Grandview-Woodland Homes for Sale

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Grandview-Woodland is one of Vancouver's most beloved neighbourhoods — home to the legendary Commercial Drive, a hub of cafés, restaurants, and independent shops. With beautiful heritage homes, a progressive community vibe, and easy transit access, it consistently ranks among the most desirable places to live in the city.

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Where Grandview Woodland sits

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Drive time to Grandview Woodland

Drive time from Grandview Woodland

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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.

Common questions

Can I rent out a Commercial Drive low-rise condo?

For a long-term tenancy, yes — rental-restriction bylaws have been unenforceable since November 24, 2022, whatever an older directory line says. Short-term rentals can still be restricted by bylaw, and Vancouver's Empty Homes Tax declaration applies to any unit left empty.

What is the Marquee on the Drive building?

A 58-unit, 2014 condominium on the former Van East Cinema site at 2250 Commercial Drive — more than 75 percent of the cinema structure was reused, including the Commercial Drive façade.

How old is the typical stock here?

The counted buildings span 1976 (Woodland Place) and 1991 (Life on the Drive) low-rise strata through 2014–2015 corridor product (Marquee, Bohème) to ACE in 2026 — the depreciation report matters more at the old end; the GST-on-new question matters at the new end.

Which schools serve an address here?

SD39 catchments are address-based. Schools located in the area include Lord Nelson Elementary (1355 Garden Drive), χpey̓ Elementary (1950 East Hastings Street), Britannia Elementary (1110 Cotton Drive) and Britannia Secondary (1001 Cotton Drive) — one of the few Vancouver-east areas with a secondary school inside it. Run the building's exact address in the VSB locator.

How is transit, honestly?

Three layers: the R5 RapidBus on Hastings (stop at Hastings and Commercial), route 20 on Commercial Drive and Victoria Drive, and Commercial-Broadway Station at the south-west edge for SkyTrain.

Are there any townhouse complexes in Grandview-Woodland?

The attached stock is apartment strata on the arterials and house-form product (houses, duplexes, multiplexes) on the interior streets. The one in-boundary project with townhouses is the Woodland Block presale, where townhouses are one component of a 72-unit strata condominium project.

Is The Cut in Grandview-Woodland?

Developer and presale sources market it as Renfrew-Collingwood, and its addresses sit on or south of the East 12th Avenue / Grandview Highway line that bounds the Grandview-Woodland plan area. It is documented in so the boundary call is explicit — a buyer cross-shopping it should price it as Renfrew-Collingwood product.

What is the official name of this area?

Grandview-Woodland, with a hyphen — the City of Vancouver lists it among its 22 distinct local areas, centred on Commercial Drive and East Hastings Street.

Which schools are located in Grandview-Woodland?

Three VSB elementaries — Lord Nelson (1355 Garden Drive), χpey̓ (1950 East Hastings Street) and Britannia (1110 Cotton Drive) — and Britannia Secondary, 1001 Cotton Drive; catchments are address-based, so check the exact address in the VSB locator.

What is Britannia?

The Britannia Community Services Centre site inside the area — library branch, elementary school, skating rink, fitness facility and swimming pool — which the City and its partners are renewing through the Britannia Renewal project.

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

    “My husband and I sought out Jared and his team, as we knew they had years of experience selling properties within the Langley/South Surrey/White Rock area and they came greatly recommended…”

    S.S. Google review

  • 5 out of 5 stars

    “We think Jared is the best and have chosen him four times for buying and selling. To say the least, he's helpful, hard-working, friendly and so knowledgeable!”

    N. Google review

  • 5 out of 5 stars

    “Amazing realtor. Jared is very professional with his clients, and has a deep understanding of the housing market to get the best value for your home purchase/sale!”

    M.K. Google review

More real estate nearby

Condo buildings in Grandview-Woodland

Bohème — 1588 East Hastings Street (Millennium Development Group)

The developer source describes it as a six-storey building in the Grandview Woodlands neighbourhood.

Marquee on the Drive — 2250 Commercial Drive (Image Development)

A 58-unit condominium built 2014 on the site of the former Van East Cinema: the project reused more than 75 percent of the previous structure, keeping the cinema's façade on Commercial Drive.

Popolo — 2235 East Broadway (EPIX Developments)

An 81-unit building over 6 floors near Commercial-Broadway Station. Completion year: sources disagree and the rental-guide source states the disagreement outright.

