Ambleside 55+ Homes for Sale

Rental, care and subsidized seniors housing in Ambleside (not for sale)

• Kiwanis Manor (independent suites) — 959 21st St: The Kiwanis North Shore Housing Society's own page for Kiwanis Manor labels it "55+ • WEST VANCOUVER" and "Independent Living," at 959 21st Street, and the society states most of its seniors housing communities offer below-market rental housing. Rental only — nothing to buy. See the conflict note under the care heading below: the same address also carries a registered assisted-living residence.
• Westerleigh PARC — 725 22nd St: PARC Retirement Living's independent-living rental residence at 22nd Street and Marine Drive, LEED Gold certified, with chef-prepared meals, fitness programs and transportation included; PARC places it a 2-minute walk from the West Vancouver Community Centre. Rental only.
• Hollyburn House (Venvi Hollyburn House) — 2095 Marine Dr: Rental retirement residence in the centre of Ambleside, across from the Seniors' Activity Centre and the library; its operator, Cogir Senior Living, lists independent living, assisted living, residential care, short-term and respite stays, and describes nearly 40 years of operation at the site. It is registered in BC's Assisted Living Registry (class SN), legal operator WC Operating (British Columbia - 1) GP Inc.
• Amica West Vancouver — 659 Clyde Ave (east end, by Taylor Way): Rental residence offering independent living, registered assisted living suites and long-term care; Amica describes private suites with premium amenities including an indoor saltwater pool. Registered in the Assisted Living Registry (class SN), operator WC Operating (Ivy BC) GP Inc.
• Kiwanis Manor (assisted living) — 959 21st St: sources differ: the Assisted Living Registry lists "Kiwanis Manor" at 959 21st Street as a Registered assisted-living residence (class SN) with legal operator "Dundarave Assisted Living Residence Partnership," and Park Place Seniors Living publishes a Kiwanis Manor Assisted Living page for the same address — while the Kiwanis society's own page describes Kiwanis Manor at the same address as independent 55+ living. The sources support both an independent-living component (society) and a registered assisted-living component (registry/Park Place) at this address.
• Inglewood Care Centre — 725 Inglewood Ave: Long-term care home operated by the Baptist Housing Society (not-for-profit): 230 publicly funded beds, opened 1979, per the Office of the Seniors Advocate's facility quick facts. Care only — access is through Vancouver Coastal Health assessment, not purchase or ordinary rental.
• Kiwanis Manor — 959 21st St: is also the sub-area's subsidized/below-market entry: it is run by the non-profit Kiwanis North Shore Housing Society, which states most of its seniors housing communities offer below-market rental housing, with applications accepted year-round. The same address's assisted-living registration is covered above.

Local rules and plans in Ambleside

• Zoning: Zoning Bylaw No. 4662, 2010: Houses sit in the RS single-family dwelling zones; Section 200 states minimum site areas of 8,094 m² in RS1, 1,625 m² in RS2, 975 m² in RS3, 731 m² in RS4 and 488 m² in RS5, and lists secondary suites and a detached secondary suite among permitted uses in the single-family zones; apartment and mixed-use form concentrates in the town-centre blocks.
• OCP: Official Community Plan Bylaw No. 4985, 2018, with the Ambleside Centre Local Area Plan as the area-specific plan — implemented by provincial order effective April 7, 2026 after the District missed the Province's December 31, 2025 adoption deadline. Town-centre and adjacent lots carry plan expectations that did not exist under the prior OCP alone.
• Foreshore Development Permit: the District requires one for work within the Foreshore Development Permit Area — waterfront property or other properties at risk of coastal flooding — which applies to Ambleside's Bellevue Avenue and waterfront-edge properties. An Environmental Development Permit is required within 15 metres of the top of any watercourse bank.
• Assisted living is not an age-bylaw product: Hollyburn House, Amica West Vancouver and the Kiwanis Manor assisted-living suites are registered under BC's Assisted Living Registry; admission runs through the operator (and Vancouver Coastal Health for publicly funded care such as Inglewood), not under the Strata Property Act.
• Property taxes: District of West Vancouver 2026 property taxes were due July 2, 2026, with a 5% penalty on unpaid current taxes on July 2, 2026 and a further 5% on outstanding current taxes on September 2, 2026.
• Additional school tax: at Ambleside price points the Province's additional school tax can apply — 0.2% on the residential portion of assessed value between $3 million and $4 million and 0.4% above $4 million for 2026, rising to 0.3% and 0.6% on January 1, 2027.

