Arbutus Ridge Homes for Sale in Vancouver

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Arbutus is a distinguished neighbourhood on Vancouver's West Side, renowned for its stately homes, excellent public and private schools, and peaceful residential character. The Arbutus Greenway runs through the heart of the community, offering a scenic corridor for cyclists and walkers.

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Where Arbutus sits

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Drive time to Arbutus

Drive time from Arbutus

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Common questions

Can I rent out an Arbutus Village unit long-term?

Yes as a matter of provincial law — rental-restriction bylaws have been unenforceable since November 24, 2022. Short-term rentals can still be restricted by bylaw, and Vancouver's Empty Homes Tax declaration applies to a unit left empty.

Are pets allowed in Arbutus Village?

A current enclave listing's pet field says "Pets: No." Pet bylaws remain enforceable in BC (unlike rental bylaws), so treat that field as a real warning and read the registered bylaws before writing.

What should I check first in a 1970s enclave building?

The depreciation report and CRF: stratas with 5+ lots must have a report every five years (no deferral vote since July 1, 2024) and must contribute at least 10% of the operating fund to the CRF. At 50 years old, the report's envelope, parkade and piping items drive the real cost of a low purchase price.

Are the new Arbutus Village buildings condos I can buy?

Partly, on paper: the redevelopment was reported with 399 strata units across its blocks, but its first block was split between market rental (115 units) and City-owned non-market homes (100 units), which are not for sale at all.

Is there a townhouse complex in Arbutus Ridge?

No known one — the count is 0 strata and 0 fee-simple. The stock is detached houses, one apartment strata enclave at the southern edge (board-filed under Quilchena), rental residences, and unnamed new multiplex units.

I saw "townhouses" advertised at Arbutus Residences on Yew Street — can I buy one?

No. Arbutus Residences (4188 and 4288 Yew Street) is a rental project — its own site markets luxury rental apartments with a "Townhouses" floor-plan category. You can rent the form; you cannot buy title.

What will the Arbutus Village redevelopment add?

On the 2017 construction reporting: four blocks, with Blocks C and D to include six-storey apartments and two-storey townhouses, and 399 strata units among 490 residential units overall.

Can I buy just one side of a duplex in Arbutus Ridge?

Only if that side is legally separate — a strata lot in a 2-lot strata plan (or a strata unit inside a new multiplex), or its own fee-simple lot from a subdivision. A secondary source says half duplexes are the area's ordinary non-detached product. Check the title first.

Which schools are located in Arbutus Ridge?

Carnarvon Elementary, 3400 Balaclava Street, and Trafalgar Elementary, 4170 Trafalgar Street; catchments are address-based, so check the exact address in the VSB locator.

Can an Arbutus Ridge house lot hold more than one home?

Yes, where the R1-1 schedule is met — a single detached house may include a secondary suite and a laneway house, and a multiplex may have up to 6 units or up to 8 rental units, with minimum site areas from 306 m² to 557 m² by form.

What Buyers & Sellers Say

Excerpts from Google reviews for Jared Gibbons, REALTOR® at Royal LePage Little Oak Realty (Suite 201 - 15272 Croydon Dr, Surrey). Quoted word for word; initials only.

  • 5 out of 5 stars

    “I’ve had the pleasure of working with Jared for both buying and selling homes in the past, and he has recently helped me sell a condo. I can confidently say that his service is by far better than any other realtor I’ve worked with…”

    A.B. Google review

  • 5 out of 5 stars

    “Great dealing with this agent. He was informative, helpful and knowledgeable about all the aspects of buying a home. I would recommend him to anyone who is interested in buying a home.”

    R. Google review

  • 5 out of 5 stars

    “I have bought a new house with Jared and he was very professional and knowledgeable always available to answer any questions I had but above all prepared and personable. I would highly recommend Jared.”

    G.E. Google review

More real estate nearby

Condo buildings in Arbutus

Arbutus Village — 2202 McBain Avenue (enclave addresses also include McMullen Avenue and Briar Avenue)

A building directory lists "Arbutus Village," 2202 McBain Ave, as a 3-level, completed-1975, freehold strata building — but places it under the board sub-area "Quilchena," not Arbutus Ridge. A current listing inside the enclave (2101 McMullen Avenue) records subdivision name "Arbutus Village," year built 1976, Area Minor "Quilchena," Apartment/Condo type, and a "Pets: No" field. The enclave's own zoning, CD-1 (78) for 4255 Arbutus Street, permits a maximum of 461 multiple-dwelling units and its plan area takes in 2202–2298 McBain, 2140 Briar and 2258–2294 West King Edward Avenue.

