Champlain Heights Homes for Sale in Vancouver

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Champlain Heights is a planned community in Southeast Vancouver, designed with families in mind. Surrounded by parks, ravines, and trails, it offers a suburban feel within city limits, with townhomes and family homes that provide excellent value compared to other Vancouver neighbourhoods.

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Schools in Champlain Heights

Schools in Champlain Heights include Champlain Heights Annex (7835 Champlain Cres) and Champlain Heights Community Elementary (6955 Frontenac St). This is not a complete list of the schools nearby.

Where Champlain Heights sits

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Drive time to Champlain Heights

Drive time from Champlain Heights

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The time is to the middle of the neighbourhood, not to a specific home. Traffic varies by day and incidents. Directions and traffic data from Google Maps.

Living near a school does not mean a place at it. Your child's school comes from the district's catchment boundaries, and those change, so confirm the address with the district before you write an offer.

Source: BC Ministry of Education and Child Care school list (2025/26, updated July 2026) and the Province's post-secondary locations list.

Common questions

Can I buy a condo apartment in Champlain Heights?

The multi-family stock is townhouse complexes and co-op housing; the apartment towers sometimes associated with this corner of Vancouver are in the River District (East Fraser Lands), which is Killarney product, not Champlain Heights.

What does "leasehold" mean for a Champlain Heights townhouse?

The majority of the area is pre-paid 99-year leases from the City of Vancouver expiring in the 2080s — the buyer acquires the home on leased City land rather than freehold land.

Is Marine Woods freehold?

Listing evidence says yes for the unit described: an 8401 Millstone Street listing calls its home a "Rare Freehold Townhouse" in Marine Woods, and a current 8416 Millstone Street listing confirms a strata with fees and a contingency fund in a complex built in 1994. "Rare" is the operative word — verify the specific unit's title rather than generalising to the neighbourhood.

Is a co-op home the same as a condo?

No. Cedar Mill Housing Co-operative, listed by CHF BC as located in the heart of Champlain Heights, is membership housing: occupants are co-op members, not strata lot owners, and there is no strata Form B or individual strata title.

Can I rent out a strata townhouse here?

For a long-term tenancy in a strata complex, a rental-restriction bylaw has been unenforceable since November 24, 2022; short-term rentals can still be restricted. That provincial rule does not convert a leasehold or co-op interest into a strata rental — the underlying tenure documents govern those products.

Is Champlain Heights part of Killarney or its own area?

Both, depending on the map: the City counts Champlain Heights inside its Killarney local area (it is a recognised smaller area, not one of the 22 local areas), while MLS treats Champlain Heights as its own sub-area.

A Champlain Heights townhouse looks cheap for Vancouver — why?

Usually the tenure: homes on City of Vancouver prepaid 99-year leases expiring in the 2080s, or co-op homes, do not carry freehold value. Marine Woods and Bordeaux are the caution in the other direction — their listings state freehold strata — so read the title, not the neighbourhood reputation.

Which townhouse complexes here are known strata?

Three: Marine Woods (Millstone / Fieldstone / Cobblestone, LMS1354, freehold per listing evidence), Bordeaux at Champlain Gardens (3265 Clermont Mews, Freehold Strata, built 2004) and Highgate. Ashleigh Heights is documented but not counted.

Is Champlain Heights its own City of Vancouver neighbourhood?

Not one of the 22 distinct local areas — the City lists "Champlain Heights" as a recognised smaller area inside the Killarney local area, in the southeastern corner of the city bordering Burnaby and the Fraser River.

Which schools are in and near Champlain Heights?

Champlain Heights Elementary, 6955 Frontenac Street, is inside the neighbourhood; Cook (3340 East 54th Avenue), MacCorkindale (6100 Battison Street) and Weir (2900 East 44th Avenue) elementaries and Killarney Secondary (6454 Killarney Street) serve the wider Killarney area — catchments are address-based, so check the exact address in the VSB locator.

What recreation serves Champlain Heights?

The Champlain Heights Branch library at 7110 Kerr Street is inside the neighbourhood, Killarney Community Centre (6260 Killarney Street) provides the indoor pool, ice rink and fitness centre, and Everett Crowley Park's 40 hectares of trails and off-leash area adjoin at 8200 Kerr Street.

