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Three affluent west-side Vancouver neighbourhoods are similar in population density and demographics. But Kerrisdale carries some subtle secrets to success
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The sidewalks of Kerrisdale Village shopping district were hopping this week.
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Diners popped into the international restaurants, teenagers bought clothes, and customers browsed the long-established camera outlet and bookstore.
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Why is Kerrisdale’s retail zone at 41st Avenue and West Boulevard alive with shoppers, diners and residents using services when two other commercial centres in similarly affluent West Side neighbourhoods — Dunbar and West Point Grey Village — are struggling?
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The key to whether a retail zone flourishes is normally based on its surrounding population density. But the number of people per square hectare in the Kerrisdale neighbourhood is about the same as it is for Dunbar and Point Grey. They have virtually the lowest densities in the city.
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The demographics of the leafy residential neighbourhoods encircling the retail zones — which have some of the most expensive housing in Canada, with average detached house prices in the $3-million range — have also changed in relatively similar ways over the past 40 years.
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In the 1980s, according to the City of Vancouver, Kerrisdale, Point Grey and Dunbar predominantly housed people of European origin. Now each neighbourhood has a slight majority of people of colour, with those of Chinese extraction making up 30 to 40 per cent of residents.
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Given so many factors are the same across the three neighbourhoods, what has made Kerrisdale Village soar as a commercial centre, while Point Grey Village and Dunbar Avenue are peppered with vacancies?
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The differences may not be obvious, say experts, but they’re crucial.
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Kerrisdale’s retail zone is one of the oldest in the city, with stores dating back to 1912, says Lewis Silberberg, a veteran urban planner who has produced major retail reports for the City of Vancouver and private corporations. Kerrisdale Village is more central to the city than Dunbar and Point Grey, which are on its western edge.
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Kerrisdale also has more storefronts — 307, according to Silberberg’s inventory. That compares to about 122 on Point Grey Village’s West 10th Avenue and 168 on Dunbar Avenue, although the latter is disadvantaged by being divided into three district zones.
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One of Kerrisdale’s strengths is its many diverse, low-cost restaurants. As Vancouver Sun reporter Denise Ryan pointed out in a recent Eat Streets article about Kerrisdale, businesses offer many international, especially Asian, cuisines.
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“This is the place for food,” said Charles Gao, who was raised in Taiwan, as he sampled from Mr. Shi Noodle House on 41st. Among the many other eateries are Big Way Hot Pot, Golden Ocean Seafood Restaurant, Ramen Danbo, and Baoguette Vietnamese Bistro.
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Citing his data-heavy study, Silberberg said, “In the food and drink category for Kerrisdale over the period from 2020 to 2026 there was an estimated 45 per cent change in businesses repositioning to meet changing demand. This reflects a more international, ethnic theme happening through changes in ownership.”
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In addition, Silberberg pointed out that Kerrisdale, to a far greater extent than Dunbar or Point Grey, has managed to retain many “legacy” stores. They include Moore’s Bakery, White Spot, Hills of Kerrisdale, Thomas Hobbs Florist, Buchan’s Stationery, Kerrisdale Cameras, Minerva’s Restaurant and Hager Books.
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To date, Kerrisdale has also not faced the retail competition that has plagued West Point Grey Village. Point Grey has to vie with a giant supermarket and other retailers a few kilometres away on the UBC campus. A new Urban Fare on Musqueam Nation land, he said, also draws customers away.
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Many of Kerrisdale’s shops and service outlets are small, independent and visually varied, says Michael Geller, a planner and developer. That contrasts with what’s been occurring on Dunbar Avenue, he said, where new apartment buildings, with retail on the ground floor, are fronted by long walls of glass.
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Kerrisdale also has the big advantage of being home to major anchor outlets, including a community centre, public library, ice arena, high school and supermarkets.
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“Kerrisdale is so convenient for us,” said Heidi Kang, who was born in China. “We live about 1.5 kilometres away and we walk here. We don’t like driving. We come to the community centre and then visit the businesses.”
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It also doesn’t hurt, say Silberberg and Geller, that some residential highrises are only a few blocks away from the shops.
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Long-time residents Cathie Cleveland and John Aveline said they love Kerrisdale’s walkability, friendliness, safety and variety of shops, which reflect the ethnic makeup of the neighbourhood.
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“There is community support for small local businesses,” said Cleveland, “and an interest to see them thrive.”
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But what of looming competition from Oakridge Park, with its luxury mall and food court that opened in May at 41st and Cambie, about two kilometres away?
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Oakridge Park focusses on high-end apparel and jewelry, said Silberberg, which could vie with the more than 20 Kerrisdale outlets selling jewelry and adult and children’s clothes, albeit at a wide range of prices. It will take many months to see if Kerrisdale suffers.
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Oakridge Park was a flurry of activity on Wednesday afternoon as construction crews, store staff and food court vendors scrambled to prepare for opening day.Photo by Arlen Redekop /PNG -
Oakridge Park was a flurry of activity on Wednesday afternoon as construction crews, store staff and food court vendors scrambled to prepare for opening day.Photo by Arlen Redekop /PNG -
Construction workers outside Oakridge Park mall on May 27, 2026. Photo by Arlen Redekop /PNG -
Oakridge Park was a flurry of activity on Wednesday afternoon as construction crews, store staff and food court vendors scrambled to prepare for opening day.Photo by Arlen Redekop /PNG -
Inside Oakridge Park mall in Vancouver ahead of opening day on May 27, 2026.Photo by Arlen Redekop /PNG -
Oakridge Park in preparation for opening on May 28, 2026.Photo by Aleesha Harris /PNG -
The new Time Out Market in the new Oakridge Park mall opening on May 28, 2026. Photo by Aleesha Harris /Postmedia -
The new Time Out market in the new Oakridge Park mall opening on May 28, 2026. Photo by Aleesha Harris /Postmedia -
The new Time Out market features a mix of low marble tables and high-top tables made of light-toned wood.Photo by Aleesha Harris /Postmedia -
The new Time Out Market in the new Oakridge Park mall opening on May 28, 2026. Photo by Aleesha Harris /Postmedia -
The new Time Out market in the new Oakridge Park mall opening on May 28, 2026. Photo by Aleesha Harris /Postmedia -
Inside Oakridge Park mall in Vancouver, May 27, 2026. Photo by Arlen Redekop /PNG -
The Time Out Market dining hall aims to feature ‘the best of the city under one roof.’ Photo by Arlen Redekop /PNG -
Retail stores were in various stages of completion inside Oakridge Park mall on Wednesday. Photo by Arlen Redekop /PNG -
The new Oakridge Park mall has an undeniably luxury feel.Photo by Arlen Redekop /PNG -
Chrystal Burns inside Oakridge Park mall in Vancouver, May 27, 2026. Photo by Arlen Redekop /PNG -
A food offering at Oakridge Park mall in Vancouver, May 27, 2026. Photo by Arlen Redekop /PNG -
A food offering at Oakridge Park mall in Vancouver, May 27, 2026. Photo by Arlen Redekop /PNG -
A food offering at Oakridge Park mall in Vancouver, May 27, 2026. Photo by Arlen Redekop /PNG
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Finally, given the factors that favour Kerrisdale Village, what do they suggest about Vancouver council’s much criticized plan, which goes to public hearing on July 14, for creating 17 new retail “villages” throughout the city?
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Alas, Silberberg said only four of the proposed village locations come with existing anchor tenants, particularly grocery stores. The 13 sites that don’t have such anchors, he suggested, are more likely to falter.
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In retail, success is far from a given.
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