BC’s 55+ rules (age bylaws, who may live in a unit, exemptions and rentals) apply in every strata and are on the BC 55+ strata rules page.

• BC 55+ strata rules

Nearby areas with no 55+ building of their own: Chelsea Park and Caulfeild and Altamont

Chelsea Park and Caulfeild and Altamont sit next to Ambleside, and the sources found no 55+ strata, park or co-op building inside them. The 55+ homes a buyer can own in this part of West Vancouver are the buildings above. What each area is like, from the same notes:

Chelsea Park: streets, schools and what to know

• Chelsea Park is a small residential pocket in the District of West Vancouver at the south edge of the British Properties, above Wentworth Avenue and Queens Avenue and south of Highway 1.
• Nearby areas: the British Properties (north), Whitby Estates and Chartwell (north-east), Dundarave (south-west, below) and Altamont (west).
• Housing form: single-family homes in the RS zones of Zoning Bylaw No. 4662, 2010 (RS2, RS3, RS5 and RS7 all appear in District material for this area). No named condo building or townhome complex inside Chelsea Park is confirmed on an official or developer source.
• The pocket's one named place is a park, not housing: Chairlift Park, on the Chelsea Close streets, listed in the District Parks Master Plan as RS7 and Dedicated.
• Schools: no SD45 school is physically inside Chelsea Park. Nearby: Westcot Elementary (K–7), described by SD45 as at the foot of the British Properties, and Irwin Park Elementary (K–7), 2455 Haywood Avenue in Dundarave. SD45 has no middle tier (K–7 elementary, 8–12 secondary).
• Transit: TransLink route 256 (Whitby Estates / Park Royal), a community shuttle operated as West Vancouver Blue Bus, runs via Skilift Road, Folkestone Way and Chippendale Road at the west edge of the pocket; route 251 (Queens / Park Royal) runs on Queens Avenue below the area to Park Royal.
• Health care: Lions Gate Hospital, 231 East 15th Street, North Vancouver, is the Vancouver Coastal Health hospital serving the North Shore including West Vancouver; the North Vancouver Urgent and Primary Care Centre is at Suite 200, 221 West Esplanade, North Vancouver.
• Shopping and services are downhill: Park Royal, at Marine Drive and Taylor Way, is recognized in the OCP as the regional shopping centre; the District's Seniors' Activity Centre is at 695 21st Street in Ambleside, across from Hollyburn House.
• "Chelsea Park" is not a District neighbourhood name at all — the District's own material shows only the street cluster (Chelsea Court/Place/Close, Chairlift Road, Skilift Place, Bramwell Road) and a pump house at 2600 Chelsea Court. Comparable sales and even school-locator ranges may sit under British Properties or Chartwell labels, so a comp set built only on the "Chelsea Park" name will be thin and possibly wrong.
• The school locator literally has a hole on Chelsea Court: its listed ranges start at 2620 (even) and 2611 (odd), so an address like the District's own pump house at 2600 returns no catchment result. Any listing that states a Chelsea Park catchment without an address-level locator run is asserting something the tool itself did not confirm.
• For a pocket this small, "55+ in Chelsea Park" as a page promise would be empty; the honest product is the house-plus-suite route or the downhill buildings.
• The one residence that name-checks this end of the District: Amica Lions Gate's own page says many of its residents come from the West Vancouver communities of Ambleside, Dundarave and British Properties — Chelsea Park sits at the British Properties' south edge, so that residence is where neighbours from these streets have actually gone, per the operator.
• The District's big seniors build is the Inglewood redevelopment, in Ambleside: on September 21, 2026, Council approved the two-phase redevelopment of Inglewood Care Centre (725 Inglewood Ave) — Phase 1, a 364-bed publicly funded long-term care facility; Phase 2, 200 independent-living units and 161 seniors rental housing units. The District does not handle tenant placement; Baptist Housing does.
• Kiwanis Manor carries two descriptions in two sources — independent 55+ rental on the society's site, registered assisted living in BC's Assisted Living Registry under a partnership name. Confirm which product it actually offers before describing it to a client.
• The District's seniors services are concentrated exactly where the seniors housing is: the Seniors' Activity Centre at 695 21st Street — 55+ programs, Garden Side Bistro, SACS on 21st shop, rehabilitation programs and a shuttle bus — sits across from Hollyburn House and a block from the Kiwanis 21st Street cluster. A Chelsea Park senior who moves downhill joins that cluster; one who stays uses it by car or shuttle.