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

    “Jared was super helpful, answering our many questions promptly! He made the home buying process as seamless as it could be and really advocated for us as first-time buyers. We recommend working with Jared as your realtor!”

    A.R. Google review

  • 5 out of 5 stars

    “Vancouver is generally a tough market but I was able to get a place I wanted with the help of Jared and his wonderful team. Very happy with the service!”

    S.S. Google review

  • 5 out of 5 stars

    “It was such a pleasure working with Jared. He was professional, communicative, and incredibly easy to work with throughout the entire process…”

    A.J.P. Google review

More real estate nearby

Condo buildings in Champlain Heights

Streets, schools and transit near Champlain Heights condos

  • Champlain Heights is a residential neighbourhood in southeast Vancouver, inside the Killarney local area, centred on Kerr Street and East 54th Avenue above the Fraser River; it is a recognised smaller area of the city but not one of the City's 22 distinct local areas.
  • Where multi-family stock actually concentrates: there is no apartment-condo cluster. The multi-family form is townhouse complexes and co-op housing around Kerr Street and East 54th Avenue, on the curved roads and cul-de-sacs of the original planned build-out, with detached houses alongside.
  • Main roads: Kerr Street is the north–south spine, with East 49th Avenue to the north, East 54th Avenue through the middle and SE Marine Drive / Marine Way along the south.
  • Transit: there is no SkyTrain station inside Champlain Heights. Route 49 runs Metrotown Station to UBC via 49th Avenue; route 26 serves the Killarney area to Joyce Station; route 100 runs Marpole Loop to 22nd Street Station via Marine Drive.
  • Civic anchors inside the neighbourhood: Champlain Heights Elementary, 6955 Frontenac Street, and the Vancouver Public Library Champlain Heights Branch, 7110 Kerr Street; Everett Crowley Park, 8200 Kerr Street, adjoins to the west.

Local rules that affect condo buyers in Champlain Heights

  • Tenure first (the local rule that overrides everything else here): A strata Form B exists only for a strata purchase — it is not the document set for a co-op or a leasehold interest.
  • Form B and strata records (strata purchases only): on a resale strata purchase the strata must provide a Form B Information Certificate; the BC Real Estate Association advises reviewing the Form B for the most recent depreciation report, the strata's financial statements, the CRF balance and planned work to identify future special levies.
  • Area plan: Champlain Heights sits inside the Killarney local area; the East Fraser Lands Official Development Plan (River District) applies at Killarney's south edge, not inside Champlain Heights itself; citywide direction comes from the Vancouver Official Development Plan, which replaced the Vancouver Plan on March 31, 2026.
  • Vancouver property taxes: 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 Champlain Heights condos

  • The leases were a deliberate 1970s plan, and renewals are live now. CHF BC records that the City developed Champlain Heights from 1974 to 1986 leasing sites to non-market housing sponsors instead of selling them, and its 2026 lease-renewal update records new long-term lease approvals for co-ops including Cedar Mill (July 2025) — a buyer of any leasehold or co-op interest here is buying into an active lease-renewal landscape, not a settled one.
  • Everett Crowley Park was a landfill. The 40-hectare park at 8200 Kerr Street adjoining the neighbourhood (Park Board dataset figure 38.08 hectares) is a former city landfill and the area's green core — relevant context for homes on its edge.
  • The "freehold" exception proves the rule. Marine Woods marketing has to call a freehold townhouse "rare" in Champlain Heights (8401 Millstone Street listing) — in most Vancouver neighbourhoods freehold strata is the default and needs no adjective. If a Champlain Heights listing does not state tenure, assume nothing and check title.
  • The neighbourhood has its own library branch but no community centre of its own name. The Champlain Heights Branch library is at 7110 Kerr Street inside the neighbourhood, while pool, rink and fitness services are at Killarney Community Centre, 6260 Killarney Street.
  • CD-1 (139), Champlain Heights South (By-law No. 5381, amending By-law No. 3575), lists townhouse including stacked townhouses and apartments among its permitted uses — the absence of apartment condos in reflects the leasehold / co-op build-out that actually happened, not a zoning prohibition.

