South Cambie, Vancouver Real Estate Guide

Updated · By Jared Gibbons, REALTOR®

On this page (11 sections)

South Cambie is the City of Vancouver's Cambie Street corridor between roughly West 16th Avenue and the Fraser River (Marine Drive), including the Cambie Village stretch and the area around the King Edward and Oakridge–41st stations' northern edges; the board sub-area name is "South Cambie," with nearby areas Oakridge, Riley Park, Shaughnessy, Douglas Park, Marpole and Langara.

Where South Cambie sits

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This guide covers South Cambie's condo buildings, townhome complexes and land: what each source verifies, the local rules, and what buyers ask. Seniors housing has its own page.

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South Cambie real estate: your questions answered

Is OPAL a normal condo purchase?

Only partly: OPAL is a 130-home retirement community of which 44 homes are strata condos (the rest are rental and complex-care suites), built 2019, with a 55+ requirement ("One resident must be 55+") and retirement-residence services.

Can I rent out a South Cambie condo long-term?

Yes — rental-restriction bylaws have been unenforceable since November 24, 2022, and the directories for Parc Elise and 528 West King Edward state rentals allowed. Vancouver's Empty Homes Tax declaration (3%) still applies if the unit sits empty instead.

Why do Parc Elise addresses show two different built years?

Public records split by address: the directory records the North Building at 4488 Cambie Street as built 2017, while listings at 4408 Cambie Street record 2019. The development totals 102 units (83 apartments, 19 townhomes) across two 6-storey buildings — match a unit to its own building's record before comparing.

What is the Heather Lands and will its homes be freehold?

No — the 8.5-hectare Heather Street site (MST Nations with Canada Lands Company) was rezoned March 31, 2026 for roughly 4,200 homes, predominantly discounted and market leasehold strata. Price and finance any future purchase there as leasehold from the first conversation.

Which station is my building actually near?

OPAL and 528 West King Edward sit at the King Edward station node; Parc Elise and Chelsea sit between King Edward and Oakridge–41st, at the Queen Elizabeth Park rise. Name the station in any offer — "Cambie corridor" alone spans four stations.

What townhouse complexes can I actually buy in South Cambie?

Inside this sub-area's own developments, townhouse-form units exist at Parc Elise (19 of 102 units), Chelsea (within its 79 homes) and Park Langara — all strata lots in apartment developments, bought as condos.

Are the Parc Elise or Chelsea townhomes a separate townhouse strata?

No — each is a townhouse-form stratum inside one apartment development (Parc Elise: 83 apartments + 19 townhomes; Chelsea: 79 flats and townhomes in two six-storey buildings). You buy under that development's single strata plan and Form B; there is no separate townhouse corporation.

A listing calls a Park Langara unit a townhouse in a six-storey building — which is it?

Both, in different senses: the unit is townhouse-form (2 storeys plus basement, parkade access), and the building is a six-storey concrete apartment building. Built form governs for counting: it is condo stock. Read the strata plan, not the headline.

Is OPAL a duplex or a normal condo?

A purchase there needs the service and care agreements read alongside the Form B.

Can a house lot near Cambie become townhouses?

On many streets, yes in policy — Cambie Corridor Phase 3 supports townhouse and low-rise forms near the stations — but most corridor densities still require a rezoning, so price land on policy support, not as-built density; off-corridor lots carry the R1-1 multiplex baseline instead.

Will the Heather Lands homes be freehold?

No — the March 31, 2026 rezoning's product is predominantly discounted and market leasehold strata on MST Nations / Canada Lands Company land; price and finance it as leasehold from the first conversation.

Is a house with a suite the same as a duplex?

No — one title with a secondary suite under the R1-1 schedule is a two-unit form class; the halves of a true half duplex each carry their own title, strata or fee-simple.

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

    “We have bought 3 houses with Jared! Very knowledgeable, always willing to go the extra mile!”

    N.S. 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

    “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

Condo buildings in South Cambie

(2) Terraces on 7th (1570 West 7th Avenue) is counted under Fairview only — never here.

Parc Elise by DAVA Developments — 4488 Cambie Street (North Building) and 4408 Cambie Street

A master-planned development at the entrance to Queen Elizabeth Park: 102 units in total — 83 apartments and 19 townhomes. The building directory records the North Building (4488 Cambie Street) as built 2017 with bylaws "Pets allowed w/rest., rentals allowed," while current listings at 4408 Cambie Street record year built 2019, Apartment/Condo type and the subdivision name "Parc Elise". A listing source describes the 4408 Cambie Street unit as a freehold apartment/condo.

528 West King Edward Avenue

A concrete building on the quiet side of Cambie and King Edward; the building directory records it as built 2019 with strata bylaws "Pets allowed, rentals allowed," while current listings record year built 2020, Apartment/Condo type and cats OK in the pet field, so sources differ on the year built (2019 vs 2020).

