Park Royal Real Estate Guide, West Vancouver

Municipal / reserve split first, because it governs everything in this sub-area: Park Royal straddles a tenure boundary — part of the shopping centre lands sit on Capilano Indian Reserve No. 5 (X̱wemelch'stn), Squamish Nation land, held under the Park Royal Lease (indenture dated April 1, 1974), where the Squamish Nation exercises land-use and zoning control; the rest is District of West Vancouver municipal land under Zoning Bylaw No. 4662 (2010) and OCP Bylaw No. 4985 (2018). (The 2506/2220 bylaw pair belongs to White Rock only — never attribute it to West Vancouver.) Every property here needs its tenure confirmed on title before pricing or financing.

The WestRoyal — 328 Taylor Way and 338 Taylor Way

The sub-area's best-known condo development: two towers at Taylor Way beside Park Royal, built 1993 per the building directory and current listings, concrete, with an indoor pool, sauna, exercise centre, workshop and garden. The directory records its bylaws as "pets allowed with restrictions, rentals allowed with restrictions" — the rental-restriction element of that line is void since November 24, 2022. Current listings record Apartment/Condo form in the Park Royal sub-area, cats OK, and no age restriction — a listing calling a unit "perfect for downsizing" is marketing language, not a 55+ bylaw.

Evelyn by Onni — 768 Arthur Erickson Place (with residences also addressed on Arthur Erickson Place, including 788 and 866)

The terraced condo residences of the Evelyn masterplan above the Village at Park Royal: the building directory records Evelyn at 768 Arthur Erickson Place as built in 2019, with bike room, elevator, exercise centre, in-suite laundry, storage and wheelchair access; current listings record Apartment/Condo units at 768 (built 2019, concrete, concierge, sauna) and describe 866 Arthur Erickson Place units as "the Evelyn," with concierge, gym, sauna and guest suite.

Streets, schools and transit near Park Royal condos

• Park Royal is the MLS sub-area around the Park Royal shopping centre at Marine Drive and Taylor Way — West Vancouver's eastern gateway, at the foot of the Lions Gate Bridge and the mouth of the Capilano River. The centre opened in 1950, is presented by the centre as Canada's first covered shopping mall, operates as North and South malls divided by Marine Drive, and is classified in the District's OCP as West Vancouver's regional shopping centre.
• Nearby areas: Ambleside (west), Dundarave (further west along Marine Drive), and — across the Capilano River in the District of North Vancouver — Norgate, Pemberton Heights and Lower Capilano.
• Where condo stock concentrates: in and around the centre — the Evelyn residences on Arthur Erickson Place above the Village at Park Royal, the WestRoyal towers on Taylor Way, and the low-rise stock on the streets south of Marine Drive toward Ambleside, including Keith Road. Detached houses sit on the quiet streets south of Marine Drive.
• Transit: Park Royal Exchange is the western terminus of the R2 Marine–Willingdon RapidBus, which since September 7, 2026 runs one-seat through Lonsdale Quay and Phibbs Exchange to Metrotown Station (roughly 5 a.m.–2 a.m., every 6–7 minutes at peak); the exchange is also the hub for West Vancouver's Blue Bus routes, including the 250/250A downtown–Horseshoe Bay/Dundarave service via the Lions Gate Bridge.
• Schools: the nearest SD45 elementary schools are Irwin Park Elementary (K–7, 2455 Haywood Avenue) toward Ambleside/Dundarave and Westcot Elementary (K–7, 760 Westcot Road) at the foot of the British Properties; the east-side catchment secondary school is West Vancouver Secondary (Grades 8–12, 1750 Mathers Avenue). Confirm the catchment by exact address with West Vancouver Schools.
• Recreation: Ambleside Park and the east end of the Centennial Seawalk are immediately east; Capilano River Regional Park runs up the canyon across the river, with the Cleveland Dam (completed 1954) and the Capilano River Hatchery (completed 1971; reported closed to the public for construction starting October 1, 2026, until further notice).
• Health: the North Shore's hospital is Lions Gate Hospital, 231 East 15th Street, North Vancouver — across the Capilano River.