Caulfeild: streets, schools and what to know

• Caulfeild is the District of West Vancouver's western neighbourhood: Lower Caulfeild at the foreshore, Upper Caulfeild north toward Highway 1, Lighthouse Park to the west and Marine Drive along the south. The District uses the name in Official Community Plan Bylaw No. 4985, 2018 policy for the Caulfeild Village Centre, one of its village centres alongside Dundarave and Horseshoe Bay. No street-by-street written boundary is published by the District. Note the spelling: the District and SD45 use "Caulfeild" (with the second "u"), not "Caulfield."
• Interior streets: Caulfeild Drive, Keith Road and Headland Drive; Highway 1 (Upper Levels Highway) crosses the north side. Nearby areas: Lighthouse Park (west), Altamont and West Bay (east), Cypress Park Estates (north, across Highway 1).
• The area has both schools inside it: Caulfeild Elementary (iDEC), 4685 Keith Road (K–7), and Rockridge Secondary, 5350 Headland Drive (8–12), across from Caulfeild Village.
• Parks: Caulfeild Park offers the Caulfeild Trail, rocky foreshore, sandy beaches and swimming in calm, protected water; Lighthouse Park at the west edge has trails through old-growth forest to the historic lighthouse.
• Transit: TransLink route 253 (Caulfeild Village / Park Royal), operated as West Vancouver Blue Bus, runs via Caulfeild Drive, Cherbourg Drive, Keith Road and Marine Drive, with select trips continuing to Vancouver via the Lions Gate Bridge; route 262 runs from Caulfeild Village to Horseshoe Bay, Lions Bay and Brunswick Beach, and route 250 runs on Marine Drive.
• Health care: Lions Gate Hospital, 231 East 15th Street, North Vancouver, is the Vancouver Coastal Health hospital serving the North Shore including West Vancouver; the North Vancouver Urgent and Primary Care Centre is at Suite 200, 221 West Esplanade, North Vancouver.
• Shopping: Caulfeild Village Centre is the commercial centre named in OCP Policy 2.3.4. The District's main recreation and library facilities are east in Ambleside: the West Vancouver Community Centre and Aquatic Centre, 2121 Marine Drive, and West Vancouver Memorial Library, 1950 Marine Drive, beside the Seniors' Activity Centre at 695 21st Street.
• Caulfeild's zoning literally bans the product this page is about: since Amendment Bylaw No. 5321, 2024 created CD86, stratification is prohibited in Residential Area A of the old Land Use Contract lands — so no condo, townhouse strata or 55+ complex can be created there, whatever demand does.
• The Land Use Contract era just ended here: CD86 replaced the Caulfeild Land Use Contract in 2024 — the area's most recent District-significant land-use change — and Residential Area A's minimum site area is simply whatever was lawfully registered on each parcel, so lot-by-lot history matters more than a zone table.
• Lower Caulfeild's heritage rules are a second permit system: the designated Heritage Conservation Area (subdivision planned by Francis Caulfeild from 1899) requires a Heritage Alteration Permit for any work — a cost and timeline factor for any senior planning to adapt a Lower Caulfeild house for aging in place.
• A Caulfeild downsizer's realistic choice is: one of those, a Kiwanis rental on 21st Street, an Amica/Hollyburn residence, or staying put with a suite and services.
• The District's big seniors build is the Inglewood redevelopment, east of here: on September 21, 2026, Council approved the two-phase redevelopment of Inglewood Care Centre (725 Inglewood Ave) — Phase 1, a 364-bed publicly funded long-term care facility; Phase 2, 200 independent-living units and 161 seniors rental housing units. The District does not handle tenant placement; Baptist Housing does.
• Kiwanis Manor carries two descriptions in two sources — independent 55+ rental on the society's site, registered assisted living in BC's Assisted Living Registry under a partnership name. Confirm which product it actually offers before describing it to a client.
• Both of Caulfeild's schools are inside the area, which keeps family demand — and family pricing — under senior sellers' houses: Caulfeild Elementary (4685 Keith Rd) and Rockridge Secondary (5350 Headland Dr) are a matched K–12 pair in one pocket, rare in West Vancouver (Altamont and Chelsea Park have no school inside the pocket at all).