Life on the Drive — 2928 Commercial Drive

A low-rise building built 1991; a current listing records Title to Land as Freehold Strata.

ACE — 1680 East 12th Avenue (Wesgroup)

A new building at East 12th and Commercial Drive; a current listing records year built 2026 and Strata Plan EPS12174.

Woodland Place — 1515 5th Avenue

A 3-level building built 1976, recorded in the building index as Freehold Strata under the board's Grandview VE sub-area.

Charles Place — 2389 Charles Street

A 2-level building built 2004, recorded in the building index as Freehold Strata under Grandview VE.

Streets, schools and getting around Grandview-Woodland

  • Grandview-Woodland runs from Clark Drive (west) to Kamloops Street (east), East 12th Avenue / Grandview Highway (south) to Burrard Inlet (north) — the boundaries of the Grandview-Woodland Community Plan study area. Nearby areas: Hastings-Sunrise north-east, Mount Pleasant west, Renfrew-Collingwood south-east, Strathcona north-west.
  • Where the condo stock concentrates: on the two commercial spines — Commercial Drive (Marquee on the Drive, Life on the Drive, ACE at East 12th) and East Hastings Street (Bohème at the north end of the Drive), with East Broadway product at the south edge (Popolo).
  • Main streets: Commercial Drive and East Hastings Street are the commercial spines; Clark Drive, Nanaimo Street, Victoria Drive, East Broadway and East 12th Avenue / Grandview Highway frame the area.
  • Transit: the R5 Hastings St RapidBus stops at Hastings and Commercial; TransLink route 20 runs on Commercial Drive and Victoria Drive; Commercial-Broadway Station (Expo and Millennium Lines) sits at the area's south-west edge.

Good to know about Grandview-Woodland

  • A cinema became a condo without leaving. Marquee on the Drive reused more than 75 percent of the Van East Cinema's structure — the heritage-feeling façade on Commercial Drive is the old theatre, not a replica.
  • Bohème is two tenures in one envelope. The complex at 1588 East Hastings holds 82 strata condos plus a separate 20-unit rental air-space parcel — "Bohème" listings and "Bohème" rentals are different legal products at the same address.
  • The area plan is a named plan, not a vibe. The Grandview-Woodland Community Plan (with the citywide Vancouver Plan over it) is the document that sets the low-scale, early-1900s character the area markets on — and the reason corridor density concentrates on Commercial, Hastings and Broadway instead of the interior streets.
  • χpey̓ Elementary carries an Indigenous name in the district directory. The school at 1950 East Hastings Street is listed by the VSB under its Musqueam name — a detail that trips up address searches run under older school names.

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

Sources for the condo notes on Grandview-Woodland

Townhome complexes in Grandview-Woodland

Streets, schools and transit near Grandview-Woodland townhomes

  • Municipality: City of Vancouver, BC.
  • Boundaries (Grandview-Woodland Community Plan study area, as stated in the City profile): Clark Drive to the west, Kamloops Street to the east, East 12th Avenue and Grandview Highway segments to the south, and Burrard Inlet to the north. A parcel at the edge should be checked against the City's local-area map.
  • Nearby areas: Strathcona to the west (across Clark Drive), Hastings-Sunrise to the east, Kensington-Cedar Cottage to the south, and Renfrew-Collingwood to the south-east.
  • Vancouver is outside SnapStats coverage in Jared's FVR + GVR September 2026 reports — there is no Vancouver section, and no substitute stats source is used.
  • Schools: SD39 (Vancouver School Board) catchments are address-based; SD39 has no middle-school tier — elementary is Kindergarten to Grade 7 and secondary is Grades 8 to 12. Schools located in the area: Lord Nelson Elementary, 1355 Garden Drive; χpey̓ Elementary, 1950 East Hastings Street; Britannia Elementary, 1110 Cotton Drive; and Britannia Secondary, 1001 Cotton Drive.
  • Transit: the R5 Hastings St RapidBus runs from Burrard Station to SFU Exchange with stops at Hastings at Commercial, Nanaimo and Renfrew; routes 14, 16 and 20 also serve Hastings Street, and route 20 runs on Commercial Drive and Victoria Drive. Commercial-Broadway Station, at the area's south-west edge, provides Expo Line and Millennium Line service.