Local rules that affect condo buyers in Park Royal

• Density is in active transition here: on July 21, 2025 the Province issued ministerial directives requiring OCP amendments increasing density in the Park Royal–Taylor Way area by December 31, 2025; the District missed that deadline (and delivered 58 of its 220-unit year-one housing target), a provincial order effective April 7, 2026 implemented the neighbouring Ambleside Centre Local Area Plan, and the Park Royal–Taylor Way directive remains outstanding with quarterly provincial progress reports required through 2026 and 2027.
• Suites and coach houses: both are permitted in the District and require building permits, Zoning Bylaw s. 130 and BC Building Code compliance, and a business licence to operate as rentals.
• District taxes and the additional school tax: municipal-side 2026 taxes were due July 2, 2026, with a 5% penalty on unpaid current taxes on July 2 and a further 5% on September 2, 2026; water/sewer utilities are metered and billed quarterly. The Province's additional school tax applies at West Vancouver values: 0.2% on the residential portion assessed 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. Homes on reserve land are under a different tax/tenure regime.

Good to know about Park Royal condos

• Canada's first covered shopping mall is also a First Nations leasehold story. Park Royal opened in 1950; part of its lands are Capilano IR No. 5 under a lease dated April 1, 1974, and on the reserve portion the Squamish Nation — not the District — is the zoning authority, with the District providing building design review and inspection so construction meets municipal standards.
• The province has already overridden West Vancouver once, next door. When the District missed its December 31, 2025 directive deadlines, a provincial order effective April 7, 2026 amended the District's bylaw to implement the Ambleside Centre Local Area Plan itself. The Park Royal–Taylor Way directive is the same instrument, still outstanding — buyers here are pricing inside an unresolved provincial process.
• "Evelyn" is a masterplan, not a building. The counted condo entry is the 768 Arthur Erickson Place residences (built 2019); the same Arthur Erickson Place street also carries Evelyn detached houses built 2024/2025. Quoting "Evelyn" unit counts or ages without the civic address mixes two different products.
• The additional school tax is a real carrying cost at these values. On top of District taxes: 0.2% on the assessed portion between $3M and $4M and 0.4% above $4M in 2026, rising to 0.3% / 0.6% on January 1, 2027 — a line item downsizers moving from a long-held house often meet for the first time.
• The salmon hatchery across the river is closed for construction. The Capilano River Hatchery (completed 1971, normally ~250,000 visitors a year) was reported closed to the public starting October 1, 2026, until further notice — relevant to anyone buying on the river trails' amenity value this season.
• West Vancouver's OCP moved again in December 2025. Council adopted OCP Amendment Bylaw No. 5406, 2025 on December 1, 2025 to align the OCP with the 2024 Interim Housing Needs Report — always cite the current consolidated Bylaw 4985, not the 2018 original, and never the White Rock 2506/2220 pair.

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

Sources for the condo notes on Park Royal

• District of West Vancouver OCP Bylaw 4985, 2018 Community Wide Directions January 31 2022 (opens in a new tab) PDFwestvancouver.ca↗
• TransLink Buzzer Major R2 Rapidbus Extension Provides All Day Service From Park Royal to Metrotown (opens in a new tab) Web pagebuzzer.translink.ca↗
• TransLink Route 250 timetable (opens in a new tab) PDFinfomaps.translink.ca↗
• BC Ministry of Education and Child Care In School District (opens in a new tab) Web pagestudentsuccess.gov.bc.ca↗
• Metro Vancouver Capilano River Regional Park (opens in a new tab) Web pagemetrovancouver.org↗
• Vancouver Coastal Health Lions Gate Hospital (opens in a new tab) Web pagevch.ca↗

• Building facts: MLS® listing records and strata directories.

• executivegroupdevelopment.com Executive on the Park (opens in a new tab) Web pageexecutivegroupdevelopment.com↗

• Listing details: MLS® listing records.

