Vancouver Dossier

656 W King Edward Ave, Vancouver, BC

A freehold property, built 1942 on a 696 m² R1-1 lot with a rear lane. Older than 72% of the buildings on W King Edward Ave.

Assessed 2026

$2,937,000

Zoning

R1-1

Lot

≈ 696 m²

Built

1942

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What the records show for 656 W King Edward Ave

Note

Built before 1990: asbestos survey before renovating

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What the record says: Built 1942.
What it means: Buildings from before 1990 can contain asbestos in drywall compound, flooring, insulation and stucco. The City asks for a hazardous materials survey before it permits renovation or demolition of these buildings.
What to do: Budget for a hazardous materials survey and, if asbestos is found, removal by a certified contractor before any renovation.

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4 permits on this lot since 2017, 4 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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R1-1 lot: fits a multiplex, 6 homes (8 if all rental), borderline

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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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Built 1942: ask about a buried oil tank

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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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Sloped lot: about 5 m of fall

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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

Rebuilt in 2025 after a demolition

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Assessed at $2,937,000, −32% since 2021

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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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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

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 656 W King Edward Ave

Assessed at $2,937,000 for 2026 (−15% on 2025). Assessed higher than 57% of the houses on W King Edward Ave. The land is 99% of the value. The lot is larger than 79% of the lots in South Cambie. Rebuilt after a 2025 demolition. School catchment: Cavell Elementary and Eric Hamber Secondary. King Edward Station is 300 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 656 W King Edward Ave

2026$2,937,000

Down 32% since 2021

Permits on this lot · 4 since 2017

May 2025 · New building, laneway house$468,408

3 more permits in the full report

The lot and zoning

Area≈ 696 m²

Frontage and depth

What the zoning allows

Schools and parks near 656 W King Edward Ave

Elementary catchmentCavell Elementary

Secondary catchmentEric Hamber Secondary

Edith Cavell Elementary499 m

Emily Carr Elementary503 m

Vancouver Talmud Torah Elementary545 m

Braemar Park322 m

Douglas Park469 m

How catchments work

Transit near 656 W King Edward Ave

Nearest SkyTrain: King Edward (Canada Line)300 m

Westbound W King Edward Ave @ Heather St · 25114 m

Eastbound W King Edward Ave @ Willow St · 25176 m

King Edward Station bus loop · 15, 25, 33, N15259 m

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

Street, trees and terrain

City street trees in front2 · Japanese Snowbell

Ground elevation≈ 77 m above sea level

Slope across the lotSloped, about 5 m

Nearest arterial roadW King Edward Ave, 44 m

SkyTrain guideway304 m

Crime near 656 W 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: 5 new-building permits and 3 demolition permits.

New buildings nearby:

4377 Ash St Feb 2025
4271 Heather St Feb 2025
4405 Ash St Jul 2025

Rezoning applications within 800 m: in the full report.

In South Cambie, the City issued 46 new-building permits and 49 demolition permits in the last two years. About the neighbourhood

Questions about 656 W King Edward Ave

What is 656 W King Edward Ave assessed at?

$2,937,000 for 2026, from BC Assessment through the City’s property tax report.

When was 656 W King Edward Ave built?

In 1942, according to BC Assessment.

What is the zoning of 656 W King Edward Ave?

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

What can be built at 656 W King Edward Ave?

Under R1-1 the lot appears to fit a multiplex, 6 homes (8 if all rental), right at the minimum size, so a survey decides. It has a rear lane, which a laneway home needs. More

Is 656 W King Edward Ave in a floodplain?

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

Is 656 W King Edward Ave on the Heritage Register?

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

Can 656 W 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 656 W King Edward Ave had?

The City has issued 4 permits since 2017. The latest, from May 2025: new building ($468,408). More

Which schools serve 656 W King Edward Ave?

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

How far is the nearest SkyTrain station from 656 W King Edward Ave?

King Edward Station is 300 m away in a straight line.

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Other addresses on W King Edward Ave

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