Local rules that affect townhome buyers in Grandview-Woodland

  • City zoning frame: house lots sit under the R1-1 District Schedule of Zoning and Development By-law No. 3575 — minimum site area 306 m² for a multiple dwelling with 3 or 4 units, a duplex or a single detached house, 464 m² for 5 units, and 557 m² for 6, 7 or 8 units; single detached houses may include a secondary suite and a laneway house, and duplexes may include secondary suites and lock-off units; a multiplex of up to 6 units, or up to 8 rental units, is possible on qualifying lots. RT districts also apply on parts of the area's older house stock.
  • Form B diligence (strata product, including the Woodland Block presale's strata form and the apartment strata): 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.
  • Fee-simple townhomes / house forms: A multiplex lot's unit potential is a zoning-schedule question (R1-1 figures above), not a strata question.

Good to know about Grandview-Woodland townhomes

  • The hyphen is the tell. The City's official name is "Grandview-Woodland"; the board's common form drops the hyphen. Copy that cannot settle the name usually cannot settle the boundary either — and the boundary is what decides whether edge projects like The Cut are in this market at all.
  • Trout Lake is at the area's southern edge, per the City — close enough to anchor southern-block marketing, far enough that "steps to Trout Lake" claims for northern blocks deserve a map check.
  • The area's ground was logged, then served by the Vancouver–New Westminster interurban railway, and the first houses and city water arrived along Commercial Drive — the character-house stock on the interior streets descends from that settlement pattern, which is why the RT districts still sit over parts of the older house stock.
  • There is no hospital inside Grandview-Woodland: the health-authority pages name Vancouver General Hospital, 899 West 12th Avenue, and Mount Saint Joseph Hospital, 3080 Prince Edward Street, for Vancouver.
  • The City profile names Commercial Drive and Hastings Street as the area's main commercial shopping streets. Treat any "grocery-anchored" claim for a specific block as unproven until the store is named and checked.

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

Sources for the townhome notes on Grandview-Woodland

Lots and land in Grandview-Woodland

Fee-simple lots

  • Interior house lots (R1-1 District Schedule): house lots sit under the R1-1 District Schedule of Zoning and Development By-law No. 3575 — minimum site area 306 m² for a multiple dwelling with 3 or 4 units, a duplex or a single detached house, 464 m² for 5 units, and 557 m² for 6, 7 or 8 units; single detached houses may include a secondary suite and a laneway house, and duplexes may include secondary suites and lock-off units. These are schedule minimums, not a claim about any existing lot's size.
  • RT districts on the older house stock: RT districts also apply on parts of the area's older house stock — the district for a specific lot is confirmed parcel by parcel, and an R1-1 assumption must not be copied onto an RT lot.
  • Character stock as built fabric: the area's character stock is its older house streets, with strata product concentrated on and near the arterials (Commercial Drive, Hastings, Broadway, Nanaimo). That is the existing lot fabric — historic subdivisions here are built streets, not offerings.
  • Serviced position: homes here are on City water and sewer services.
  • No ALR percentage split is stated.
  • Strata vs freehold split: freehold houses, duplexes and multiplexes across the interior streets, with strata forms on the commercial arterials.

Boundary project

  • The Cut (Fabric Living + Ergas Group) — Nanaimo Street / North Grandview Highway / East 12th Avenue edge.: It is a strata townhome project in any event — not a lot offering.

Plan ground and development sites

  • Grandview-Woodland Community Plan ground: the Community Plan is the area-specific plan for this local area, with the citywide Vancouver Plan over it; its study-area edges (Clark Drive, Kamloops Street, East 12th Avenue / Grandview Highway, Burrard Inlet) define where its policies reach.
  • Britannia Renewal lands: Britannia Renewal is the major civic project inside the area — renewal of the Britannia Community Services Centre and the larger Britannia site, run by the City with its partners. Civic land and a renewal project, not development inventory and not lots for sale.

