Viewers of this video are advised to seek specific professional advice by contacting their professional advisors, realtors, lawyers and accountants.”

2025年11 月的銷售表現，明顯讓市場降溫。

在 10 月成為今年第二高成交量之後，11 月銷售量相比10月下降 18%，與去年相比下調15%，成為 2025 年第三低的成交月份。

這也清楚證明了一件事：

👉 10 月的買氣，並沒有延續到 11 月。

許多買家其實已在 10 月完成進場，

而原本期待「年底前賣出」的賣家，如果想成交，價格勢必要更貼近市場現實。

整體氛圍很明確：

買家慢下來了不著急，誠意賣家必須讓步要不就先下市明年再捲土再來。

11 月庫存量 相比10月 下降7%，

約有 2,000 多套房源選擇暫不出售，轉為觀望。

即便如此，因為成交量下滑，

庫存月份仍上升至 8.2 個月，

市場始終站在買方那一邊，幾乎所有地區都由買家主導。

👉如果你想看自己所在區域的細節，建議下載 SnapStats 區域報告，差異其實很大。

近期六大銀行財報顯示，

資金明顯流向資本市場（Capital Market），相較之下房地產熱度偏低。

央行暫停降息，代表短期內利率將維持平穩；

同時，固定利率已開始小幅回升，

對部分觀望買家來說，反而增加了「要不要再等」的不確定性。

房價已連續 8 個月下修，

相較去年 11 月：

• 📉 房價指數下跌約 4%
• 📉 平均成交價跌幅超過 5%

其中：

• 列治文公寓及聯排 庫存高達 9.5 個月，為區域中壓力最大的產品
• 高貴林部分聯排 仍維持偏賣方市場，區域差異非常明顯

目前市場上幾乎看不到短線投資客，

👉 多數都是剛性需求，或趁修正期進行換房。

接近年底，市場自然降速。

不少賣家選擇 延到 2026 年再上市。

但也正因如此——

現在仍在市場上的物件，往往是真心想成交的賣家。

如果產品條件不錯、價格合理，

👉 還是有買家來諮詢但在今年成交是不大可能, 多數不著急

目前溫哥華與列治文的平均銷售時間約：

1～1.5 個月（前提是定價貼市、屋況到位）。

🔍 結語｜接下來該怎麼看？

• 庫存月份下降，對「願意溝通價格的賣家」其實是好事
• 買家仍有選擇，但好物件正在變少
• 2026 年想換房或出售的，現在正是布局與評估的好時機

👉 如果你想知道自己房子的目前市場價值， 或提前規劃 2026 年的出售策略， 我可以幫你做一份依照你物件量身訂做的市場分析。

After October became the second-strongest sales month of the year, November sales dropped 18% compared to October, and were 15% lower than November last year.

This made November the third-lowest sales month of 2025.

This tells us one important thing:

👉 October’s buyer momentum did not carry into November.

Many buyers already purchased in October. Sellers who hoped to sell before year-end now face a reality check—pricing must be more realistic if they want a deal to happen.

The overall mood is clear:

Buyers are not rushing. Serious sellers need to adjust, or step back and wait until next year.

Total listings in November fell 7% from October, with over 2,000 homes pulled off the market as sellers chose to wait.

However, because sales dropped even more, months of inventory increased to 8.2 months, which firmly keeps the market in buyer territory across almost all regions.

👉 Market conditions vary by area, so make sure to download the snapstats report below

Recent earnings from Canada’s six major banks show that money is flowing into capital markets, not real estate.

The central bank has paused rate cuts, meaning interest rates are likely to stay stable for now. At the same time, fixed mortgage rates have started to rise slightly, making some buyers unsure whether to buy now or wait longer.

Home prices have now declined for eight straight months.

Compared to November last year:

• Home price index is down about 4%
• Average sale prices are down over 5%

Some areas are under more pressure than others:

• Richmond condos and townhomes have 9.5 months of inventory, the highest in the region
• Certain Coquitlam townhome markets are still leaning toward sellers

There are very few short-term investors right now.

👉 Most buyers are end users or homeowners upgrading during the correction.

As the year ends, activity naturally slows. Many sellers are choosing to wait until 2026 to list.

If the home is priced well and in good condition, there is still buyer interest—

but most buyers are not in a rush to complete a deal before year-end.

Average selling time in Vancouver and Richmond is currently about 1 to 1.5 months, assuming realistic pricing and livable conditions

What This Means Going Forward

• When rates stop moving as much, it becomes easier for buyers to plan ahead.
• Buyers still have choices, but good homes are becoming harder to find
• If you plan to sell or upgrade in 2026, now is the right time to plan ahead

👉 If you want to understand your home’s current value or prepare a smart strategy for 2026, I can provide a personalized market analysis based on your property and goals.

