454 E 55th Ave, Vancouver, BC

A freehold property, built 1953 on a 329 m² R1-1 lot with a rear lane. Older than 85% of the buildings on E 55th Ave.

Assessed 2026
$1,595,900
Zoning
R1-1
Lot
≈ 329 m²
Built
1953
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What the records show for 454 E 55th Ave

Street view

About 454 E 55th Ave

Assessed at $1,595,900 for 2026 (−6% on 2025). One of the lowest assessed houses on E 55th Ave. The land is 98% of the value. The lot is smaller than 90% of the lots in Sunset. School catchment: Henderson Elementary and John Oliver Secondary. Langara-49th Avenue Station is 1.6 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 454 E 55th Ave

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2026$1,595,900
Up 23% 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≈ 329 m²
ZoningR1-1
Rear laneYes
Frontage and depth
What the zoning allows

Schools and parks near 454 E 55th Ave
Elementary catchmentHenderson Elementary
Secondary catchmentJohn Oliver Secondary
John Henderson Elementary320 m
Pierre Elliott Trudeau Elementary592 m
John Henderson StrongStart Centre608 m
Sunset Park317 m

How catchments work

Transit near 454 E 55th Ave
Nearest SkyTrain: Langara-49th Avenue (Canada Line)1.6 km
Southbound Fraser St @ E 55 Ave · 8, N8372 m
Northbound Fraser St @ E 56 Ave · 8, N8391 m
Northbound Main St @ E 57 Ave · 3418 m

Bus routes within 400 m: 8, N8

Street, trees and terrain
City street trees in front1 · Green Gable Blackgum
Ground elevation≈ 56 m above sea level
Slope across the lotFlat, about 1 m
Arterial roadsNone within 300 m

Crime near 454 E 55th 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: 19 new-building permits and 8 demolition permits.

New buildings nearby:

Rezoning applications within 800 m: in the full report.

In Sunset, the City issued 145 new-building permits and 81 demolition permits in the last two years. About the neighbourhood

Questions about 454 E 55th Ave

What is 454 E 55th Ave assessed at?

$1,595,900 for 2026, from BC Assessment through the City’s property tax report.

When was 454 E 55th Ave built?

In 1953, according to BC Assessment.

What is the zoning of 454 E 55th Ave?

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

What can be built at 454 E 55th 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 454 E 55th Ave in a floodplain?

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

Is 454 E 55th Ave on the Heritage Register?

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

What building permits has 454 E 55th Ave had?

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

Which schools serve 454 E 55th Ave?

Elementary: Henderson Elementary. Secondary: John Oliver Secondary. Placement depends on space: confirm with the school.

How far is the nearest SkyTrain station from 454 E 55th Ave?

Langara-49th Avenue Station is 1.6 km away in a straight line.

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Other addresses on E 55th Ave

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Checked against City of Vancouver open data on October 21, 2026. How we check · Data sources · Glossary