Vancouver Dossier

4454 W 5th Ave, Vancouver, BC

A freehold property, built 1966 on a 344 m² R1-1 lot with a rear lane. Older than 60% of the buildings on W 5th Ave.

Assessed 2026

$2,414,200

Zoning

R1-1

Lot

≈ 344 m²

Built

1966

1 to check6 notes3 clear

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What the records show for 4454 W 5th Ave

Note

Built before 1990: asbestos survey before renovating

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What the record says: Built 1966.
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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R1-1 lot: fits a multiplex, 3–4 homes, borderline

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 $2,414,200, +9% 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

11 new buildings and 7 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 4454 W 5th Ave

Assessed at $2,414,200 for 2026 (−8% on 2025). One of the lowest assessed houses on W 5th Ave. The land is 98% of the value. The lot is smaller than 93% of the lots in West Point Grey. School catchment: Queen Mary Elementary and Byng Secondary.

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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 4454 W 5th Ave

2026$2,414,200

Up 9% 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≈ 344 m²

Frontage and depth

What the zoning allows

Schools and parks near 4454 W 5th Ave

Elementary catchmentQueen Mary Elementary

Secondary catchmentByng Secondary

Queen Mary Elementary216 m

West Point Grey Academy463 m

Pacific Spirit School691 m

West Point Grey Park304 m

Locarno Park576 m

How catchments work

Transit near 4454 W 5th Ave

Nearest SkyTrain: Yaletown-Roundhouse (Canada Line)6.3 km

Eastbound W 4th Ave @ Trimble St · 4154 m

Westbound W 4th Ave @ Trimble St · 4164 m

Westbound W 4th Ave @ Sasamat St · 4182 m

Bus routes within 400 m: 4, 44, 84

Street, trees and terrain

City street trees in front1 · European White Birch

Ground elevation≈ 60 m above sea level

Slope across the lotFlat

Nearest arterial roadW 4th Ave, 128 m

Truck route128 m

Crime near 4454 W 5th 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: 11 new-building permits and 7 demolition permits.

New buildings nearby:

Rezoning applications within 800 m: in the full report.

In West Point Grey, the City issued 132 new-building permits and 66 demolition permits in the last two years. About the neighbourhood

Questions about 4454 W 5th Ave

What is 4454 W 5th Ave assessed at?

$2,414,200 for 2026, from BC Assessment through the City’s property tax report.

When was 4454 W 5th Ave built?

In 1966, according to BC Assessment.

What is the zoning of 4454 W 5th Ave?

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

What can be built at 4454 W 5th 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 4454 W 5th Ave in a floodplain?

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

Is 4454 W 5th Ave on the Heritage Register?

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

Can 4454 W 5th 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 4454 W 5th Ave had?

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

Which schools serve 4454 W 5th Ave?

Elementary: Queen Mary Elementary. Secondary: Byng Secondary. Placement depends on space: confirm with the school.

How far is the nearest SkyTrain station from 4454 W 5th Ave?

Yaletown-Roundhouse Station is 6.3 km away in a straight line.

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Other addresses on W 5th Ave

Full reportEvery record explained · PDF

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