420 W 16th Ave, Vancouver, BC

A freehold property, built 1976 on a 3,029 m² RT-5 lot with a rear lane. Older than 87% of the buildings on W 16th Ave.

Assessed 2026
$15,325,000
Zoning
RT-5
Lot
≈ 3,029 m²
Built
1976
1 to check9 notes2 clear
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What the records show for 420 W 16th Ave

Note

Zoned RT-5

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What the record says
Lot about 3,029 m², measured from the City lot outline. Zoning district RT-5 (RT).
What it means
The zoning district sets what can be built and how the property can be used.
What to do
Read the district schedule or ask the City if you plan changes.

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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

3 permits on this lot 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 $15,325,000, −7% 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

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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

Built before 1990: asbestos survey before renovating

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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

15 new buildings and 8 demolitions within 300 m

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Note

On or next to an arterial road (W 16th Ave)

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Note

SkyTrain guideway about 143 m away

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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 420 W 16th Ave

Assessed at $15,325,000 for 2026 (−14% on 2025). One of the highest assessed houses on W 16th Ave, above 92% of them. The land is 93% of the value. The lot is larger than 100% of the lots in Riley Park. 3 building permits since 2017. The latest, from Nov 2022: addition or alteration, multiple dwelling ($270,000). School catchment: Fraser Elementary and Eric Hamber Secondary. Broadway-City Hall Station is 700 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 420 W 16th Ave

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2026$15,325,000
Down 7% since 2021
20202026

Permits on this lot · 3 since 2017

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Nov 2022 · Addition or alteration, multiple dwelling$270,000
2 more permits in the full report

The lot and zoning

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Area≈ 3,029 m²
ZoningRT-5
Rear laneYes
Frontage and depth
What the zoning allows

Schools and parks near 420 W 16th Ave
Elementary catchmentFraser Elementary
Secondary catchmentEric Hamber Secondary
Simon Fraser Elementary357 m
Edith Cavell Elementary505 m
Blessed Sacrament School505 m
Mount Pleasant Park458 m
Heather Park618 m

How catchments work

Transit near 420 W 16th Ave
Nearest SkyTrain: Broadway-City Hall (Canada Line)700 m
Northbound Cambie St @ W 16 Ave · 15, N15154 m
Southbound Cambie St @ W 16 Ave · 15, 33, N15160 m
Westbound W 16 Ave @ Cambie St · 33201 m

Bus routes within 400 m: 15, 33, N15

Street, trees and terrain
City street trees in frontNone recorded
Ground elevation≈ 54 m above sea level
Elevation change across the siteabout 2 m
Nearest arterial roadW 16th Ave, 37 m
SkyTrain guideway143 m

Crime near 420 W 16th 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: 15 new-building permits and 8 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 420 W 16th Ave

What is 420 W 16th Ave assessed at?

$15,325,000 for 2026, from BC Assessment through the City’s property tax report.

When was 420 W 16th Ave built?

In 1976, according to BC Assessment.

What is the zoning of 420 W 16th Ave?

It is zoned RT-5 under the Vancouver Zoning and Development By-law. More

What can be built at 420 W 16th Ave?

It is in a duplex and townhouse district (RT-5). The district schedule sets the number of homes, height and floor area. More

Is 420 W 16th Ave in a floodplain?

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

Is 420 W 16th Ave on the Heritage Register?

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

Can 420 W 16th 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 420 W 16th Ave had?

The City has issued 3 permits since 2017. The latest, from Nov 2022: addition or alteration ($270,000). More

Which schools serve 420 W 16th Ave?

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

How far is the nearest SkyTrain station from 420 W 16th Ave?

Broadway-City Hall Station is 700 m away in a straight line.

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Other addresses on W 16th Ave

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