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

Sources for the condo notes on Champlain Heights

Townhome complexes in Champlain Heights

Marine Woods — Millstone Street / Fieldstone Avenue / Cobblestone Avenue. Strata, freehold per listing evidence

Strata plan LMS1354.

Bordeaux at Champlain Gardens — 3265 Clermont Mews (Clermont Mews). Strata, freehold

A listing for a unit in the complex records Sub-Type Townhouse, Style 3 Storey, Ownership Type Freehold Strata, built 2004 — a 3-level townhouse with a 4th bedroom and private entry at garage level, steps from Champlain Heights Elementary and Everett Crowley Park. Published rental/pet/age restrictions: confirm on the Form B.

Highgate — 3150 East 58th Avenue. Strata

A current listing (unit 30) records Type Townhouse with strata fees and access to an indoor pool and clubhouse, in "Highgate in Champlain Heights"; the building directory records the complex's strata bylaws as "Pets allowed w/rest., rentals not allowed" — the "rentals not allowed" line is void for long-term rentals since Nov 24, 2022 — with Club House, In Suite Laundry, Pool; Indoor and Sauna/steam Room among amenities. Year conflict, stated: the directory states built 1974; the current listing states built 1972.

Streets, schools and transit near Champlain Heights townhomes

  • Where the townhouse stock concentrates: there is no apartment cluster — the multi-family form is townhouse complexes and co-op housing around Kerr Street and East 54th Avenue, on the curved roads and cul-de-sacs of the original planned build-out (Millstone Street, Clermont Mews, East 58th Avenue, Handel Avenue), with detached houses alongside.
  • Schools: SD39 (Vancouver School Board) catchments are address-based, checked in the VSB School Locator; SD39 has no middle-school tier — elementary is K–7 and secondary is 8–12. Schools in Killarney, the containing local area: Champlain Heights Elementary, 6955 Frontenac Street (inside the neighbourhood); Cook Elementary, 3340 East 54th Avenue; MacCorkindale Elementary, 6100 Battison Street; Weir Elementary, 2900 East 44th Avenue; and Killarney Secondary, 6454 Killarney Street.

Local rules that affect townhome buyers in Champlain Heights

  • Tenure first (the local rule that overrides everything else here): Champlain Heights mixes freehold detached houses, strata townhouses and leasehold complexes from its planned build-out; lead every purchase with a tenure check and confirm tenure and lease terms (expiry, rent, prepaid vs monthly) on title before pricing, because lease terms change both financing and value. A strata Form B exists only for a strata purchase — it is not the document set for a co-op or a leasehold interest.
  • Form B diligence (the three strata complexes): Strata Property Act s. 59 — the Form B states the lot's monthly strata fees, amounts owing, approved special levies still payable, the CRF balance and an insurance summary, with the rules, current budget, any Rental Disclosure Statement and the most recent depreciation report attached; provided within 7 days, maximum $35 plus up to 25 cents per page. Listing-level rental/pet lines here are listing data, not bylaws — the Form B and registered bylaws govern.

Good to know about Champlain Heights townhomes

  • The leases were a deliberate 1970s plan, and renewals are live now. Champlain Heights was planned in the early 1970s as a showcase community of curved roads and cul-de-sacs mixing housing types and incomes, and developed in the early 1980s on a large tract of City-owned land — which is why so much of it sits on prepaid 99-year City leases expiring in the 2080s. CHF BC records that the City developed the area from 1974 to 1986 leasing sites to non-market housing sponsors instead of selling them, and its lease-renewal update records new long-term lease approvals for co-ops including Cedar Mill (July 2025) — a buyer of any leasehold or co-op interest here is buying into an active lease-renewal landscape, not a settled one.
  • Everett Crowley Park was a landfill. The park at 8200 Kerr Street adjoining the neighbourhood (40 hectares per City web copy; 38.08 hectares per the Park Board dataset) is a former city landfill and the area's green core, with walking trails and an off-leash area for dogs — relevant context for homes on its edge.
  • The mall's zoning is older than the neighbourhood. The Champlain Mall CD-1 (By-law No. 4550) was approved at a public hearing April 20, 1970, before the planned community was built out; the mall parcel at East 54th Avenue and Kerr Street (3200 East 54th Avenue) has carried a public library inside it since that era, and the standalone Champlain Heights Branch library is now at 7110 Kerr Street.
  • Health care is a community centre, not a hospital, on this side. The South Community Health Centre, 6405 Knight Street, provides public and community health services for South Vancouver, west of Champlain Heights.

