Neighbourhood guide
Living in Victoria-Fraserview, Vancouver
A quiet residential slope running down to the Fraser, with the most linguistically diverse population in Vancouver, family sized homes, and a golf course just over its eastern edge. Very little of the city notices this neighbourhood, which is rather the point.
Family sized Quiet River views Golf course next door
27 rentals available in Victoria-Fraserview
What's it like to live in Victoria-Fraserview?
Victoria-Fraserview occupies the south slope between Knight Street and the Elliott Street and Vivian Drive line, and its defining statistic is language: 62% of residents have a mother tongue that is neither English nor French, the highest share of any local area in Vancouver against 42% citywide. In practice that means shop signs in Cantonese, Punjabi, Vietnamese and Tagalog along Victoria Drive, grocers stocking things the supermarkets do not, and a neighbourhood where nobody is the default.The housing is built for households rather than individuals. The average household is 2.8 people against 2.1 citywide, about 43% of the homes are suites in houses and another 26% are in low rise apartments, and there is not a single dwelling in a building above five storeys anywhere in the local area. Roughly 42% of households rent. The land slopes south, so a surprising number of the upper floor suites come with a view across the river to the delta and, on a clear day, Mount Baker.Amenities are strung along Victoria Drive rather than clustered in a village, which is the main thing to understand before you move here. The Fraserview library branch, David Thompson Secondary, South Vancouver Neighbourhood House and a run of good, cheap restaurants sit within a few minutes of 54th Avenue, and there are more shops north toward 41st. What there is not is a single walkable high street with everything on it, so most errands combine a couple of stops.The open space is better than the neighbourhood gets credit for. Fraserview Golf Course, a municipal course rather than a private club, is just over the eastern boundary in Killarney. Gordon Park, Fraserview Park and Humm Park are inside the neighbourhood, and the riverfront at the bottom of the slope is industrial in places but improving. This is a quiet, settled, unglamorous part of the city where people tend to stay a long time: the population actually dipped slightly between the 2016 and 2021 censuses, which almost nowhere else in Vancouver did.
Best suited for
- Families needing space
- Renters who want quiet streets
- Anyone commuting to Richmond or Burnaby
- People who shop and cook specifically
- –Renters who want a walkable high street
- –Anyone who needs rapid transit
Quick facts
- Population31,000
- Renter households42%
- Non-official mother tongue62%
- Rental vacancy2.4%
Getting around
No station and none planned. The 20 along Victoria Drive and the 49 across 49th Avenue do most of the work, and a lot of households here drive.64/100
WalkabilityShops are strung along Victoria Drive rather than gathered in one place56/100
Transit accessFrequent buses on Victoria and 49th, but no rapid transit anywhere near62/100
CyclingQuiet side streets, and a real climb back up from the riverVPL Fraserview Branch2 min walk
David Thompson Secondary5 min walk
Joyce–Collingwood Station20 min by bus
Humm Park4 min walk
Fraserview Golf Course23 min walk
Downtown Vancouver45 min by transit
20 Victoria
49 Metrotown
R4 41st Ave
22 Knight
29 29th Avenue Station
100 22nd Street Station
Victoria-Fraserview on the map
The neighbourhood boundary, and the places listed further down the page.Schools and childcare
Walk times are measured from Victoria Drive and East 54th Avenue. Confirm your catchment with the Vancouver School Board before you commit to a lease.| School | Type | Walk time |
|---|---|---|
David Thompson SecondaryCatchment secondary | Public · 8–12 | 5 min |
Sir James Douglas ElementaryCatchment elementary | Public · K–7 | 8 min |
Sir James Douglas Annex | Public · K–3 | 12 min |
Sir Charles Kingsford Smith Elementary | Public · K–7 | 12 min |
New Hope Child Care | Childcare · 0–5 | 15 min |
David Oppenheimer Elementary | Public · K–7 | 15 min |
Around the neighbourhood
Walk times from Victoria Drive and East 54th Avenue. A few of these sit just outside the neighbourhood boundary, where they are the nearest of their kind.Groceries
- Golden Star Supermarket10 min
- Chong Lee Market12 min
- 88 Supermarket17 min
- Consumer Food Market18 min
Coffee and bakeries
- Wing Wah Bakery16 min
- Bubble Waffle Cafe17 min
- Galaxy Bakery21 min
- Tim Hortons22 min
Food and drink
- Karakoram Restaurant1 min
- Fat Boy Kitchen1 min
- The Clouds Vietnamese Cuisine1 min
- Sushi Taku-en1 min
Parks
- Humm Park4 min
- Gordon Park8 min
