396 W 21st Ave, Vancouver, BC

A 2-unit strata building, built 1931 on a 407 m² R1-1 lot with a rear lane. Older than 81% of the buildings on W 21st Ave.

Typical unit, 2026
$3,647,000
Zoning
R1-1
Strata units
2
Built
1931
1 to check7 notes3 clear
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What the records show for 396 W 21st Ave

Note

R1-1 lot: fits a multiplex, 3–4 homes

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What the record says
Lot about 407 m², 11.0 m wide and 37.2 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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3 permits on this lot since 2017, 3 in the last 3 years

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 2025 after a demolition

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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

Typical unit assessed at $3,647,000

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

Strata building, 2 units, built 1931

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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

21 new buildings and 11 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

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

Clear

Separated storm and sanitary sewers

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Street view

About 396 W 21st Ave

Units are assessed from $3,647,000 to $3,647,000; the typical unit is $3,647,000. Rebuilt after a 2025 demolition. School catchment: Cavell Elementary and Eric Hamber Secondary. King Edward Station is 360 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 396 W 21st Ave

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Whole building, 2 units: units are assessed from $3,647,000 to $3,647,000, typical unit $3,647,000.

2026$0

Permits on this building · 3 since 2017

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Apr 2025 · New building, duplex$1,000,000
2 more permits in the full report

Schools and parks near 396 W 21st Ave
Elementary catchmentCavell Elementary
Secondary catchmentEric Hamber Secondary
Edith Cavell Elementary369 m
Simon Fraser Elementary681 m
General Wolfe Elementary688 m
Heather Park711 m
Douglas Park712 m

How catchments work

Transit near 396 W 21st Ave
Nearest SkyTrain: King Edward (Canada Line)360 m
Northbound Cambie St @ W 22 Ave · 15, 33, N15196 m
Southbound Cambie St @ W 22 Ave · 15, 33, N15230 m
Southbound Cambie St @ W 20 Ave · 15, 33, N15240 m

Bus routes within 400 m: 15, 25, 33, N15

Street, trees and terrain
City street trees in front4 · Autumn Applause Ash, Silver Variegated Norway Maple
Ground elevation≈ 65 m above sea level
Slope across the lotFlat
Nearest arterial roadCambie St, 204 m
SkyTrain guideway200 m

Crime near 396 W 21st 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: 21 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 139 new-building permits and 102 demolition permits in the last two years. About the neighbourhood

Questions about 396 W 21st Ave

What are the units at 396 W 21st Ave assessed at?

Units are assessed from $3,647,000 to $3,647,000; the typical unit is $3,647,000.

When was 396 W 21st Ave built?

In 1931, according to BC Assessment. A major improvement is recorded in 1960.

What is the zoning of 396 W 21st Ave?

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

Is 396 W 21st Ave in a floodplain?

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

Is 396 W 21st Ave on the Heritage Register?

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

Can 396 W 21st 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. The strata bylaws can also ban it. More

What building permits has 396 W 21st Ave had?

The City has issued 3 permits since 2017. The latest, from Apr 2025: new building ($1,000,000). More

Which schools serve 396 W 21st Ave?

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

How far is the nearest SkyTrain station from 396 W 21st Ave?

King Edward Station is 360 m away in a straight line.

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Other addresses on W 21st Ave

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