Streets, schools and getting around Arbutus

  • Arbutus Ridge is an official City of Vancouver local area (one of the City's 22), in the middle of the west side, between Shaughnessy, Dunbar and Kerrisdale.
  • Where condo stock actually concentrates: there is almost none inside the ridge's house streets. The only established strata apartment product tied to this area sits at its southern edge — the 1970s Arbutus Village enclave around McBain Avenue, McMullen Avenue and Briar Avenue, beside the Arbutus Street / West King Edward Avenue shopping node (4255 Arbutus Street). The interior is detached houses under R1-1.
  • Corridors and landmarks: Arbutus Street / West Boulevard and the Arbutus Greenway run north–south along the area's east side (the Greenway's temporary path runs 8.5 km between Fir Street and Milton Street); West 16th Avenue, West King Edward Avenue, West 33rd Avenue and West 41st Avenue cross east–west. Carnarvon Elementary (3400 Balaclava Street) and Trafalgar Elementary (4170 Trafalgar Street) sit inside the area.
  • Transit: no SkyTrain station sits inside Arbutus Ridge today; the City's Greenway page lists the #99 Broadway, #25 King Edward, #41 West 41st, #49 West 49th and #14 Arbutus / West Boulevard routes as the nearby frequent corridors.

Local rules that affect condo buyers in Arbutus

  • City tax timing: Vancouver 2026 advance taxes were due February 3, 2026 and main taxes July 3, 2026, with a 5% penalty on the unpaid balance after each due date; the home owner grant was also due July 3, 2026.

Good to know about Arbutus

  • The area's only condo enclave is zoned as its own district. Arbutus Village does not sit under R1-1 like the rest of the ridge — it has its own CD-1 (78) bylaw (4255 Arbutus Street, enacted August 1, 1972) capping the village lands at 461 multiple-dwelling units, which is why the enclave's form is unlike anything else in the neighbourhood.
  • The redevelopment's first homes were not condos at all. Block A of the Larco rebuild was reported as 115 market rental units plus 100 City-owned non-market units — the strata blocks come later in the phasing, so "new at Arbutus Village" does not automatically mean "for sale."
  • There is no community centre or library branch inside Arbutus Ridge. The City's own area page routes residents to the Dunbar, Kitsilano and Kerrisdale community centres and library branches — a real lifestyle trade a condo buyer downsizing from a ridge house should price in.
  • The Greenway is the area's east edge, not a through-road. The Arbutus Greenway's temporary path runs 8.5 km along the east side of Arbutus Street and West Boulevard between Fir Street and Milton Street — the corridor that separates the ridge from Shaughnessy and carries its walking/cycling traffic.
  • Two build years attach to the same enclave. The directory dates Arbutus Village to 1975; a current unit listing says 1976. flags both rather than picking one — the strata plan registration is the definitive check.

The province-wide rules are on one page: BC condo buying rules.

Sources for the condo notes on Arbutus

Townhome complexes in Arbutus

The one named strata enclave at the area's southern edge, Arbutus Village, is board-filed under Quilchena.

Streets, schools and transit near Arbutus townhomes

  • Arbutus Ridge is a City of Vancouver local area — one of the City's 22 distinct areas — in the middle of Vancouver's west side, with access to downtown, the University of British Columbia, Pacific Spirit Regional Park, Kitsilano and Jericho Beach.
  • Nearby areas: Kitsilano to the north, Dunbar-Southlands to the west, Shaughnessy to the east, Kerrisdale to the south.
  • Where the homes sit: detached houses on tree-lined streets dominate — the City calls Arbutus Ridge a mature community with restored heritage houses and striking views of the North Shore mountains — with limited strata product compared with the arterial corridors around it. Arbutus Street / West Boulevard and the Arbutus Greenway run north–south along the east side; West 16th Avenue, West King Edward Avenue, West 33rd Avenue and West 41st Avenue cross the area east–west.
  • Transit: no SkyTrain station sits inside Arbutus Ridge; the City's Arbutus Greenway page lists the nearby frequent transit corridors as the #99 Broadway, #25 King Edward, #41 West 41st, #49 West 49th and #14 Arbutus / West Boulevard routes. The Greenway's temporary path runs 8.5 km along the east side of Arbutus Street and West Boulevard between Fir Street and Milton Street.
  • Schools: Vancouver School Board (SD39) catchments are address-based, with no middle-school tier — elementary is K–7 and secondary is Grades 8–12.

