3950 Sparrow Lane

20% down at 4.34% fixed (Ratehub.ca), 25 years; tax from the listing.

suite rent

$2,450/mo

your cost after the suite

$8,260/mo

vs $10,514 without it

Costs: mortgage $9,798 · tax $541 · insurance ~$175 · vacancy 3% · upkeep 5%.

Suite rent is today's market rent for a 1-bedroom in North Vancouver: CMHC's average there ($2,134) raised by what new tenants pay against everyone in the Vancouver area, then down 1.5% with Vancouver's asking rents, 2025 Q4 → 2026 Q2. (CMHC Rental Market Survey, October 2025; CMHC Rental Market Report 2025, table 6.0 (rents on units that turned over to a new tenant); trend: Statistics Canada.) Houses usually rent for more than apartments. 25-year mortgage; rental purchases need at least 20% down.

Catchment schools, North Vancouver School District 44

• Elementary Sherwood Park Elementaryhomes in this catchment

  300 m away · 4085 Dollar Rd, North Vancouver · 604-903-3810

• Secondary Seycove Secondaryhomes in this catchment

  1.5 km away · 1204 Caledonia Ave, North Vancouver · 604-903-3666

From the North Vancouver School District 44's published catchment maps. A catchment gives priority, not a guaranteed seat, and French immersion and choice programs work differently. The district confirms catchment: check with its school locator.