South Cambie 55+ Homes for Sale

55+ strata buildings you can buy in South Cambie

OPAL by Element — 438 West King Edward Ave (Cambie Village, at Yukon/Cambie)

The one age-restricted strata ownership building in this corridor — and a mixed-tenure complex, so read the tenure split carefully. The development comprises three connected structures (one six-storey and two four-storey buildings) spanning the block on the south side of King Edward Avenue between Yukon and Cambie Streets, completed/opened in 2019. The original project breakdown was 130 units in total: 44 condos for sale, 56 for rental, and 30 complex-care suites, with one- and two-bedroom condo options. Listings for resale units record Title to Land: Freehold Strata, sub-type Strata, and the MLS field "Senior Community: Yes," and state the rule as "One resident must be 55+." Amenities recorded in listings include roughly 30,000 sq ft of indoor and outdoor amenity space, 24-hour concierge, theatre, rooftop patio/garden, exercise facilities and dining. The operator frames the model as a continuum: residents can live independently, access assisted living, and have priority access to the complex-care units with 24-hour registered nursing care in the same complex. Confirm against the strata documents and the current service agreement which parts of a purchase are strata fees and which are mandatory service charges.

Streets, schools and getting around South Cambie

• South Cambie is the City of Vancouver's Cambie Street corridor between roughly West 16th Avenue and the Fraser River (Marine Drive), including Cambie Village and the area around the King Edward and Oakridge–41st stations' northern edges. The GVR board sub-area name is "South Cambie." Nearby areas: Oakridge, Riley Park, Shaughnessy, Douglas Park, Marpole and Langara.
• The corridor is planned under the Cambie Corridor Plan: Council approved it May 9, 2011 to guide transit-oriented growth along Cambie Street from 16th Avenue to the Fraser River, centred on the Canada Line stations at Marine Drive, Langara–49th Avenue, Oakridge–41st Avenue and King Edward; Phase 3 (2018) extended policy to the neighbourhood streets within walking distance of the stations, adding townhouse and low-rise apartment forms off the arterial.
• The corridor's institutional west side: BC Children's Hospital and BC Women's Hospital & Health Centre share the Provincial Health Services Authority campus at 4500 Oak Street (Oak Street at West 28th Avenue) — one of the largest health-care employment and patient-trip generators on the west side.
• Queen Elizabeth Park (52 hectares, 125 metres above sea level, the highest point in the City of Vancouver) anchors the corridor's east side, with Douglas Park, Tisdall Park and Oak Meadows Park also inventoried in the City's corridor park planning; Douglas Park Community Centre is at 801 West 22nd Avenue.
• The Heather Lands, on Heather Street between West 33rd and West 37th Avenues, is the corridor's biggest redevelopment: on March 31, 2026 Council approved a replacement rezoning for 16 buildings of 4 to 46 storeys with roughly 4,200 homes, including about 2,940 discounted leasehold strata (provincial Attainable Housing Initiative) units, about 700 market leasehold strata units and about 610 social housing units, on MST Nations / Canada Lands Company land. That product is leasehold strata, not freehold — and no source describes any of it as age-restricted.
• Location is not catchment.
• Flood rules for the corridor's low south end: the streets running down to Marine Drive sit at the edge of the Fraser River floodplain environment, and the Vancouver Building By-law's Flood Plain Standards set a minimum flood construction level of 4.6 m (GVRD datum) for new construction in designated flood plains. Lot-by-lot designation must be confirmed with the City.
• Where 55+ housing actually concentrates: in one block and on one street. The corridor's only 55+ ownership building, OPAL by Element, occupies the south side of West King Edward Avenue between Yukon and Cambie Streets; the corridor's care buildings — Honoria Conway assisted living and Youville Residence long-term care — are both on Heather Street, on the Queen Elizabeth Park side.

Good to know about South Cambie

• OPAL is three tenures wearing one name. The same address (438 West King Edward Ave) contains strata condos you can buy, operator rental suites you cannot, and complex-care suites you are admitted to. A listing, a rental advertisement and a care brochure for "OPAL" are three different products; the original split was 44 for-sale condos, 56 rentals and 30 complex-care suites out of 130 units.
• The "one resident must be 55+" wording is the listing form of the rule, not the bylaw. Listings state the rule that way; the provincial framework instead attaches the age requirement and its exemptions (spouse/partner, caregiver, legacy resident, defined children) to a "specified resident." A buyer whose household does not fit the listing sentence neatly should read the registered bylaw, not the listing.
• Heather Street holds the corridor's whole care ladder within a few blocks. Honoria Conway-Heather (assisted living, 4875 Heather St) and Youville Residence (long-term care, 4950 Heather St) are both Providence Health Care buildings on the Queen Elizabeth Park edge of the Heather Lands — a fact that matters more, not less, because the surrounding Heather Lands site was rezoned in March 2026 for roughly 4,200 homes around them.
• Even the care homes' neighbourhood label is contested. Providence describes Youville Residence as being in the "Riley Park—Little Mountain area," while a facility-review source places the same 4950 Heather Street address in "the South Cambie neighbourhood." The building does not move; the label depends on which boundary set the source uses.
• The corridor's school catchment contradicts its map. Sir Winston Churchill Secondary stands inside the corridor at 7055 Heather Street, yet the one address actually run through the SD39 locator (500 West 20th Ave) returns Eric Hamber Secondary as the regular catchment.
• The newest building at the corridor's south end is explicitly not a seniors building. Park Langara (6859 Cambie St, completed 2025) records "Senior Community: No" in its MLS data — a useful negative data point, because its golf-course-fronting, low-rise format is precisely the format buyers tend to assume is 55+.

South Cambie 55+ homes: your questions answered

Is Park Langara, down by the golf course, a seniors building? It feels like one.

No. Its MLS data records "Senior Community: No." It is a general-market 2025 strata building at 6859 Cambie Street.

More South Cambie real estate

• BC 55+ strata rules
• Home evaluation
• Mortgage calculator
• Contact Jared