Good to know about Arbutus townhomes

  • The area was once called "Asthma Flats": a neighbourhood profile records that in the 1920s residents of Point Grey and Kerrisdale referred to the future Arbutus Ridge area that way — it was a huge swamp crossable only by a three-plank sidewalk, and the City's own history ties the area's different development pattern to the CPR and that swampy ground.
  • Valley Drive is older than the grid: the same profile records that Valley Drive dates from the 1870s, cut through the forest as the right-of-way for BC's first logging railway — one of the few streets in the community not oriented to the regular street grid, which is why lots on it price and sit differently.
  • The Greenway is a former rail line the City bought from CP Rail: the Arbutus Corridor runs about nine kilometres from the Fraser River to False Creek along the area's east border, and its temporary path runs 8.5 km between Fir Street and Milton Street — the corridor is the area's spine for walking and cycling, not a park that was always there.
  • There is no community centre or library branch inside Arbutus Ridge: the City routes residents to the Dunbar, Kitsilano and Kerrisdale community centres (plus the Kitsilano Ice Rink, Kerrisdale Cyclone Taylor Arena and Kerrisdale Pool) and to those neighbourhoods' library branches — a real, if small, lifestyle trade against neighbouring areas that a townhouse-node suburb would not impose.
  • Quilchena Park's off-leash dog area is one of the City-listed local facilities, in a neighbourhood the City otherwise describes through quiet parks and restored heritage houses.
  • The land-use plan changed under the area on March 31, 2026: the Vancouver Official Development Plan replaced the Vancouver Plan on that date — a buyer reading older "Vancouver Plan" material for these streets is reading a superseded document.

The province-wide rules are on one page: BC townhome buying rules.

Sources for the townhome notes on Arbutus

Lots and land in Arbutus

Fee-simple lots

  • Ridge house lots: detached houses on tree-lined streets dominate — the City calls Arbutus Ridge a mature community with restored heritage houses and striking views of the North Shore mountains — with limited strata product compared with the arterial corridors around it. A fee-simple lot carries no strata, no Form B and no strata fees.
  • Lot character: R1-1 minimum site areas run from 306 m² (single detached house, duplex, or 3–4-unit multiple dwelling; minimum frontage 10.0 m) through 464 m² (5 units; 13.4 m) to 557 m² (6–8 units; 15.1 m); a single detached house may include a secondary suite and a laneway house, and a multiplex may have up to 6 units or up to 8 rental units. These are schedule minimums, not a claim about any existing lot's size; the zone and dimensions of a specific lot are confirmed parcel by parcel.
  • Serviced position: Arbutus Ridge homes are on City water and sewer services.
  • Ground history that shapes lots: the City's own history ties the area's different development pattern to the CPR and to the swampy nature of the area; a neighbourhood profile records the 1920s nickname "Asthma Flats" for the future ridge — a huge swamp crossable only by a three-plank sidewalk — with sand brought in from False Creek in the 1940s and 1950s allowing the low-lying areas to be developed.

The one comprehensively-zoned landholding

  • Arbutus Village — village lands at 4255 Arbutus Street, under CD-1 (78): The enclave does not sit under R1-1 like the rest of the ridge: its own CD-1 (78) district (Bylaw No. 4634, enacted August 1, 1972) permits a maximum of 461 multiple-dwelling units across the village lands, whose plan area takes in 2202–2298 McBain Avenue, 2140 Briar Avenue and 2258–2294 West King Edward Avenue. The 461 figure is the CD-1 cap for the whole village lands, not a strata unit count.
  • Arbutus Village redevelopment (Larco) is a redevelopment, not lot inventory: construction reporting from 2017 describes a four-block redevelopment of the shopping-centre lands with 399 strata units among 490 residential units, plus 55 seniors apartments, 45 family units and rental apartments, with two-storey townhouses in its later blocks; a project summary states Block A alone splits into 115 market rental units and 100 City-owned non-market units — neither component is for sale.