Chelsea by Cressey — 4675 Cambie Street and 4685 Cambie Street

The townhome component is part of this development and is not counted again below.

Streets, schools and transit near South Cambie condos

  • Where the condo stock concentrates: at the King Edward Canada Line node (OPAL, 528 West King Edward Avenue) and on the Queen Elizabeth Park rise at Cambie and West 31st–35th (Parc Elise, Chelsea) — the side streets between stations are primarily houses under the R1-1 multiplex district.
  • Transit: the Canada Line stations at King Edward Avenue and Oakridge–41st Avenue serve the area, with Langara–49th Avenue at the corridor's south end, as set out in the Cambie Corridor Plan.

Local rules that affect condo buyers in South Cambie

  • Vancouver Empty Homes Tax (3%): owners must submit an annual property status declaration; the tax charges 3% of assessed value on homes declared or deemed empty, with the annual declaration due February 3, 2026 and payment due April 16, 2026. Vancouver property taxes: 2026 advance taxes were due February 3, 2026 and main taxes July 3, 2026, with a 5% penalty on unpaid balances.
  • Flood rules at the 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.

Good to know about South Cambie condos

  • OPAL spans a whole city block — and three tenures. The 130-home community between Yukon and Cambie Streets mixes 44 strata condos, 56 rentals and 30 complex-care suites in three connected buildings; two homes with the same street address can have entirely different purchase documents.
  • The corridor's north end is a hospital district. BC Children's Hospital and BC Women's Hospital & Health Centre at 4500 Oak Street make the campus one of the largest health-care employment and patient-trip generators on the west side — a distinct tenant and buyer pool for King Edward–area buildings.
  • The plan, not the base zoning, drives corridor land value. The Cambie Corridor Plan (2011, Phase 3 in 2018) designations decide what a Cambie-fronting lot can become, and most of those densities still require a rezoning — price land on policy support, not as-built density.

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

Sources for the condo notes on South Cambie

Townhome complexes in South Cambie

Winona Park Chateau Parkside Residences (Formwerks) — 344 West 62nd Avenue.

Named here so a South Cambie search that surfaces the Marine Drive end of the corridor meets the count in its home.

Streets, schools and transit near South Cambie townhomes

  • The corridor is planned under the Cambie Corridor Plan (Council approved May 9, 2011; Phase 3, approved 2018, extended policy to the neighbourhood streets within walking distance of the Canada Line stations, adding townhouse and low-rise apartment forms off the arterial). Citywide direction now comes from the Vancouver Official Development Plan, which replaced the Vancouver Plan on March 31, 2026.
  • Where the townhouse stock concentrates: at the station nodes, not on the side streets — and almost always inside larger developments.
  • Transit: Canada Line stations at King Edward Avenue and Oakridge–41st Avenue, with Langara–49th Avenue at the corridor's south end.
  • Schools (SD39; Ministry-listed names only): Edith Cavell Elementary (500 West 20th Avenue) is the corridor's named public elementary school; Sir Winston Churchill Secondary (7055 Heather Street) is the public secondary school located inside the corridor. The one locator run documented is for 500 West 20th Avenue: Edith Cavell Elementary / Eric Hamber Secondary (SD39 School Locator, run 2026-11-01) — location is not catchment: Churchill stands in the corridor but is not that address's catchment secondary.
  • Anchors: Queen Elizabeth Park (52 hectares, 125 metres above sea level — the highest point in the City of Vancouver), Douglas Park Community Centre (801 West 22nd Avenue), the BC Children's Hospital / BC Women's Hospital campus at 4500 Oak Street, and VanDusen Botanical Garden (5251 Oak Street, 22 hectares) at the northwest edge.

Local rules that affect townhome buyers in South Cambie

  • City property taxes (2026): advance taxes due February 3, 2026, main taxes July 3, 2026, 5% penalty on unpaid balances.
  • Flood edge: the streets running down to Marine Drive sit at the edge of the Fraser River floodplain environment; the Vancouver Building By-law's Flood Plain Standards and Requirements set a minimum flood construction level of 4.6 m (GVRD datum) for new construction in designated flood plains — confirm designation lot by lot with the City.

Good to know about South Cambie townhomes

  • Parc Elise's two buildings carry two different build years in public records. The directory records the North Building at 4488 Cambie Street as built 2017, while listings at 4408 Cambie Street record 2019 — match a unit to its own building's record before comparing.
  • The corridor's south end has a flood number. New construction in designated flood plains at the Marine Drive end carries a minimum flood construction level of 4.6 m (GVRD datum) under the Building By-law's Flood Plain Standards — a per-lot check, not an area assumption.
  • The townhouse count turns on one word: "inside." Parc Elise's 19 townhomes, Chelsea's townhomes and Park Langara's townhouse units are all real townhouse floor plans — inside apartment strata.