Streets, schools and transit near Grandview-Woodland lots

  • Grandview-Woodland, with a hyphen, is the City of Vancouver's official local area name, one of its 22 distinct areas — the east-side area built around Commercial Drive and East Hastings Street, between the downtown peninsula and the city's eastern neighbourhoods.
  • Boundaries, as stated for the Grandview-Woodland Community Plan study area: Clark Drive to the west, Kamloops Street to the east, East 12th Avenue and Grandview Highway segments to the south, and Burrard Inlet to the north. Those are the community plan study-area edges as published in the City profile; a parcel at the edge should be checked against the City's local-area map.
  • Main roads: Commercial Drive, East Hastings Street, Clark Drive, Nanaimo Street, Victoria Drive and East Broadway are the main streets named in City sources for this area. Transit: the R5 Hastings St RapidBus runs from Burrard Station to SFU Exchange with stops at Hastings at Commercial, Nanaimo and Renfrew, and routes 14, 16 and 20 also serve Hastings Street; route 20 runs on Commercial Drive and Victoria Drive between Downtown and the Victoria Drive / Harrison Drive area; Commercial-Broadway Station, at the area's south-west edge, provides Expo Line and Millennium Line service.
  • Civic core: the Britannia Community Services Centre site — with the Britannia Branch of Vancouver Public Library, an elementary school, a skating rink, a fitness facility and a swimming pool — is the area's recreation core, and the City is working with partners on the Britannia Renewal to renew and revitalize the site and the larger Britannia lands. Trout Lake sits at the area's southern edge.
  • Shopping: the City profile names Commercial Drive and Hastings Street as the area's main commercial shopping streets.

Local rules that affect land buyers in Grandview-Woodland

  • Community plan / SSMUH position as the City states it: the Grandview-Woodland Community Plan is the area-specific plan over the base zoning, and the Vancouver Plan is the citywide plan that sits over it.
  • No ALR land is identified in City sources for this area; ALR status remains a parcel-level check.
  • Older-strata diligence on the arterials: for older strata on the arterials, review the strata documents under the provincial strata framework early; BC strata disputes can go to the Civil Resolution Tribunal. Where a strata lot is involved, the full BC strata block applies (Form B diligence; depreciation reports on a 5-year cycle for stratas with 5+ lots since July 1, 2024; minimum 10% CRF contribution since November 1, 2023; rental-restriction bylaws void since November 24, 2022; only 55+ age bylaws valid under SPA ss.123.1/123.2 with the May 1, 2023 exemptions; a "45+" listing 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). 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. Check the parcel on ALC mapping before applying any of this.

Good to know about Grandview-Woodland lots

  • The hyphen is the tell: the City's official name is "Grandview-Woodland"; the board's common form drops the hyphen. Copy that cannot settle the name usually cannot settle the boundary either — and the boundary is what decides whether edge projects like The Cut are in this market at all.
  • One civic site carries the area's school, library, rink, pool and fitness core at once: the Britannia Community Services Centre site bundles the library branch, an elementary school, a skating rink, a fitness facility and a swimming pool, and its renewal (Britannia Renewal) covers the larger Britannia lands — interior lots within a short walk price that bundle, not a single amenity.

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

Sources for the land notes on Grandview-Woodland

What's nearby Grandview-Woodland

Times are from OpenStreetMap routing, November 2026.

Transit

  • Nearest rapid-transit station: Commercial-Broadway Station, the eastern terminus of the TransLink 99 B-Line.
  • Nearest bus exchange: Commercial-Broadway Station.
  • Route 20 Victoria / Downtown, TransLink, runs via Commercial Dr and stops at Commercial Station.
  • Route 99 B-Line, TransLink, from Commercial-Broadway Station via Broadway to UBC Exchange.
  • Route 9, TransLink, serves the stop at E Broadway at Fraser St.

Parks and recreation

  • Grandview Park, City of Vancouver park on Commercial Dr.
  • Trout Lake Beach, in John Hendry Park, at the south end of the local area.
  • Britannia Community Centre, 1661 Napier St, with a pool, ice rink and fitness centre.
  • Trout Lake Community Centre, 3360 Victoria Dr.
  • Vancouver Public Library, Britannia Branch, 1661 Napier St.

Schools

  • Britannia Community Elementary, K–7, 1110 Cotton Dr, School District 39 (Vancouver).
  • Laura Secord Elementary, K–7, 2500 Lakewood Dr, School District 39.
  • Britannia Community Secondary, grades 8–12, 1001 Cotton Dr, School District 39.
  • Templeton Secondary, grades 8–12, 727 Templeton Dr, School District 39.

Groceries and shopping

  • Safeway, Broadway and Commercial store, 1780 East Broadway.