- Fraserview Park9 min
- Bobolink Park13 min
Fitness and recreation
- Fraserview Boys and Girls Club9 min
- South Vancouver Neighbourhood House9 min
- Nancy Styles Hall18 min
- Fitness Town23 min
Everyday services
- VPL: Fraserview Branch2 min
- MJ's Natural Pharmacy6 min
- Shoppers Drug Mart16 min
- London Drugs23 min
Rent with confidence in Victoria-Fraserview
What BC tenancy rules protect, and how liv.rent keeps the process safe from first message to signed lease.Deposits are capped
A landlord in BC can ask for a security deposit of up to half a month of rent, plus up to half a month again if you have a pet. Anything more is not permitted.Rent increases are limited
Existing tenancies can only be increased once every 12 months, by no more than the provincial cap, and with three full months of written notice.Every listing is verified
Landlords complete ID verification before they can post, and you can sign the lease and pay rent through liv.rent, so there is no e-transfer to a stranger.Most of what you will look at here is a suite in a family home, and a lot of it is advertised informally or in a language other than English. That is perfectly normal, but it makes a written tenancy agreement more important rather than less: get the rent, the term, what is included, how utilities are split and the parking arrangement down on paper. Your rights under the Residential Tenancy Act are identical whether the agreement was written in English or not. The tenancy points above are general information about renting in British Columbia, not legal or financial advice. For guidance on your own tenancy, contact the Residential Tenancy Branch.How liv.rent verification works
Victoria-Fraserview rental questions
Is Victoria-Fraserview affordable?
It is among the better value parts of Vancouver, particularly for larger homes. CMHC's October 2025 survey put the average purpose built rent at $1,968 in its Southeast Vancouver zone, level with the $1,970 citywide figure, on 2.4% vacancy against 3.7% across Vancouver. That figure only tells part of the story here, because 43% of the homes are suites in houses and none are in buildings above five storeys, so most of the local supply sits outside what CMHC measures. What renters actually notice is that a three bedroom here costs what a smaller place costs further north.
How is the commute from Victoria-Fraserview?
Long if you are heading downtown, and there is no way around that. There is no SkyTrain station in the neighbourhood and none planned, so it is the 20 along Victoria Drive or a bus east to Joyce–Collingwood, and downtown runs to about three quarters of an hour door to door. Richmond, Burnaby and Metrotown are all much easier. A high share of households here own a car, and most rentals come with somewhere to put it.
What is the community like in Victoria-Fraserview?
It is the most linguistically diverse local area in Vancouver: 62% of residents report a mother tongue other than English or French, against 42% citywide, with large Cantonese, Punjabi, Vietnamese and Filipino communities. The practical effect for a renter is a shopping street where the grocers, bakeries and restaurants are specific rather than generic, a neighbourhood house that runs services in several languages, and a settled population that tends to stay put for a long time.
What kind of rentals are there in Victoria-Fraserview?
About 43% of the homes are suites in houses and roughly 26% are in low rise apartment buildings along the arterials, with no high rises at all. Expect a two or three bedroom suite with its own entrance, usually parking, often a share of the yard, and a landlord living upstairs. Because the land slopes toward the river, a fair number of upper floor suites have a genuine view south across the Fraser.
What is there to do in Victoria-Fraserview?
It is a quiet neighbourhood and does not pretend otherwise. Fraserview Golf Course, a municipal course, is just over the eastern boundary, Gordon and Fraserview Parks sit in the middle, and the Fraserview library branch and South Vancouver Neighbourhood House are the community anchors. For anything beyond that, Metrotown is about twenty five minutes by bus and Kingsway runs the length of the city just north.
When is the best time to look for a rental in Victoria-Fraserview?
Vacancy in CMHC's Southeast Vancouver zone was 2.4% in October 2025, well below the 3.7% citywide, so the small purpose built apartment stock moves quickly. House suites come up year round rather than on a season, and many are filled by word of mouth before they are listed widely. An alert and a fast response beat picking a month.
Ready to look? Browse Victoria-Fraserview rentals2 beds from $1,800 to 4+ beds from $4,700
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