Worse - Brollywood - Vancouver gets called Hollywood north as they do a lot of films here (tax breaks). Average price of a 3-bedroom crossed $1 million a couple of years ago. But the net speed is good

Damn! Who's your ISP? I'm in Korquitlam and the best I get is about 600 MB/sec with Shaw.
Shaw's business service but at home (the 250 Mbps plan I think, tax writable lol), and I desktop back in to home through a VPN from wherever I am i.e. work (so I can browse so much SimHQ, delaying getting fired for a bit longer

)
In your Steam settings the best pipe for Vancouver seems to be US/Seattle if that helps (rather than the one in Vancouver that gets hit by too many people)..