Measured walking and driving times

Measured on November 2, 2026 with OpenStreetMap routing (OSRM for driving, routed-foot for walking), from Britannia Community Centre, 1661 Napier St, Vancouver
ToHowMinutesDistance (km)
Britannia Community SecondaryWalk20.2
Grandview ParkWalk30.2
Trout Lake Community CentreDrive62.7

Sources for what’s nearby

What's nearby, building by building

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

  • ACE, 1680 East 12th Avenue

    Transit
    Nearest rapid-transit station: Commercial-Broadway Station, eastern terminus of the 99 B-Line. Route 99 B-Line, TransLink, Commercial-Broadway Station via Broadway to UBC Exchange. Route 20 Victoria / Downtown, TransLink, via Commercial Dr, stops at Commercial Station.
    Parks and recreation
    Grandview Park, City of Vancouver park on Commercial Dr. Trout Lake Community Centre, 3360 Victoria Dr.
    Schools
    Laura Secord Elementary, K–7, 2500 Lakewood Dr, School District 39. Britannia Community Secondary, 8–12, 1001 Cotton Dr, School District 39.
    Shopping
    Safeway, Broadway and Commercial store, 1780 East Broadway.

  • Bohème, 1588 East Hastings Street

    Transit
    R5 Hastings St RapidBus, TransLink, serves Hastings St; TransLink's Hastings page lists routes 14, 16, 20 and R5. Route 20 Victoria / Downtown, TransLink, via Commercial Dr and Hastings St.
    Parks and recreation
    Britannia Community Centre, 1661 Napier St, with pool, ice rink and fitness centre.
    Schools
    Britannia Community Elementary, K–7, 1110 Cotton Dr, School District 39. Lord Nelson Elementary, K–7, 1355 Garden Drive, School District 39.

Life on the Drive, 2928 Commercial Drive

  • Transit: Route 20 Victoria / Downtown, TransLink, via Commercial Dr.
  • Parks and recreation: Trout Lake Beach, in John Hendry Park.

  • Popolo, 2235 East Broadway

    Transit
    Nearest rapid-transit station: Commercial-Broadway Station, eastern terminus of the TransLink 99 B-Line. Route 99 B-Line, TransLink, from Commercial-Broadway Station via Broadway to UBC Exchange. Route 20 Victoria / Downtown, TransLink, runs via Commercial Dr and stops at Commercial Station.
    Parks and recreation
    Britannia Community Centre, 1661 Napier St, with a pool, ice rink and fitness centre.
    Schools
    Laura Secord Elementary, K–7, 2500 Lakewood Dr, School District 39 (Vancouver). Britannia Community Secondary, grades 8–12, 1001 Cotton Dr, School District 39.

Woodland Place, 1515 5th Avenue

  • Schools: Britannia Community Elementary, K–7, 1110 Cotton Dr, School District 39 (Vancouver). Templeton Secondary, grades 8–12, 727 Templeton Dr, School District 39.

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)
ACESafeway, 1780 East BroadwayWalk60.5
ACECommercial-Broadway StationWalk70.5
ACETrout Lake Community Centre, 3360 Victoria DrDrive20.8
BohèmeBritannia Community Secondary, 1001 Cotton DrWalk100.7
BohèmeChoices Market, 1045 Commercial DrWalk120.9
BohèmeBritannia Community Centre, 1661 Napier StWalk120.9
Charles PlaceLord Nelson Elementary, 1355 Garden DriveWalk30.2
Charles PlaceGrandview ParkWalk141.1
Charles PlaceChoices Market, 1045 Commercial DrWalk151.1
Life on the DriveSafeway, 1780 East BroadwayWalk70.6
Life on the DriveCommercial-Broadway StationWalk80.6
Life on the DriveLaura Secord Elementary, 2500 Lakewood DrWalk141.1
Marquee on the DriveCommercial-Broadway StationWalk40.3
Marquee on the DriveSafeway, 1780 East BroadwayWalk50.4
Marquee on the DriveGrandview ParkWalk141.1
PopoloLaura Secord Elementary, 2500 Lakewood DrWalk50.4
PopoloCommercial-Broadway StationWalk100.8
PopoloSafeway, 1780 East BroadwayWalk110.8
Woodland PlaceCommercial-Broadway StationWalk90.7
Woodland PlaceBritannia Community Secondary, 1001 Cotton DrWalk151.1
Woodland PlaceBritannia Community Centre, 1661 Napier StWalk161.2

Sources for what’s nearby each building

New construction in Grandview-Woodland, Vancouver

Vancouver neighbourhoods

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