Streets, schools and transit near Arbutus lots

  • Arbutus Ridge is an official City of Vancouver local area — one of the City's 22 distinct areas — in the middle of Vancouver's west side, with access to downtown, the University of British Columbia, Pacific Spirit Regional Park, Kitsilano and Jericho Beach.
  • Roads and greenway: Arbutus Street / West Boulevard and the Arbutus Greenway run north–south along the east side — the Greenway's temporary path runs 8.5 km between Fir Street and Milton Street; West 16th Avenue, West King Edward Avenue, West 33rd Avenue and West 41st Avenue cross east–west. Transit: no SkyTrain station sits inside Arbutus Ridge; the City's Greenway page lists the nearby frequent corridors as the #99 Broadway, #25 King Edward, #41 West 41st, #49 West 49th and #14 Arbutus / West Boulevard routes.
  • Quilchena Park's off-leash dog area is among the City-listed local facilities.
  • Schools: SD39 catchments are address-based, with no middle-school tier (K–7 / 8–12). Schools located in Arbutus Ridge: Carnarvon Elementary, 3400 Balaclava Street, and Trafalgar Elementary, 4170 Trafalgar Street.

Local rules that affect land buyers in Arbutus

  • Subdivision — Subdivision By-law No. 5208 (fresh check, Nov 2, 2026): Vancouver subdivision is governed by the Subdivision By-law (No. 5208), whose Schedule A sets minimum parcel width and area standards by district and sub-area category, administered by the Approving Officer; its fee schedule was most recently amended for 2026 by By-law No. 14538 (enacted December 9, 2025, in force January 1, 2026). A fee-simple split of a ridge lot must clear both R1-1 and its Subdivision By-law category.
  • SSMUH / suites as the City states them: the R1-1 schedule above is Vancouver's small-scale multi-unit framework for these streets — house plus suite and laneway, duplex, or a multiplex to 6 strata / 8 rental units by lot size — so the "SSMUH question" here is a per-lot schedule check (306 / 464 / 557 m²), not a separate overlay.
  • Bare-land strata / strata rules (the BC strata block — applies in full to the Arbutus Village strata on its CD-1 land, and would apply to a bare-land strata lot if one were offered): Form B diligence (fees, amounts owed, levies, CRF balance, insurance summary; provided within 7 days, max $35 + 25¢/page); depreciation reports on a 5-year cycle for stratas with 5+ lots since July 1, 2024 — the diligence centre for a 1975-era enclave; minimum 10% CRF contribution since November 1, 2023; rental-restriction bylaws void since November 24, 2022 (short-term restrictions may still apply by bylaw); only 55+ age bylaws valid under SPA ss. 123.1/123.2, with May 1, 2023 exemptions (younger spouse/partner, caregivers, legacy residents, defined children); a listing's "45+" line is not a valid BC age bylaw.
  • If a parcel is in the ALR: subdivision within the ALR requires ALC approval; ALR residences cannot be stratified. On ALR land the main house can be up to 500 m², a suite is allowed only inside it, and an extra residence can be up to 90 m² (186 m² on parcels over 40 ha).

Good to know about Arbutus lots

  • The area was once called "Asthma Flats": a neighbourhood profile records that in the 1920s residents of Point Grey and Kerrisdale referred to the future Arbutus Ridge that way — it was a huge swamp crossable only by a three-plank sidewalk — and sand brought in from False Creek in the 1940s and 1950s allowed the low-lying areas to be developed with houses, schools and shops. A drainage and soil history worth a geotechnical question on low lots.
  • The Greenway is a former rail line, not a park that was always there: the Arbutus Corridor runs about nine kilometres from the Fraser River to False Creek along the area's east border, and its temporary path runs 8.5 km between Fir Street and Milton Street — the corridor that separates the ridge from Shaughnessy is the area's spine for walking and cycling, and its east-edge lots front a transportation corridor, not a street.
  • The area's only condo enclave is zoned as its own district, and its redevelopment's first homes were not condos at all: Arbutus Village has its own CD-1 (78) bylaw capping the village lands at 461 units, and Block A of the Larco rebuild was reported as 115 market rental units plus 100 City-owned non-market units — "new at Arbutus Village" does not automatically mean "for sale," and none of it is land.

The province-wide rules are on one page: BC land buying rules.

Sources for the land notes on Arbutus

Duplexes and half duplexes in Arbutus

What a duplex looks like in Arbutus

  • The usual duplex form: The house streets sit under the R1-1 District Schedule of Zoning and Development By-law No. 3575 — minimum site area 306 m² for a single detached house or duplex and for a multiple dwelling of 3 to 4 units (minimum frontage 10.0 m), 464 m² for 5 units (13.4 m), 557 m² for 6 to 8 units (15.1 m); a single detached house may include a secondary suite and a laneway house. Arbutus Ridge's duplex / half-duplex form class is individual buildings on R1-1 lots built under that schedule, including the new-multiplex product the secondary note describes. A specific half duplex is verified on its title (strata plan, or its own subdivided fee-simple lot).

