Vancouver Dossier

396 E King Edward Ave, Vancouver, BC

A freehold property, built 1965 on a 380 m² R1-1 lot with a rear lane. Newer than 59% of the buildings on E King Edward Ave.

Assessed 2026

$1,653,100

Zoning

R1-1

Lot

≈ 380 m²

Built

1965

1 to check8 notes2 clear

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What the records show for 396 E King Edward Ave

Note

R1-1 lot: fits a multiplex, 3–4 homes

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What the record says: Lot about 380 m², 12.3 m wide and 31.8 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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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 $1,653,100, +19% 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

17 new buildings and 8 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 (E King Edward 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

Not on the Heritage Register

Clear

Outside the City floodplain

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Street view

About 396 E King Edward Ave

Assessed at $1,653,100 for 2026 (−5% on 2025). Assessed higher than 43% of the houses on E King Edward Ave. The land is 98% of the value. School catchment: Wolfe Elementary and Sir Charles Tupper Secondary. King Edward Station is 1.3 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 396 E King Edward Ave

2026$1,653,100

Up 19% 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≈ 380 m²

Frontage and depth

What the zoning allows

Schools and parks near 396 E King Edward Ave

Elementary catchmentWolfe Elementary

Secondary catchmentSir Charles Tupper Secondary

Sir Charles Tupper Secondary235 m

David Livingstone Elementary250 m

General Wolfe Elementary635 m

Price Park338 m

Prince Edward Park353 m

How catchments work

Transit near 396 E King Edward Ave

Nearest SkyTrain: King Edward (Canada Line)1.3 km

Westbound E King Edward Ave @ Prince Edward St · 2572 m

Eastbound E King Edward Ave @ Prince Edward St · 2592 m

Eastbound E King Edward Ave @ Main St · 25227 m

Bus routes within 400 m: 3, 25

Street, trees and terrain

City street trees in front3 · Little-Leaf Linden

Ground elevation≈ 62 m above sea level

Slope across the lotGentle slope, about 2 m

Nearest arterial roadE King Edward Ave, 21 m

Crime near 396 E King Edward 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: 17 new-building permits and 8 demolition permits.

New buildings nearby:

4258 Sophia St Jul 2025
4260 Sophia St Jul 2025
4298 Sophia St May 2025
4286 Sophia St May 2025

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 396 E King Edward Ave

What is 396 E King Edward Ave assessed at?

$1,653,100 for 2026, from BC Assessment through the City’s property tax report.

When was 396 E King Edward Ave built?

In 1965, according to BC Assessment.

What is the zoning of 396 E King Edward Ave?

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

What can be built at 396 E King Edward Ave?

Under R1-1 the lot appears to fit a multiplex, 3–4 homes. It has a rear lane, which a laneway home needs. More

Is 396 E King Edward Ave in a floodplain?

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

Is 396 E King Edward Ave on the Heritage Register?

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

Can 396 E King Edward 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 396 E King Edward Ave had?

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

Which schools serve 396 E King Edward Ave?

Elementary: Wolfe Elementary. Secondary: Sir Charles Tupper Secondary. Placement depends on space: confirm with the school.

How far is the nearest SkyTrain station from 396 E King Edward Ave?

King Edward Station is 1.3 km away in a straight line.

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Other addresses on E King Edward Ave

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