• amica.ca Lions Gate (opens in a new tab) Web pageamica.ca↗
• partii-partiii.fng.ca Document.do (opens in a new tab) Web pagepartii-partiii.fng.ca↗

District side

• Evelyn masterplan — built houses inside a counted masterplan, not lots
• Serviced position, District side: West Vancouver water/sewer utilities are metered and billed quarterly by the District — the serviced position for District lots as the District states it.
• ALR vs non-ALR: no ALR parcel at Park Royal is confirmed and no ALR split is stated — this is urban gateway ground. A specific parcel's ALR status is a per-parcel check on ALC mapping in any event.

Reserve side

• Capilano IR No. 5 lands under the Park Royal Lease (indenture dated April 1, 1974): part of the shopping centre — and leasehold residential interests to the south — sit on Squamish Nation land held under that lease. Under the arrangements described in the Nation's zoning by-law amendments for the Park Royal leasehold lands, the Nation controls zoning on Capilano IR No. 5, while West Vancouver provides building design review and inspection services on the leasehold lands so construction meets municipal standards. A leasehold interest there is not a fee-simple lot: what is bought is the lease interest, on the head-lease terms, remaining term and any prepaid/rent-reset structure — confirm all three on title before pricing or financing, and tell the mortgage broker about the tenure at offer stage, because lenders treat reserve-land leaseholds individually. The exact set of residential parcels on reserve versus municipal land: check title by title.

Proposals and visions

• Executive on the Park (Executive Group Development).
• Park Royal North tower vision — a plan vision, not buildings: No lots arise from it.
• Clyde Avenue / Taylor Way micro-unit rental proposal — excluded, rental: a 2021 District proposal for a six-storey building of 199 market rental micro-units just north of Park Royal North (671, 685, 693 Clyde Avenue and 694 Duchess Avenue) — rental product and proposal-stage: excluded, not land stock in any form.
• Tenure traps named so they are never mistaken for land or ownership stock: Park Royal Towers, 935 Marine Drive — rental apartments, nothing to buy; Amica Lions Gate, 701–727 Keith Road — a rental retirement residence (Independent Living, registered Assisted Living, Long-term Care and Memory Care), no strata title to buy.

Bare-land strata

• The Executive on the Park presale above is housing product, counted in no lots total.

Streets, schools and transit near Park Royal lots

• The tenure wrinkle that defines this sub-area: the shopping centre straddles the boundary described in the status block — Capilano IR No. 5 leasehold lands under the 1974 Park Royal Lease on one side, District freehold on the other — and the split reaches residential parcels, not just the mall. Any individual listing's tenure must be verified on title, never assumed from the sub-area name.
• Recreation and permits frame: Ambleside Park and the east end of the Centennial Seawalk are immediately west along the waterfront; Capilano River Regional Park (Metro Vancouver) runs up the Capilano Canyon across the river — the 91 m Cleveland Dam (completed 1954) at the park's head and Fisheries and Oceans Canada's Capilano River Hatchery (completed 1971, normally ~250,000 visitors a year; reported closed to the public for construction starting October 1, 2026, until further notice). The Park Royal Shopping Centre lands are a named Form & Character Development Permit area in the OCP, and foreshore and environmental DP rules apply along the waterfront and watercourses. The Lions Gate Bridge is at the sub-area's doorstep; no official drive-time figure is published.

