V2P vs V4Z

British Columbia

This page does not pick a winner. Every row shows two measurements and the gap between them. There is no score, no tally of which area “wins” more categories, and no overall result — those would be a rating of two places and the people who live in them, assembled by the layout.

Both areas are forward sortation areas, and every figure describes the whole of one. Crime is not shown here: it is reported at the metropolitan level, so for two areas in the same city it is usually the same number twice. It is on each area’s own page, with the geography it describes.

Selected 2021 Census figures for V2P and V4Z, with the national figure for scale. The last column states the gap between the two areas as a direction and a size, never as a preference.
Measure	V2P	V4Z	Canada	Difference
Median household income	$68,500	$111,000	$84,000	V2P is 38% lower than V4Z
Median after-tax income	$62,400	$97,000	$73,000	V2P is 36% lower than V4Z
Median age	41.2	40	41.6	V2P is about the same as V4Z
Unemployment rate	7.7%	6%	10.3%	V2P is 28% higher than V4Z
Low income (LIM-AT)	13.8%	7.4%	11.1%	V2P is 86% higher than V4Z
Average household size	2.4	3	2.4	V2P is 20% lower than V4Z

Counts for each area. These describe the place and are not compared as ratios.
Measure	V2P	V4Z
Population	39,075	5,777
Private dwellings	16,842	2,013
Land area	90 km²	682 km²

Share of each area’s residents with an amenity within reach, weighted by where people live. A blank is a coverage fact, not a zero.
Amenity	Within	V2P	V4Z
Grocery store	1 km walk	70%	16%
Public transit	1 km walk	87%	13%
Park	1 km walk	92%	72%
Pharmacy	1 km walk	32%	0%
Child care	1.5 km walk	92%	72%
Primary school	1.5 km walk	87%	38%
Secondary school	1.5 km walk	73%	38%
Library	1.5 km walk	30%	0%
Health care	3 km drive	100%	90%
Employment	10 km drive	100%	100%

These measure how close an amenity is, never its quality. A school 500 m away is a school 500 m away — nothing here says anything about the school itself.
The proximity index is scaled against all of Canada, where 1 is the single most well-served block in the country and the national average is close to zero. It is useful for comparing places and misleading as a score.

What tenants pay, from CMHC’s survey of purpose-built rental buildings. The two areas may sit in different survey zones, or one may not be surveyed at all — that is a coverage fact and is stated rather than left blank.
Unit	V2P	V4Z
studio	not surveyed	not surveyed
1	not surveyed	not surveyed
2	not surveyed	not surveyed
3plus	not surveyed	not surveyed

The air quality index is a reading at the nearest station, which may be far away — the distance is shown because it decides whether the reading describes the area at all. Facility counts are reported releases within 10 km.
Measure	V2P	V4Z
Nearest AQHI station	Eastern Fraser Valley · 0.3 km	Eastern Fraser Valley · 9.4 km
Current reading	11 — Very high risk	11 — Very high risk
Reporting facilities within 10 km	9	10
Reported releases to air	261 t	261 t

V2P: Measured at Eastern Fraser Valley, 0.3 km from V2P. The index runs from 1 upward and combines ozone, fine particulate matter and nitrogen dioxide into one health-risk scale.
V4Z: Measured at Eastern Fraser Valley, 9.4 km from V4Z. The index runs from 1 upward and combines ozone, fine particulate matter and nitrogen dioxide into one health-risk scale.

This page carries the figures the two areas can be set against each other on. Each area’s own page has the rest — including crime, the boundary map, and every source note and caveat in full.

V2P in full · V4Z in full

Source: Census Profile, 2021 Census (98-401-X). Data current as of 2026-08-12. Statistics Canada Open Licence. Each figure describes a whole forward sortation area. Amenity, rent and air figures carry their own sources and vintages on the area pages.