Ken Hu 溫哥華房地產小胡 

直線手機號  : 778.889.8826 

電子郵箱 ：[email protected]  

微信：kenhusold

跟我預約時間諮詢 👉🏽bit.ly/BookingwithKen

 免費市場報告 👉🏽bit.ly/4cBITxC  

Disclaimer 免責聲明 本視頻中提供的信息不構成也無意構成任何專業建議, 視頻中提供的所有信息和內容僅供一般參考,不應作為準確,及時或適合任何特定目的的依據. 建議觀看視頻的觀眾聯繫他們的專業顧問,房地產經紀人,律師和會計師,尋求具體的專業建議。 **“The information provided on this video does not, and is not intended to, constitute any professional advice; instead, all information and content available on this video is for general informational purposes only and should not be relied upon as accurate, timely, or fit for any particular purpose. Ken Hu, his affiliates, his brokerage or any other persons who appear in the video does not warrant or guarantee the quality, accuracy, or completeness of any information in this video. Viewers of this video are advised to seek specific professional advice by contacting their professional advisors, realtors, lawyers and accountants.”

Lately, whether I’m talking to clients, friends, or neighbours in my Richmond community, our conversations always end with the same question:

“Be honest… could my home one day suddenly not be mine anymore after the recent court ruling?”

Since the Cowichan court decision came out, that feeling of uncertainty has become even stronger.

I completely understand why people are worried.

The headlines sound scary, and the articles are full of legal terms. Most people finish reading and feel even more confused.

So in this email, I want to explain two things in plain language:

1. What actually happened
2. The big question: could you really lose your home?

1️⃣ What actually happened?

Recently, the B.C. Supreme Court made a major decision.

The court recognized that the Cowichan Nation has Aboriginal title (a form of Indigenous land ownership) over about 750 acres of land along the south arm of the Fraser River in Richmond.

Within this area, the court said there were problems with how governments handled the land in the past:

• The federal and municipal governments made mistakes in how they planned and managed this land.
• When the government turned the land into “fee simple” (regular private ownership) and sold or granted it to others, it infringed on Cowichan’s original rights.

But there is something very important that many people miss when they only read the headlines:

• Cowichan did not sue individual homeowners.
• They did not ask the court to cancel existing private titles under your name.
• This decision is mainly about land controlled or dealt with by governments, not about suddenly forcing all the families living there to move out.

The court also decided to delay the effect of the decision for 18 months.

This gives Cowichan, the City of Richmond, and the federal and provincial governments time to sit down and discuss:

How do we deal with these three things on the same piece of land?

• Indigenous title
• The role of different levels of government
• Existing private owners and people already living there

On top of that, the Province has appealed the decision to a higher court, and will ask that the decision not be fully applied until the appeal is finished.

2️⃣ So… could you really lose your home?

Let’s start with the part everyone cares about:

👉 Right now, no one has been told to move out of their home, and your name is still on title.

The Cowichan decision has created uncertainty and a need for negotiation, but it does not mean, “tomorrow your home is no longer yours.”

Here’s what the situation looks like in simple terms:

1️⃣ Your title is still there

This decision did not remove individual homeowners from the land title registry.

The court did not say, “this person’s home no longer belongs to them.”

In short, the court mainly did two things:

• It recognized that Cowichan has Indigenous title to that land.
• It pointed out that the government’s past handling of the land was flawed and needs to be addressed.

So for now, at the Land Title Office:

Your name is still the registered owner of your property.

2️⃣ The focus is on government–Indigenous relations, not kicking homeowners out

The main goal of Cowichan’s case is to:

• Have their traditional territory and rights formally recognized.
• Make sure governments respect those rights when they use, plan, lease, or sell land.
• Work toward more fair arrangements on taxes, compensation, and future development with the First Nation.

Most of the public discussion right now is about:

How governments will work with Cowichan on negotiation and compensation, not about going door-to-door telling families to leave.

So right now it’s more like this:

“There is a long-standing issue between the government and Indigenous peoples that needs to be dealt with properly.

It just happens that many families now live on that land.”

3️⃣ The real pressure today is uncertainty, not “losing your home tomorrow”

Most homeowners are actually worried about things like:

• Will buyers be more hesitant if I want to sell in the future?
• Will banks be stricter with mortgages, renewals, or refinancing?
• Will insurance companies add extra conditions?

These are very real concerns.

But they are more about how the market, banks, and insurers will react, not about someone knocking on your door tomorrow and asking you to leave.

So at this stage, it’s more like:

• There are some potential risks that we need time to understand.
• Governments, banks, and insurance companies are still studying the situation and shaping policy.
• From the current tone, they also don’t want to create public panic and anger.

