Vancouver Dossier

2538 Balaclava St, Vancouver, BC

A freehold property, built 1914 on a 251 m² R1-1 lot with a rear lane. Older than 55% of the buildings on Balaclava St.

Assessed 2026

$1,997,000

Zoning

R1-1

Lot

≈ 251 m²

Built

1914

3 to check8 notes1 clear

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What the records show for 2538 Balaclava St

Note

R1-1 lot below the multiplex minimums

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What the record says: Lot about 251 m², 9.4 m wide and 26.9 m deep, measured from the City lot outline. Rear lane: yes.
What it means: Lot size, width and lane access decide what can be built under R1-1.
What to do: If redevelopment is part of the price, order a survey and ask the City before you remove subjects.

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Check

On the Heritage Register, category C

What it means and what to ask

What the record says, what it means for a buyer and what to ask the seller: for this finding and every other one, in the full report.

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Check

Built 1914: ask about a buried oil tank

What it means and what to ask

What the record says, what it means for a buyer and what to ask the seller: for this finding and every other one, in the full report.

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Check

Combined sewer on this block

What it means and what to ask

What the record says, what it means for a buyer and what to ask the seller: for this finding and every other one, in the full report.

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Note

No building permits on record since 2017

What it means and what to ask

What the record says, what it means for a buyer and what to ask the seller: for this finding and every other one, in the full report.

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Note

Assessed at $1,997,000, +25% since 2021

What it means and what to ask

What the record says, what it means for a buyer and what to ask the seller: for this finding and every other one, in the full report.

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Note

Value is almost all land

What it means and what to ask

What the record says, what it means for a buyer and what to ask the seller: for this finding and every other one, in the full report.

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Note

Built before 1990: asbestos survey before renovating

What it means and what to ask

What the record says, what it means for a buyer and what to ask the seller: for this finding and every other one, in the full report.

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Note

10 new buildings and 6 demolitions within 300 m

What it means and what to ask

What the record says, what it means for a buyer and what to ask the seller: for this finding and every other one, in the full report.

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Note

On or next to an arterial road (W 10th Ave)

What it means and what to ask

What the record says, what it means for a buyer and what to ask the seller: for this finding and every other one, in the full report.

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Note

Short-term rentals: only in your principal residence

What it means and what to ask

What the record says, what it means for a buyer and what to ask the seller: for this finding and every other one, in the full report.

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Clear

Outside the City floodplain

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What the record says, with its date and number
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Street view

About 2538 Balaclava St

Assessed at $1,997,000 for 2026 (−5% on 2025). Assessed higher than 20% of the houses on Balaclava St. The land is 94% of the value. The lot is smaller than 93% of the lots in Kitsilano. On the Heritage Register. School catchment: Gordon Elementary and Kitsilano Secondary.

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Each finding explained, full permit and value history, questions for the seller and a PDF for your agent.

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Assessment history of 2538 Balaclava St

2026$1,997,000

Up 25% since 2021

Permits on this lot · none since 2017

The City has issued no building permits for this lot since 2017.

The lot and zoning

Area≈ 251 m²

Frontage and depth

What the zoning allows

Schools and parks near 2538 Balaclava St

Elementary catchmentGordon Elementary

Secondary catchmentKitsilano Secondary

General Gordon Elementary344 m

Madrona School559 m

Bayview Community Elementary703 m

McBride Park662 m

Tatlow Park779 m

How catchments work

Transit near 2538 Balaclava St

Nearest SkyTrain: Yaletown-Roundhouse (Canada Line)3.9 km

Eastbound W Broadway St @ Balaclava St · 14, 9, N1756 m

Westbound W Broadway @ Balaclava St · 14, 9, N1788 m

Westbound W Broadway @ Bayswater St · 14, 9, N17161 m

Bus routes within 400 m: 2, 9, 14, N17, N22

Street, trees and terrain

City street trees in frontNone recorded

Ground elevation≈ 19 m above sea level

Slope across the lotFlat

Nearest arterial roadW 10th Ave, 34 m

Truck route63 m

Crime near 2538 Balaclava St

Incidents within 400 m in the last 12 months, by type: in the full report.

Rezoning and development nearby

Within 300 m in the last two years: 10 new-building permits and 6 demolition permits.

New buildings nearby:

Rezoning applications within 800 m: in the full report.

In Kitsilano, the City issued 84 new-building permits and 63 demolition permits in the last two years. About the neighbourhood

Questions about 2538 Balaclava St

What is 2538 Balaclava St assessed at?

$1,997,000 for 2026, from BC Assessment through the City’s property tax report.

When was 2538 Balaclava St built?

In 1914, according to BC Assessment. A major improvement is recorded in 1965.

What is the zoning of 2538 Balaclava St?

It is zoned R1-1 under the Vancouver Zoning and Development By-law. More

What can be built at 2538 Balaclava St?

The lot is below the R1-1 multiplex minimums: a house with suites or a duplex. It has a rear lane, which a laneway home needs. More

Is 2538 Balaclava St in a floodplain?

No. It is outside the floodplains designated by the City of Vancouver. More

Is 2538 Balaclava St on the Heritage Register?

Yes. It is listed on the Vancouver Heritage Register. More

Can 2538 Balaclava St be rented short term (Airbnb)?

Only as the owner’s or tenant’s principal residence, with a City business licence and a provincial registration number; a second home or investment unit cannot be rented for less than 90 days. More

What building permits has 2538 Balaclava St had?

None since 2017, when the City’s open permit records begin. More

Which schools serve 2538 Balaclava St?

Elementary: Gordon Elementary. Secondary: Kitsilano Secondary. Placement depends on space: confirm with the school.

How far is the nearest SkyTrain station from 2538 Balaclava St?

Yaletown-Roundhouse Station is 3.9 km away in a straight line.

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Other addresses on Balaclava St

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Checked against City of Vancouver open data on October 25, 2026. How we check · Data sources · Glossary