165 E 38th Ave, Vancouver, BC

A freehold property, built 1986 on a 391 m² R1-1 lot with a rear lane. Newer than 61% of the buildings on E 38th Ave.

Assessed 2026
$1,993,000
Zoning
R1-1
Lot
≈ 391 m²
Built
1986
2 to check6 notes2 clear
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What the records show for 165 E 38th Ave

Note

Built before 1990: asbestos survey before renovating

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What the record says
Built 1986.
What it means
Buildings from before 1990 can contain asbestos in drywall compound, flooring, insulation and stucco. The City asks for a hazardous materials survey before it permits renovation or demolition of these buildings.
What to do
Budget for a hazardous materials survey and, if asbestos is found, removal by a certified contractor before any renovation.

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R1-1 lot: fits a multiplex, 3–4 homes, borderline

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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

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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

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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 $1,993,000, +11% since 2021

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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

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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

13 new buildings and 12 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

Short-term rentals: only in your principal residence

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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

Not on the Heritage Register

Clear

Outside the City floodplain

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Street view

About 165 E 38th Ave

Assessed at $1,993,000 for 2026 (−10% on 2025). Assessed higher than 45% of the houses on E 38th Ave. The land is 90% of the value. School catchment: Van Horne Elementary and Eric Hamber Secondary. Oakridge-41st Avenue Station is 1.0 km away.

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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 165 E 38th Ave

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2026$1,993,000
Up 11% since 2021
20202026

Permits on this lot · none since 2017

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

The lot and zoning

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Area≈ 391 m²
ZoningR1-1
Rear laneYes
Frontage and depth
What the zoning allows

Schools and parks near 165 E 38th Ave
Elementary catchmentVan Horne Elementary
Secondary catchmentEric Hamber Secondary
General Brock Elementary533 m
Sir Wm Van Horne Elementary630 m
John Oliver Secondary874 m
Cartier Park384 m
Riley Park615 m

How catchments work

Transit near 165 E 38th Ave
Nearest SkyTrain: Oakridge-41st Avenue (Canada Line)1.0 km
Northbound Main St @ E 39 Ave · 3121 m
Southbound Main St @ E 39 Ave · 3173 m
Northbound Main St @ E 36 Ave · 3176 m

Bus routes within 400 m: 3, 41, R4

Street, trees and terrain
City street trees in front1 · Sunburst Honeylocust
Ground elevation≈ 78 m above sea level
Slope across the lotFlat
Nearest arterial roadMain St, 65 m
Truck route65 m

Crime near 165 E 38th Ave

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

Rezoning and development nearby

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Within 300 m in the last two years: 13 new-building permits and 12 demolition permits.

New buildings nearby:

Rezoning applications within 800 m: in the full report.

In Riley Park, the City issued 139 new-building permits and 102 demolition permits in the last two years. About the neighbourhood

Questions about 165 E 38th Ave

What is 165 E 38th Ave assessed at?

$1,993,000 for 2026, from BC Assessment through the City’s property tax report.

When was 165 E 38th Ave built?

In 1986, according to BC Assessment.

What is the zoning of 165 E 38th Ave?

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

What can be built at 165 E 38th Ave?

Under R1-1 the lot appears to fit a multiplex, 3–4 homes, right at the minimum size, so a survey decides. It has a rear lane, which a laneway home needs. More

Is 165 E 38th Ave in a floodplain?

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

Is 165 E 38th Ave on the Heritage Register?

No. It is not listed on the Vancouver Heritage Register. More

Can 165 E 38th Ave 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 165 E 38th Ave had?

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

Which schools serve 165 E 38th Ave?

Elementary: Van Horne Elementary. Secondary: Eric Hamber Secondary. Placement depends on space: confirm with the school.

How far is the nearest SkyTrain station from 165 E 38th Ave?

Oakridge-41st Avenue Station is 1.0 km away in a straight line.

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Other addresses on E 38th Ave

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