The province-wide rules are on one page: BC duplex and half-duplex buying rules.

What's nearby Arbutus

Times are from OpenStreetMap routing, November 2026.

Transit

  • Nearest rapid station by name: King Edward Station, Canada Line — TransLink's route 25 timetable names King Edward Station on King Edward Avenue.
  • Nearest bus exchange by name: UBC Exchange, terminus of route 25, per TransLink's timetable.
  • Route 25 King Edward, Brentwood Station / UBC Exchange, via King Edward Avenue and Dunbar Street, TransLink.
  • Route 41, West 41st Avenue, TransLink: named a frequent transit corridor near the Arbutus Greenway by the City of Vancouver.
  • Route 14, Arbutus Street / West Boulevard, TransLink: named a frequent transit corridor near the Arbutus Greenway by the City of Vancouver.

Parks and recreation

  • Arbutus Greenway: City of Vancouver path running 8.5 km along Arbutus Street and West Boulevard, Fir Street to Milton Street.
  • Arbutus Greenway Park, 2205 W 11th Avenue, Vancouver: Vancouver Park Board park at Arbutus Street.
  • Kerrisdale Community Centre, 5851 West Blvd, Vancouver: City of Vancouver community centre.

Schools

  • Carnarvon Community Elementary, grades K-7, 3400 Balaclava St, Vancouver, School District 39 (Vancouver); confirm the catchment with the district.
  • Trafalgar Elementary, grades K-7, 4170 Trafalgar St, Vancouver, School District 39 (Vancouver); confirm the catchment with the district.
  • Prince of Wales Secondary, grades 8-12, 2250 Eddington Dr, Vancouver, School District 39 (Vancouver); confirm the catchment with the district.

Groceries and shopping

  • Safeway King Edward Mall, 990 King Edward Avenue, Vancouver: from Safeway's own store locator.

Measured walking and driving times

Measured on November 2, 2026 with OpenStreetMap routing (OSRM for driving, routed-foot for walking), from Carnarvon Community Elementary, 3400 Balaclava St
ToHowMinutesDistance (km)
Kerrisdale Community Centre, 5851 West BlvdDrive73.9
King Edward StationDrive95.2

Sources for what’s nearby

What's nearby, building by building

Times are from OpenStreetMap routing from each building’s address, November 2026.

  • Arbutus Village, 2202 McBain Avenue

    Transit
    Nearest rapid station by name: King Edward Station, Canada Line — named on TransLink's route 25 timetable. Nearest bus exchange by name: UBC Exchange, terminus of route 25, per TransLink's timetable. Route 25 King Edward, Brentwood Station / UBC Exchange, via King Edward Avenue and Dunbar Street, TransLink.
    Parks and recreation
    Arbutus Greenway: City of Vancouver path, 8.5 km along Arbutus Street and West Boulevard, Fir Street to Milton Street. Kerrisdale Community Centre, 5851 West Blvd, Vancouver: City of Vancouver community centre.
    Schools
    Shaughnessy Elementary, grades K-7, 4250 Marguerite St, Vancouver, SD39 (Vancouver); confirm the catchment with the district. York House School, grades K-12, 4176 Alexandra St, Vancouver, independent (Ministry SD39 list); confirm the catchment with the district. Prince of Wales Secondary, grades 8-12, 2250 Eddington Dr, Vancouver, SD39 (Vancouver); confirm the catchment with the district.
    Shopping
    Arbutus Shopping Centre lands, 4255 Arbutus Street, Vancouver: the village's shopping node, per the CD-1 (78) bylaw summary. Safeway King Edward Mall, 990 King Edward Avenue, Vancouver: from Safeway's own store locator.

Measured walking and driving times from each building

Measured on November 2, 2026 with OpenStreetMap routing (OSRM for driving, routed-foot for walking), starting at each building’s address
BuildingToHowMinutesDistance (km)
Arbutus Village (from the street)Prince of Wales Secondary, 2250 Eddington DrWalk90.7
Arbutus Village (from the street)Shaughnessy Elementary, 4250 Marguerite StWalk181.3
Arbutus Village (from the street)Kerrisdale Community Centre, 5851 West BlvdDrive42.6

Sources for what’s nearby each building

New construction in Arbutus, Vancouver

Vancouver neighbourhoods

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