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

Sources for the townhome notes on South Cambie

Lots and land in South Cambie

Fee-simple lots

  • Side-street house lots: the stock is older detached houses on the side streets, mostly mid-century and earlier character homes on standard lots, freehold, with townhouses and 4–6 storey strata and rental buildings concentrated on Cambie Street and around the King Edward and Oakridge–41st stations under the Cambie Corridor Plan. A fee-simple lot has no strata, no Form B and no strata fees.
  • Multiplex character of the house lots: for detached-house lots away from the corridor arterials, By-law No. 13817 replaced the RS districts with the R1-1 district, allowing up to 6 strata units (or 8 secured rental units) on former single-family lots — that potential, not bare land, is what a South Cambie house-lot sale actually carries.
  • Serviced position: corridor homes are on City water and sewer services.
  • ALR vs non-ALR: no ALR parcel in South Cambie is confirmed and no split is stated — ALR status is a per-parcel check on ALC mapping.
  • Flood position at the 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 and Requirements 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.

Development sites and assemblies

  • Heather Lands — a documented rezoned development site, not lots for sale: 8.5 hectares (21.1 acres) between West 33rd and West 37th Avenues, owned by the MST Nations (Musqueam, Squamish, Tsleil-Waututh) with Canada Lands Company. Council approved the original rezoning on May 24, 2022 under the 2018 Heather Lands Policy Statement (about 2,600 homes, 4.4 acres of park); that scheme was superseded on March 31, 2026, when Council approved a replacement rezoning under the provincial Attainable Housing Initiative — 16 buildings of 4 to 46 storeys with roughly 4,200 homes, including about 2,940 discounted leasehold strata (AHI) units, about 700 market leasehold strata units and about 610 social housing units, plus a 125-space childcare, an MST Cultural Centre, a one-acre school site and over four acres of park. The future product is predominantly LEASEHOLD strata on MST/CLC land — a development site in build-out, documented here as such.
  • Oakridge Municipal Town Centre: the corridor's growth framework targets the Oakridge Municipal Town Centre at 41st and Cambie as its southern anchor, with new housing in townhouse and medium- to higher-density forms along the corridor — plan policy for assembled station-area parcels, not a lot offering.
  • Assemblies generally: on or near Cambie Street the Cambie Corridor Plan, not just base zoning, drives value, and plan designation must be distinguished from approved zoning because most corridor densities still require a rezoning application; price land on policy support, not as-built density. No specific assembly is named as for-sale inventory.

Bare-land strata

  • OPAL — exclusion only: It is not land, not a bare-land strata, and no count is taken or moved here.

Streets, schools and transit near South Cambie lots

  • Landmarks and anchors: Queen Elizabeth Park (52 hectares at 125 metres above sea level — the highest point in the City of Vancouver) anchors the east side; Douglas Park Community Centre is at 801 West 22nd Avenue; BC Children's Hospital and BC Women's Hospital & Health Centre share the campus at 4500 Oak Street on the west side; VanDusen Botanical Garden (5251 Oak Street, 22 hectares) sits at the northwest edge; Langara College sits at the corridor's south end at West 49th Avenue.
  • Schools: public schools are run by the Vancouver School Board (SD39). The corridor's named public elementary school is Edith Cavell Elementary (500 West 20th Avenue); Sir Winston Churchill Secondary (7055 Heather Street) is the public secondary school located inside the corridor. Location is not catchment: the SD39 locator run documented.

Local rules that affect land buyers in South Cambie

  • Plan framework — Cambie Corridor Plan (2011; Phase 3, 2018): the corridor's growth framework, centred on the Canada Line stations; most corridor densities still require a rezoning application, so a plan designation is policy support, not zoning.
  • Citywide direction — Vancouver Official Development Plan: the Vancouver Plan was replaced by the Vancouver Official Development Plan on March 31, 2026.
  • Zoning / SSMUH — R1-1 multiplex district (By-law No. 13817): the RS districts were replaced with R1-1, allowing up to 6 strata units (or 8 secured rental units) on former single-family lots, subject to the district schedule. Corridor arterial and station-area parcels sit under corridor designations and site-specific districts rather than R1-1 — confirm the parcel's district with the City.
  • Flood construction level: minimum 4.6 m (GVRD datum) for new construction in designated flood plains under the Vancouver Building By-law's Flood Plain Standards and Requirements, based on a coastal flood risk assessment that considered 1 m of sea level rise; confirm whether the specific lot is designated.
  • 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.
  • Empty Homes Tax — Vancouver only: the City charges 3% of assessed taxable value on homes declared or deemed empty; the annual declaration was due February 3, 2026 and payment April 16, 2026. A vacant house-lot held empty is the land-buyer exposure here; the tax is a City of Vancouver tax and applies in South Cambie.