For homeowners, the most important thing is:

Stay informed, plan ahead, and don’t let fear and rumours make decisions for you.

4️⃣ Three practical steps you can take as a homeowner

If you live in Richmond, or you’re thinking about buying or selling there, here are three things I suggest you do first:

✅ 1. Check where your property is

First, find out if your home is actually inside the area affected by this decision.

If you’re not sure, you can send me your rough location (it doesn’t need to be the exact address at first),

and I can help you look it up.

You might also be wondering: “Will this area expand in the future?”

For now, the main focus is still on negotiation between Indigenous Nations and different levels of government, not on targeting everyday homeowners.

Of course, public opinion and community voices can influence how governments approach this.

We’ll also need to see what the appeal court decides and how negotiations go before anything becomes clearer.

Until then, there’s no need to scare yourself every day and lose sleep over it.

✅ 2. Talk to your bank or mortgage broker early

If you live in this area and you know that in the next 6–12 months you’ll need to renew your mortgage, refinance, or move,

it’s a good idea to speak with your bank or mortgage broker early.

Knowing their position ahead of time is much better than running into a surprise at the last minute.

✅ 3. Get professional advice before making big decisions

Any time you’re dealing with legal risk or contract terms, you should have a lawyer or notary review things for you.

There’s a lot of incomplete or misleading information online right now. Try not to base big decisions only on headlines, group chats, or what a friend heard from someone else.

Getting one extra opinion from a professional can save you a lot of unnecessary worry.

4️⃣ If you’re feeling uneasy, here’s how I can help

If you:

• Want to know whether your home is in the affected area
• Are thinking about selling, upsizing, or investing in the next year
• Or you just want someone who understands the market to help you sort out your concerns

You can simply hit reply and tell me:

• roughly where your property is, and
• the one thing you’re most worried about right now (selling? financing? future plans?)

I’ll do my best to look at the situation from a market perspective and walk you through what options you might have.

This is a period where a lot of people feel uneasy, but you don’t have to go through it alone.

Wishing you all the best,

 Schedule a Meeting with me👉🏽 bit.ly/BookingwithKen 

FREE Metro Vancouver Market Report 👉🏽bit.ly/42FHJx0

🔷 Let’s get CONNECTED 🔷

Ken Hu Personal Real Estate Corporation

Phone: 778.889.8826 

Email: [email protected]

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Disclaimer 免責聲明 本視頻中提供的信息不構成也無意構成任何專業建議, 視頻中提供的所有信息和內容僅供一般參考,不應作為準確,及時或適合任何特定目的的依據. 建議觀看視頻的觀眾聯繫他們的專業顧問,房地產經紀人,律師和會計師,尋求具體的專業建議。 **“The information provided on this video does not, and is not intended to, constitute any professional advice; instead, all information and content available on this video is for general informational purposes only and should not be relied upon as accurate, timely, or fit for any particular purpose. Ken Hu, his affiliates, his brokerage or any other persons who appear in the video does not warrant or guarantee the quality, accuracy, or completeness of any information in this video. Viewers of this video are advised to seek specific professional advice by contacting their professional advisors, realtors, lawyers and accountants.”

今年最後賣房的門已開！房價持續下跌，降息帶動買氣回升？2025加拿大聯邦預算究竟影響多大？溫哥華房市報告 (嘉賓: 地產經紀 Joe Lee) 

• 大溫10月地產報告 
• 房價持續下跌 
• 買家信心回復了嗎？ 
• 列治文獨立屋情況 
• 2025加拿大聯邦預算 
• 菲沙河谷地產報告

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 免費市場報告 👉🏽bit.ly/4cBITxC  

🔷 聯絡方式🔷 

Ken Hu 溫哥華房地產小胡 

直線手機號  : 778.889.8826 

電子郵箱 ：[email protected]  

微信：kenhusold

Disclaimer 免責聲明 本視頻中提供的信息不構成也無意構成任何專業建議, 視頻中提供的所有信息和內容僅供一般參考,不應作為準確,及時或適合任何特定目的的依據. 建議觀看視頻的觀眾聯繫他們的專業顧問,房地產經紀人,律師和會計師,尋求具體的專業建議。 **“The information provided on this video does not, and is not intended to, constitute any professional advice; instead, all information and content available on this video is for general informational purposes only and should not be relied upon as accurate, timely, or fit for any particular purpose. Ken Hu, his affiliates, his brokerage or any other persons who appear in the video does not warrant or guarantee the quality, accuracy, or completeness of any information in this video. Viewers of this video are advised to seek specific professional advice by contacting their professional advisors, realtors, lawyers and accountants.”