Vancouver Dossier

450 E 38th Ave, Vancouver, BC

A freehold property, built 2018 on a 356 m² R1-1 lot with a rear lane. Newer than 97% of the buildings on E 38th Ave.

Assessed 2026

$2,853,000

Zoning

R1-1

Lot

≈ 356 m²

Built

2018

2 to check5 notes2 clear

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What the records show for 450 E 38th Ave

Note

Short-term rentals: only in your principal residence

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What the record says: City licences: 224 active short-term rental licences in Riley Park in 2026. The City does not publish their addresses.
What it means: In Vancouver you can rent short term (Airbnb and the like) only the home you live in, with a City licence; a strata can ban it entirely. Do not count on short-term rental income from a second home.
What to do: If rental income matters, read the City’s short-term rental rules and ask about the rules for secondary suites.

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Check

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

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

Rebuilt in 2018 after a demolition

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

3 permits on this lot 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

A permit is filed under another civic number

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 $2,853,000, +23% 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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Clear

Not on the Heritage Register

Clear

Outside the City floodplain

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Street view

About 450 E 38th Ave

Assessed at $2,853,000 for 2026 (−5% on 2025). One of the highest assessed houses on E 38th Ave, above 92% of them. Rebuilt after a 2018 demolition. School catchment: Brock Elementary and John Oliver Secondary. Oakridge-41st Avenue Station is 1.6 km away.

Read every record and what to do next

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 450 E 38th Ave

2026$2,853,000

Up 23% since 2021

Permits on this lot · 3 since 2017

Apr 2018 · New building, single detached house with suite$668,250

2 more permits in the full report

The lot and zoning

Area≈ 356 m²

Frontage and depth

What the zoning allows

Schools and parks near 450 E 38th Ave

Elementary catchmentBrock Elementary

Secondary catchmentJohn Oliver Secondary

John Oliver Secondary475 m

Vancouver Learning Network475 m

Sir Alexander Mackenzie StrongStart629 m

Cartier Park251 m

MacDonald Park731 m

How catchments work

Transit near 450 E 38th Ave

Nearest SkyTrain: Oakridge-41st Avenue (Canada Line)1.6 km

Westbound E 41 Ave @ St. George St · 41324 m

Southbound Fraser St @ E 37 Ave · 8, N8326 m

Eastbound E 41 Ave @ St. George St · 41350 m

Bus routes within 400 m: 8, 41, N8

Street, trees and terrain

City street trees in frontNone recorded

Ground elevation≈ 88 m above sea level

Slope across the lotFlat, about 1 m

Arterial roadsNone within 300 m

Crime near 450 E 38th Ave

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: 4 new-building permits and 5 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 450 E 38th Ave

What is 450 E 38th Ave assessed at?

$2,853,000 for 2026, from BC Assessment through the City’s property tax report.

When was 450 E 38th Ave built?

In 2018, according to BC Assessment.

What is the zoning of 450 E 38th Ave?

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

What can be built at 450 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 450 E 38th Ave in a floodplain?

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

Is 450 E 38th Ave on the Heritage Register?

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

Can 450 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 450 E 38th Ave had?

The City has issued 3 permits since 2017. The latest, from Apr 2018: new building ($668,250). More

Which schools serve 450 E 38th Ave?

Elementary: Brock Elementary. Secondary: John Oliver Secondary. Placement depends on space: confirm with the school.

How far is the nearest SkyTrain station from 450 E 38th Ave?

Oakridge-41st Avenue Station is 1.6 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