Good to know about South Cambie lots

  • The corridor's biggest land story is leasehold, not freehold: the Heather Lands replacement rezoning (March 31, 2026) roughly doubled the site's homes — from about 2,600 in the 2022 scheme to roughly 4,200 — and the product is predominantly discounted leasehold strata under the provincial Attainable Housing Initiative, with a one-acre school site for the Conseil Scolaire Francophone and an MST Cultural Centre in the scheme. A buyer comparing a future Heather Lands unit against a freehold Cambie lot is comparing two different tenures.
  • Four ownership structures sit inside one sub-area: freehold side-street houses, strata corridor apartments and townhouses, purpose-built rental buildings, and predominantly leasehold future strata at Heather Lands — which is why tenure is the first question on any corridor purchase.
  • Queen Elizabeth Park is the city's high point: 52 hectares at 125 metres above sea level, the highest point in the City of Vancouver, with the Bloedel Conservatory, quarry gardens and an arboretum — the recreation anchor for the corridor's whole east side, and part of why the east-side streets price as house lots, not development scraps.

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

Sources for the land notes on South Cambie

More South Cambie real estate

Duplexes and half duplexes in South Cambie

What a duplex looks like in South Cambie

  • The usual duplex form: Older detached houses on the side streets — mostly mid-century and earlier character homes on standard lots, freehold — with townhouses and 4–6 storey strata and rental buildings concentrated on Cambie Street and around the King Edward and Oakridge–41st stations.

Local rules that affect duplexes in South Cambie

  • Flood — 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 and Requirements set a minimum flood construction level of 4.6 m (gvrd datum) for new construction in designated flood plains, based on a coastal flood risk assessment that considered 1 m of sea level rise; lot-by-lot designation must be confirmed with the City.

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

Sources for the duplex notes on South Cambie

What's nearby South Cambie

Times are from OpenStreetMap routing, November 2026.

Transit

  • Canada Line stations serving the corridor: King Edward, Oakridge–41st Avenue, Langara–49th Avenue and Marine Drive; a TransLink Buzzer post names King Edward, Oakridge–41st Avenue and Langara–49th Avenue stations and route 15 stopping at all three.
  • Bus route 25, UBC–Brentwood Station, TransLink, via King Edward Station.
  • Bus route 49, Metrotown Station–UBC, TransLink, via Langara Station and SW Marine.
  • Bus route 33, 29th Avenue Station–UBC, TransLink, via King Edward Station.

Parks and recreation

  • Queen Elizabeth Park, 52 hectares, highest point in Vancouver at 125 m; City of Vancouver page.
  • Douglas Park Community Centre, 801 W 22nd Ave; City of Vancouver page.

Schools

  • Edith Cavell Elementary, K-7, SD39; confirm the catchment with the district.
  • Emily Carr Elementary, K-7, SD39; confirm the catchment with the district.
  • Sir Winston Churchill Secondary, 8-12, SD39; confirm the catchment with the district.
  • Eric Hamber Secondary, 8-12, SD39; confirm the catchment with the district.

Groceries and shopping

  • Oakridge Park shopping centre, 650 W 41st Ave.

Sources for what’s nearby

What's nearby, building by building

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

  • 528 West King Edward Avenue

    Transit
    Nearest rapid-transit station: King Edward Station (Canada Line), named in a TransLink Buzzer post listing the corridor's Canada Line stations. Route 15 Cambie, TransLink, via Cambie Street, per its timetable. Route 25, UBC–Brentwood Station, TransLink, via King Edward Station.
    Parks and recreation
    Queen Elizabeth Park, 52 hectares, highest point in Vancouver at 125 m; City of Vancouver page. Douglas Park Community Centre, 801 W 22nd Ave; City of Vancouver page.
    Schools
    Edith Cavell Elementary, K-7, SD39 Vancouver; confirm the catchment with the district. Eric Hamber Secondary, 8-12, SD39 Vancouver; confirm the catchment with the district. Sir Winston Churchill Secondary, 8-12, SD39 Vancouver; confirm the catchment with the district.
    Shopping
    Oakridge Park shopping centre, 650 W 41st Ave.

Parc Elise by DAVA Developments, 4488 Cambie Street (North Building)

  • Transit: Canada Line stations serving the corridor: King Edward and Oakridge–41st Avenue, both named in a TransLink Buzzer post on the corridor's stations. Route 15 Cambie, TransLink, via Cambie Street past the building, per its timetable.

Sources for what’s nearby each building

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