Despite being a close neighbour to its sibling project, the Livy condo by NorthStar Development in Port Coquitlam, B.C. is far from a twin, with its distinct personality that focuses on affordability and livability.

A six-storey building of 102 units, Livy’s development reflects the changing Port Coquitlam market since the start of NorthStar's 108-unit Porthaven, a project about one block away.

The Vancouver-based company saw the smaller units of Porthaven were snapped up quickly, demonstrating the “local community was really hungry for product type like Porthaven in downtown Port Coquitlam,” its executive vice-president Jeff Brown said in an interview with RENX Homes.

In response, NorthStar is offering a mix of studio to two-bedroom units with prices starting from a hair under $300,000. At such a price tag, buyers would save over $100,000 compared to the smallest units of Porthaven.

Livy is seen as the “cooler, younger sister of Porthaven” by the developer. Its name points to such an attitude, with Livy alluding to a focus on livability which extends to its amenities.

Porthaven's more affordable sister

The land Livy sits on (across from Port Coquitlam’s city hall) was first developed by Quarry Rock Developments before ground was broken on Porthaven. But Quarry Rock hit deep financial troubles and the site entered receivership with construction halted in late 2023, Brown said. NorthStar acquired the land in January 2025.

After purchasing the site, NorthStar went to Port Coquitlam’s government and advocated for the importance of young adults buying their first home so they have a stake in its ongoing downtown revitalization, Brown said.

The project was initially fashioned to maximize built square footage, he explained, which “was at a detriment to the livability of the units.” It meant long, inefficient, dark dwellings and “square footage that was built for the sake of square footage.”

NorthStar redesigned Livy to accommodate more units — from 80 to 102 — and shaved off 15,000 square feet. The architectural change translates into brighter condos with higher ceilings, Brown said.

The change of plan also means units at Livy would be priced more efficiently. Compared to Porthaven, which had studio and one-bedroom plus den units starting from the mid-$400,000s to the high-$400,000s, the studio units at Livy start from $298,000 with 322 to 361 square feet of indoor space.

The one-bedroom units — made up of junior one-bedroom, standard, and one-bedroom plus den — will range from 410 to 615 square feet of indoor space with prices from the high-$300,000s to mid-$500,000s.

The two-bedroom offerings — junior and standard — are to vary from 591 to 841 square feet of indoor space with prices from the mid-$500,000 to high-$600,000s.

Livy’s amenities

NorthStar is aiming Livy at primarily first-time buyers, who have made up most of the customers to date. It has also attracted a few downsizers.

The building’s amenities are designed to impart value to residents while not elevating costs by much, Brown said. With people in their 20s and 30s not having as much interest in visiting third spaces like bars compared to older generations, NorthStar’s plan for Livy is to have social areas on the rooftop, such as an outdoor patio, three socializing zones and a barbecue area.

The interior space of the top floor will feature a golf simulator and a wet bar. The second floor is slated to have an indoor yoga spin studio and an outdoor space with a lawn, hot tub, cold plunge and saunas.

So residents can make phone calls or work without distraction, NorthStar plans to install soundproofed pods on every floor.

Residents will be a short walk from Port Coquitlam’s recreational centre, one of the largest in the province, and a West Coast Express stop. Groceries and other vital services would be within walking distance in downtown Port Coquitlam, Brown said.

NorthStar wants more Port Coquitlam projects

Construction on Livy has started, with the foundations complete. NorthStar expects to have the building finished by the end of 2027, with move-ins taking place shortly after. Porthaven is anticipated to be ready for move-in by summer 2027.

Livy has been a fast-seller, Brown said, and the project has sold approximately half of its stock as of today. Over 75 per cent of Porthaven's stock has been sold, its website states. 

“We’re very happy with where we’re at. We’re continuing to see interest, even in a very tough market,” Brown said. He attributed Livy’s success to its competitive price point, amenities and location.

A developer operating mainly in the Lower Mainland of British Columbia, NorthStar’s current pipeline is residential, mixed-use and retail projects.

NorthStar has grown fond of Port Coquitlam and would like another project in the city if possible, Brown said. Port Coquitlam is a unique place as a cost-effective suburb of Vancouver with high walkability and the amenities of a large city while keeping an intimate, small-town vibe, he added.

Home prices are forecast to drop this year in Port Coquitlam, according to Tri-Cities Dispatch, holding to a trend seen in 2025.