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

Sources for the townhome notes on Champlain Heights

Lots and land in Champlain Heights

Leasehold land

  • The planned-community leasehold fabric: the majority of Champlain Heights is leasehold property — pre-paid 99-year City of Vancouver leases expiring in the 2080s. A leasehold purchase is not a freehold purchase: there is no freehold title, and financing and resale turn on the remaining lease term and the lease terms. A concrete listing example: a Marquette Crescent townhouse describes itself as "a City of Vancouver land lease property with an expiry of 2080." This is built lot fabric from the original planned build-out, not a lot offering.
  • Co-operative sites on City-leased land — membership, not lots: Cedar Mill Housing Co-operative is listed by the Co-operative Housing Federation of BC as located in the heart of Champlain Heights. Co-operative housing is membership housing — there is no strata Form B and no individual strata title or lot to buy. CHF BC records that the City developed Champlain Heights (with the south shore of False Creek) from 1974 to 1986 leasing rather than selling sites to non-market housing sponsors, and that Cedar Mill received Council approval for a new long-term lease in July 2025 — lease-renewal exposure that belongs to co-op membership, not to a land purchase. Alexander Laidlaw and Killarney Gardens co-operatives are listed under Killarney in the same directory.

  • Fee-simple lots

    Detached-house lots
    freehold detached houses sit alongside the townhouse and co-op stock. A fee-simple lot carries no strata, no Form B and no strata fees.
    Lot character
    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, 464 m² for a multiple dwelling with 5 units, 557 m² for 6 to 8 units; 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.
    Serviced position
    Champlain Heights homes are on City water and sewer services.

Comprehensively-zoned ground and proposals

  • CD-1 (139), Champlain Heights South (By-law No. 5381, amending By-law No. 3575): a site-specific district whose permitted uses include townhouse, including stacked townhouses, and apartments. The absence of apartment condos here reflects the leasehold / co-op build-out that actually happened, not a zoning prohibition.
  • Champlain Mall / Champlain Square ground — 3200 East 54th Avenue: the shopping anchor sits in a CD-1 district approved in 1970 (By-law No. 4550) with a public library in the mall — zoning older than the neighbourhood itself. Built commercial ground, not a land offering.

Local rules that affect land buyers in Champlain Heights

  • Tenure first (the local rule that overrides everything else here): lead every purchase with a tenure check — freehold, strata, City leasehold and co-op are four different purchases on adjoining streets. A strata Form B exists only for a strata purchase; it is not the document set for a co-op or a leasehold interest. Lease terms (expiry, rent, prepaid vs monthly) change both financing and value.
  • Plan — Killarney local area + Vancouver Official Development Plan: Champlain Heights sits inside the Killarney local area; the East Fraser Lands ODP applies at Killarney's south edge, not inside Champlain Heights.
  • Subdivision — Subdivision By-law No. 5208, fees by No. 14538: 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 must clear both the district schedule and the Subdivision By-law category for its block — neither is assumed from a neighbouring lot's history, and no split of City leasehold ground is a fee-simple subdivision at all.
  • 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). For farm class, BC Assessment looks for farm income of $10,000 a year on under 0.8 ha, $2,500 on 0.8 to 4 ha, and $2,500 plus 5% of the value of land over 4 ha; applications are due by October 31.

