University Endowment Lands Real Estate Guide

"University VW" is not in the City of Vancouver: the board sub-area covers the University Endowment Lands (UEL, unincorporated, administered by the Province under the University Endowment Land Act, Metro Vancouver Electoral Area A) plus UBC's Point Grey campus neighbourhoods — Wesbrook Village, Hampton Place, Chancellor Place, Hawthorn Place and East Campus. Postal addresses read "Vancouver," which is the core confusion; no City of Vancouver bylaws apply here, and Vancouver's Empty Homes Tax does not apply here. Tenure splits by side: the UEL's older streets are largely freehold, while all UBC-neighbourhood homes are 99-year prepaid leasehold on UBC land, never sold outright. The rental side of the same project carries an operator-name conflict (Assisted Living Registry names Seasons; Chartwell also publishes a page for the same address) — carried, not resolved.

Tapestry at Wesbrook Village — condominium homes, 3382 Wesbrook Mall, Wesbrook Village

Tenure: leasehold strata on UBC land — UBC's endowment lands are never sold outright and are leased as prepaid 99-year leases, so the remaining term runs from the project's original lease date, not the purchase date. 55+ flag, carried and not settled: the 55+ restriction rests on MLS listing wording only — MLS® states the community is "restricted to 55+ years," records pets and rentals as OK, and describes a mandatory service package (dining credit, weekly housekeeping, 24-hour emergency system), all listing-stated; a Form B / registered-bylaw check is still owed before that restriction, the package or its charges are treated as settled. Building split: 3338 Wesbrook Mall is Building 1 (the rental side below) and 3382 Wesbrook Mall is Building 2 (the condos), per the Modo building directory.

Eton by Polygon — Wesbrook Village, beside Pacific Spirit Regional Park

That verifies Eton as a built Wesbrook Village condominium building by developer source. Tenure: leasehold strata on UBC land, on the same area-wide structure as every UBC-neighbourhood home — prepaid 99-year leases, land never sold outright.

Streets, schools and transit near University VW condos

• Two jurisdictions share this one board sub-area: (1) the UEL, an unincorporated community between the City of Vancouver and UBC on the Point Grey Peninsula, administered directly by the Province under the University Endowment Land Act with no elected municipal council, in Metro Vancouver Electoral Area A; and (2) UBC's own residential neighbourhoods on campus lands. Day-to-day UEL services are delivered by the UEL Administration, guided by the UEL Official Community Plan and the Land Use, Building and Community Administration Bylaw.
• The UEL Administration's realtor information sheet states the UEL is not part of the City of Vancouver or UBC, has a population of nearly 4,000, and that water billing is not included on the UEL property tax bill.
• UBC's residential neighbourhoods served by the University Neighbourhoods Association (UNA) are Chancellor Place, East Campus, Hampton Place, Hawthorn Place and Wesbrook Place (Wesbrook Village), home to roughly 15,000 residents in total.
• Tenure by side: the UEL's older residential streets are largely freehold lots, while UBC's neighbourhoods (Wesbrook Village, Hampton Place, Chancellor Place, Hawthorn Place) are built on 99-year prepaid leasehold — UBC Campus and Community Planning states residential properties on UBC's endowment lands are never sold outright but are leased as prepaid 99-year leases. The remaining lease term runs from each project's original lease date, not from the buyer's purchase date.
• Where condo stock concentrates: Wesbrook Village, the village centre south of West 16th Avenue on Wesbrook Mall and around Birney Avenue / Webber Lane, holds the counted buildings in; Hampton Place (1990s, UBC's first campus neighbourhood) and the other campus neighbourhoods hold further leasehold strata stock in condo and townhouse form.
• Transit is bus-based: the UBC Exchange is a major TransLink bus hub, and the R4 41st Ave RapidBus runs from UBC Exchange to Joyce–Collingwood Station. The Broadway Subway's Arbutus terminus is interim — TransLink notes a future phase of rapid transit could extend to UBC's Point Grey campus, with bus service continuing between Arbutus and UBC in the meantime.
• Schools (SD39, Vancouver School Board): University Hill Elementary, 5395 Chancellor Boulevard, a kindergarten-to-grade-7 school of about 385 students; University Hill Secondary, 3228 Ross Drive, where it moved in 2013; and Norma Rose Point School, 5488 Ortona Road, kindergarten to grade 7, with 770-plus students.
• Health, shopping and community: UBC Hospital is at 2211 Wesbrook Mall (Vancouver Coastal Health) and includes an Urgent Care Centre. Wesbrook Village is anchored by a Save-On-Foods at 5945 Berton Avenue. The UNA operates the Wesbrook Community Centre, 3335 Webber Lane, and the Old Barn Community Centre.
• Culture and scale: the Museum of Anthropology is at 6393 NW Marine Drive and the UBC Botanical Garden, established in 1916, is at 6804 SW Marine Drive. UBC's own facts page counts 60,309 students on the Vancouver campus.

