81 E 38th Ave, Vancouver, BC

A freehold property, built 1997 on a 375 m² R1-1 lot with a rear lane. Newer than 80% of the buildings on E 38th Ave.

Assessed 2026
$2,037,000
Zoning
R1-1
Lot
≈ 375 m²
Built
1997
2 to check4 notes2 clear
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What the records show for 81 E 38th Ave

Note

11 new buildings and 10 demolitions within 300 m

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What the record says
Permits issued in the last 24 months. Largest: 180 E 35TH AVENUE, $13,250,000.
What it means
The area is being rebuilt. Expect construction nearby for a while.
What to do
Visit on a weekday and ask about timelines for the largest projects.

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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

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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

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 $2,037,000, +11% 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

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 81 E 38th Ave

Assessed at $2,037,000 for 2026 (−9% on 2025). Assessed higher than 54% of the houses on E 38th Ave. The land is 86% of the value. School catchment: Van Horne Elementary and Eric Hamber Secondary. Oakridge-41st Avenue Station is 950 m 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 81 E 38th Ave

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2026$2,037,000
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≈ 375 m²
ZoningR1-1
Rear laneYes
Frontage and depth
What the zoning allows

Schools and parks near 81 E 38th Ave
Elementary catchmentVan Horne Elementary
Secondary catchmentEric Hamber Secondary
General Brock Elementary565 m
Sir Wm Van Horne Elementary593 m
John Oliver Secondary959 m
Cartier Park480 m
Riley Park599 m

How catchments work

Transit near 81 E 38th Ave
Nearest SkyTrain: Oakridge-41st Avenue (Canada Line)950 m
Northbound Main St @ E 39 Ave · 3200 m
Southbound Main St @ E 39 Ave · 3230 m
Northbound Main St @ E 36 Ave · 3235 m

Bus routes within 400 m: 3

Street, trees and terrain
City street trees in frontNone recorded
Ground elevation≈ 80 m above sea level
Slope across the lotFlat, about 1 m
Nearest arterial roadMain St, 165 m

Crime near 81 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 10 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 81 E 38th Ave

What is 81 E 38th Ave assessed at?

$2,037,000 for 2026, from BC Assessment through the City’s property tax report.

When was 81 E 38th Ave built?

In 1997, according to BC Assessment.

What is the zoning of 81 E 38th Ave?

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

What can be built at 81 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 81 E 38th Ave in a floodplain?

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

Is 81 E 38th Ave on the Heritage Register?

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

Can 81 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 81 E 38th Ave had?

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

Which schools serve 81 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 81 E 38th Ave?

Oakridge-41st Avenue Station is 950 m 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