Good to know about Champlain Heights lots

  • The leases were a deliberate 1970s plan, and renewals are live now (1974–1986; July 2025): Champlain Heights was planned in the early 1970s as a showcase community of curved roads and cul-de-sacs mixing housing types and incomes, and developed in the early 1980s on a large tract of City-owned land — which is why so much of it sits on prepaid 99-year City leases expiring in the 2080s. CHF BC records that the City developed the area from 1974 to 1986 leasing sites to non-market housing sponsors instead of selling them, and its lease-renewal update records new long-term lease approvals for co-ops including Cedar Mill (July 2025) — a buyer of any leasehold or co-op interest here is buying into an active lease-renewal landscape, not a settled one.
  • Everett Crowley Park was a landfill: the park at 8200 Kerr Street adjoining the neighbourhood (40 hectares per City web copy; 38.08 hectares per the Park Board dataset) is a former city landfill and the area's green core, with walking trails and an off-leash area for dogs — relevant context for lots on its edge.
  • The mall's zoning is older than the neighbourhood (April 20, 1970): the Champlain Mall CD-1 (By-law No. 4550) was approved at a public hearing April 20, 1970, before the planned community was built out; the mall parcel at East 54th Avenue and Kerr Street (3200 East 54th Avenue) has carried a public library inside it since that era.
  • The "freehold" exception proves the rule: Marine Woods marketing has to call a freehold townhouse "rare" in Champlain Heights (8401 Millstone Street listing) — in most Vancouver neighbourhoods freehold strata is the default and needs no adjective. If a Champlain Heights listing does not state tenure, assume nothing and check title.

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

Sources for the land notes on Champlain Heights

What's nearby Champlain Heights

Times are from OpenStreetMap routing, November 2026.

Transit

  • Nearest rapid station: Joyce–Collingwood Station, a terminus of route 26, TransLink.
  • Nearest bus exchange: 29th Avenue Station, the other terminus of route 26.
  • Route 26 Joyce Station / 29th Avenue Station, via Kerr St, Maquinna Dr, Champlain Cres and Matheson Cres, TransLink.

Parks and recreation

  • Everett Crowley Park, in the Champlain Heights area of Vancouver.
  • Champlain Heights Community Centre, 3350 Maquinna Dr.

Schools

  • Champlain Heights Community Elementary, grades K-7, School District 39 Vancouver; confirm the catchment with the district.
  • Champlain Heights Annex, grades K-3, School District 39 Vancouver; confirm the catchment with the district.
  • Killarney Secondary, grades 8-12, School District 39 Vancouver; confirm the catchment with the district.

Groceries and shopping

  • Your Independent Grocer (Champlain Square), 7190 Kerr St.

Measured walking and driving times

Measured on November 2, 2026 with OpenStreetMap routing (OSRM for driving, routed-foot for walking), from Champlain Heights Community Elementary, 6955 Frontenac St
ToHowMinutesDistance (km)
Champlain Heights Community CentreWalk131.0
Killarney SecondaryDrive41.9

Sources for what’s nearby

What's nearby, building by building

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

  • Bordeaux at Champlain Gardens, 3265 Clermont Mews

    Transit
    Nearest rapid-transit station: Joyce–Collingwood Station, a terminus of route 26, TransLink. Route 26 Joyce Station / 29th Avenue Station, via Kerr St, Maquinna Dr, Champlain Cres and Matheson Cres, TransLink.
    Parks and recreation
    Everett Crowley Park, 8200 Kerr St, in the Champlain Heights area of Vancouver, City of Vancouver park finder. Champlain Heights Community Centre, 3350 Maquinna Dr, City of Vancouver.
    Schools
    Captain James Cook Elementary, grades K–7, 3340 54th Ave E, School District 39 Vancouver. Champlain Heights Community Elementary, grades K–7, 6955 Frontenac St, School District 39 Vancouver. Champlain Heights Annex, grades K–3, 7835 Champlain Cres, School District 39 Vancouver.
    Shopping
    Your Independent Grocer (Champlain Square), 7190 Kerr St.

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)
Bordeaux at Champlain GardensCaptain James Cook ElementaryWalk20.2
Bordeaux at Champlain GardensYour Independent Grocer (Champlain Square)Walk60.5
Bordeaux at Champlain GardensChamplain Heights Community CentreWalk90.7
HighgateYour Independent Grocer (Champlain Square)Walk60.4
HighgateCaptain James Cook ElementaryWalk80.6
HighgateChamplain Heights Community CentreWalk110.8

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