Local rules that affect land buyers in Park Royal

• Zoning — District Zoning Bylaw No. 4662 (2010), District side only: secondary suites and coach houses are both permitted in the District and require building permits, Zoning Bylaw s. 130 and BC Building Code compliance, and a business licence to operate as rentals.
• Density in active transition — the Park Royal–Taylor Way directive: on July 21, 2025, the Province issued ministerial directives requiring West Vancouver to amend its OCP to increase density in the Park Royal–Taylor Way area (with defined minimum densities) and in single-family/duplex areas adjacent to Ambleside and Dundarave, and to adopt the Ambleside Centre Local Area Plan — all by December 31, 2025.
• Hazard and form-and-character development permits: the Park Royal Shopping Centre lands are a named Form & Character Development Permit area in the OCP, and foreshore and environmental DP rules apply along the waterfront and watercourses — the District's hazard/foreshore DP frame for this area. Confirm whether a Foreshore Development Permit area applies to a waterfront-adjacent lot before promising renovation or subdivision scope.
• 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).
• District property taxes + additional school tax: municipal-side homes pay District of West Vancouver taxes — the 2026 payment was due Thursday, July 2, 2026, with a 5% penalty on unpaid current taxes on July 2 and a further 5% on September 2, 2026; roughly half of the tax bill is collected by the District for other taxing authorities, and water/sewer utilities are metered and billed quarterly. The Province's additional school tax also bites at West Vancouver values: 0.2% on the residential portion assessed between $3 million and $4 million and 0.4% on the portion above $4 million for 2026, rising to 0.3% and 0.6% on January 1, 2027. Homes on reserve land are under a different tax/tenure regime.
• Property transfer tax — worked example (inputs + tier math): on a $1,800,000 District-side freehold purchase, fully residential, no exemption — 1% on the first $200,000 ($2,000) + 2% on $200,000–$1,800,000 ($32,000) = $34,000. Anchors: $500K→$8,000; $1.0M→$18,000; $1.2M→$22,000; $1.5M→$28,000; $2.0M→$38,000; $3.5M→$93,000 INCLUDING the further 2% tier over $3M (tiers: 1% to $200,000, 2% to $2,000,000, 3% above, plus a further 2% on the residential portion over $3,000,000). Note: PTT treatment of a reserve-land leasehold differs from a freehold purchase — confirm with the buyer's lawyer/notary where tenure is leasehold.

Good to know about Park Royal lots

• The counted condo entry is the 768 Arthur Erickson Place residences (built 2019); the same street also carries Evelyn detached houses built 2024/2025. Quoting "Evelyn" unit counts or ages without the civic address mixes two different products.

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

Sources for the land notes on Park Royal

• District of West Vancouver Utility Fees (opens in a new tab) Web pagewestvancouver.ca↗
• District of West Vancouver Official Community Plan Housing Policy Update (opens in a new tab) Web pagewestvancouver.ca↗
• District of West Vancouver Single Family Lots (opens in a new tab) Web pagewestvancouver.ca↗

Local rules that affect duplexes in Park Royal

• Zoning Bylaw No. 4662, 2010 specifies how land can be used and regulates intensity, height, density, setbacks and lot coverage; the Official Community Plan is OCP Bylaw No. 4985, 2018.
• Development Permit Areas that bite on duplex work: The Park Royal Shopping Centre lands are a named Form & Character Development Permit area in the OCP, so new development, additions and renovations on those lands are reviewed against OCP design guidelines; foreshore and environmental DP rules apply along the waterfront and watercourses — for waterfront-adjacent homes, confirm whether the Foreshore Development Permit area applies before promising renovation scope.

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

Sources for the duplex notes on Park Royal

• District of West Vancouver Zoning Bylaw No 4662 2010 (opens in a new tab) Web pagewestvancouver.ca↗

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

• Evelyn by Onni, 768 Arthur Erickson Place

  Transit

  Nearest bus exchange: Park Royal — TransLink's 250 timetable lists Park Royal with Bay 2 and Bay 5 stops. Route R2 Marine-Willingdon RapidBus, TransLink: Park Royal to Metrotown Station; every 6 to 7 minutes at weekday peak, 10 to 15 minutes off-peak. Route 250, TransLink: Horseshoe Bay / Dundarave / Vancouver, via Marine Drive and Park Royal.

  Parks and recreation

  Ambleside Park, 1150 Marine Drive, West Vancouver, east of Park Royal. Capilano River Regional Park, across the Capilano River: Metro Vancouver regional park with the Capilano Pacific Trail and Coho Loop Trail.

  Schools

  Irwin Park Elementary, K-7, SD45 West Vancouver, 2455 Haywood Avenue. Westcot Elementary, K-7, SD45 West Vancouver, 760 Westcot Road. West Vancouver Secondary, 8-12, SD45 West Vancouver, 1750 Mathers Avenue.

  Shopping

  Park Royal shopping centre, 2002 Park Royal South, West Vancouver. London Drugs, Park Royal North, 875 Park Royal North, West Vancouver.