Altamont: streets, schools and what to know

• Altamont is a residential hillside area of the District of West Vancouver, above Marine Drive between Dundarave to the east and Caulfeild to the west. The District does not use "Altamont" as a named neighbourhood in its Official Community Plan, Bylaw No. 4985, 2018 — its village centres are Dundarave, Caulfeild Village and Horseshoe Bay, with Ambleside as the Municipal Town Centre.
• The streets that frame the area are Marine Drive along the waterfront below, Queens Avenue climbing the hillside, and the avenues above them below the British Properties edge; nearby areas are Dundarave (east), Caulfeild (west), the British Properties (north, uphill), Ambleside (south-east) and Chelsea Park (north-west, uphill).
• Housing form: detached houses on hillside lots in the RS single-family zones of Zoning Bylaw No. 4662, 2010. No condo building, townhome complex or seniors facility inside Altamont is confirmed on an official or developer source.
• Transit at the edges, not inside: TransLink route 251 (Queens / Park Royal), operated as West Vancouver Blue Bus, runs on the Queens Avenue corridor below the hillside, and route 250 runs on Marine Drive between Horseshoe Bay, Dundarave, Park Royal and downtown Vancouver via the Lions Gate Bridge.
• Schools: School District 45 (West Vancouver Schools) catchments are address-based and no Altamont catchment is confirmed — SD45 directs families to the school locator on its admissions page. SD45 has no middle tier: elementary is K–7, secondary is 8–12. Nearby schools are Irwin Park Elementary (K–7), 2455 Haywood Avenue in Dundarave, and Westcot Elementary (K–7) at the foot of the British Properties.
• Health care: Lions Gate Hospital, 231 East 15th Street, North Vancouver, is the Vancouver Coastal Health hospital serving the North Shore including West Vancouver; the North Vancouver Urgent and Primary Care Centre is at Suite 200, 221 West Esplanade, North Vancouver.
• The District's seniors hub is downhill in Ambleside: the West Vancouver Seniors' Activity Centre, 695 21st Street, offers programs, services and amenities geared toward 55+ adults, including the Garden Side Bistro, fitness, arts and learning programs and a seniors' shuttle bus.
• A buyer searching "Altamont 55+" is really searching Ambleside and Dundarave; the hillside pockets contribute no supply at all.
• The demand side is documented by the District itself: seniors rose from about one in five West Vancouver residents in 2001 to nearly one in three in 2021, and the median age hit 51 in 2021 — a decade older than the regional median — yet the OCP still describes the District as mostly detached, single-family housing with limited other forms.
• The biggest seniors project in the District's history is the Inglewood redevelopment, and it is not in Altamont. On September 21, 2026, Council approved bylaws and a development permit to redevelop Inglewood Care Centre at 725 Inglewood Ave in two phases: Phase 1, a 364-bed publicly funded long-term care facility; Phase 2, 200 independent-living units and 161 seniors rental housing units. The District is not involved in tenant placement — Baptist Housing handles resident inquiries.
• "Age restrictions" on a building-data site is not the same as known 55+.
• Kiwanis Manor carries two different descriptions in two official-ish sources — independent 55+ rental on the operator society's site, registered assisted living in BC's Assisted Living Registry under a partnership name. Anyone referring a client there should confirm which product the building actually offers before describing it.
• The seawalk below the hillside is the flat walking route: the Centennial Seawalk runs roughly 1.7 km east from Dundarave Park (150 25th Street, with 50+ metres of sandy beach, playground, washrooms and a seasonal concession) to Ambleside — relevant to any senior buyer weighing a hillside house against a flat Ambleside condo.
• The District runs a dedicated 55+ service layer downhill: the Seniors' Activity Centre at 695 21st Street runs the Garden Side Bistro, the SACS on 21st shop, rehabilitation/fitness programs and a seniors' shuttle bus — services an Altamont senior uses by driving or bussing down to Ambleside, not services in the pocket.

Ambleside 55+ homes: your questions answered

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