196 E 38th Ave, Vancouver, BC

A freehold property, built 1988 on a 477 m² RT-2 lot with a rear lane. Newer than 67% of the buildings on E 38th Ave.

Assessed 2026
$1,821,000
Zoning
RT-2
Lot
≈ 477 m²
Built
1988
6 notes2 clear
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What the records show for 196 E 38th Ave

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Street view

About 196 E 38th Ave

Assessed at $1,821,000 for 2026 (−6% on 2025). One of the lowest assessed houses on E 38th Ave. The land is 86% of the value. The lot is larger than 77% of the lots in Riley Park. School catchment: Van Horne Elementary and Eric Hamber Secondary. Oakridge-41st Avenue Station is 1.1 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 196 E 38th Ave

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2026$1,821,000
Up 3% 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≈ 477 m²
ZoningRT-2
Rear laneYes
Frontage and depth
What the zoning allows

Schools and parks near 196 E 38th Ave
Elementary catchmentVan Horne Elementary
Secondary catchmentEric Hamber Secondary
General Brock Elementary570 m
Sir Wm Van Horne Elementary608 m
John Oliver Secondary820 m
Cartier Park369 m
Riley Park667 m

How catchments work

Transit near 196 E 38th Ave
Nearest SkyTrain: Oakridge-41st Avenue (Canada Line)1.1 km
Northbound Main St @ E 39 Ave · 364 m
Southbound Main St @ E 39 Ave · 3119 m
Northbound Main St @ E 36 Ave · 3209 m

Bus routes within 400 m: 3, 41, R4

Street, trees and terrain
City street trees in front2 · Common Horsechestnut
Ground elevation≈ 79 m above sea level
Slope across the lotFlat
Nearest arterial roadMain St, 32 m
Truck route32 m

Crime near 196 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: 11 new-building permits and 11 demolition permits.

New buildings nearby:

Rezoning applications within 800 m: in the full report.

In Riley Park, the City issued 144 new-building permits and 102 demolition permits in the last two years. About the neighbourhood

Questions about 196 E 38th Ave

What is 196 E 38th Ave assessed at?

$1,821,000 for 2026, from BC Assessment through the City’s property tax report.

When was 196 E 38th Ave built?

In 1988, according to BC Assessment.

What is the zoning of 196 E 38th Ave?

It is zoned RT-2 under the Vancouver Zoning and Development By-law. More

What can be built at 196 E 38th Ave?

It is in a duplex and townhouse district (RT-2). The district schedule sets the number of homes, height and floor area. More

Is 196 E 38th Ave in a floodplain?

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

Is 196 E 38th Ave on the Heritage Register?

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

What building permits has 196 E 38th Ave had?

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

Which schools serve 196 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 196 E 38th Ave?

Oakridge-41st Avenue Station is 1.1 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 21, 2026. How we check · Data sources · Glossary