Local rules that affect condo buyers in University VW

• Vancouver's Empty Homes Tax does not apply here.
• No City of Vancouver bylaws apply here: On the UEL side, the governing instruments are the UEL Administration, the UEL Official Community Plan and the Land Use, Building and Community Administration Bylaw, under the University Endowment Land Act; on the UBC side, land use is the university's and neighbourhood services are the UNA's (below). Establish which side of the line a specific property sits on before applying any rule.
• Head-lease diligence — unique to this area: On every UBC-neighbourhood purchase, order and read the head lease per property: start date, prepaid status, remaining term, UBC's rights under the lease, and any faculty/staff resale restrictions on the specific home. The remaining term runs from the project's original lease date, not the purchase date, and it is the term a lender lends against.
• UNA services levy: The University Neighbourhoods Association delivers municipal-like services to roughly 15,000 residents of UBC's residential neighbourhoods under its Neighbours Agreement with UBC — confirm the UNA levy and any neighbourhood-specific charges in the strata budget / Form B for the specific unit, on top of strata fees.
• Property tax — provincial rural regime, not city tax: Property taxes here are payable to the Province's Surveyor of Taxes, due July 2, with a 5% penalty on any portion unpaid on July 2 and a further 5% on any portion still unpaid on October 31 (Taxation (Rural Area) Act s. 11). Two UEL traps from the Administration's realtor sheet: the population is nearly 4,000, and water billing is not on the tax bill — water is billed separately.
• If a presale is offered here, REDMA s. 21 gives a 7-day rescission period on developer contracts, with deposits held in trust under s. 18.

Good to know about University VW condos

• The postal city is the trap, and it changes the tax bill, the bylaws and the declaration list. A home here can read "Vancouver" on every envelope while sitting in the provincially run UEL (largely freehold) or in a UBC-governed leasehold neighbourhood — with rural-regime taxes to the Surveyor of Taxes, no City of Vancouver bylaws, and no Vancouver Empty Homes Tax. Establish the jurisdiction from title and the UEL/UBC sources, not from the address.
• The lease clock started when the project was built, not when you buy. Because every UBC-neighbourhood lease is a prepaid 99-year lease running from its original date, the oldest neighbourhood, Hampton Place (1990s, UBC's first), carries the shortest remaining terms in the area, and a newer Wesbrook building carries more — the head lease, not the listing, states the number a lender will use.
• One Wesbrook Mall project is two different products at two different addresses. Tapestry's linked midrises split by address: 3338 Wesbrook Mall is Building 1, the rental retirement residence (now Seasons Wesbrook Village), and 3382 Wesbrook Mall is Building 2, the 46 condominium homes a buyer can own.
• Even the rental residence's operator name is not settled online. BC's Assisted Living Registry names Seasons Retirement Communities (Wesbrook Village) GP Inc. as the legal operator of the 3338 Wesbrook Mall residence, class SN — while Chartwell publishes a full page for the same address.
• "Ortona Avenue" does not exist. Norma Rose Point School's street is Ortona Road — the SD39 locator offers Ortona Rd, and an address written as "Ortona Avenue" will not resolve to the school's catchment result (5488 Ortona Rd returns Norma Rose Point / University Hill Secondary).
• Water is a separate bill, and the tax notice will not warn a Vancouver buyer. The UEL Administration's realtor sheet states City of Vancouver water billing is not included on the UEL property tax bill — a carrying-cost line that buyers transferring their Vancouver habits will miss unless it is budgeted separately.
• The forest and the university are the amenity package. Pacific Spirit Regional Park's roughly 860–874 hectares and 55-plus km of trails wrap the campus, and UBC itself counts 60,309 Vancouver-campus students — the demand base behind the parent-buyer and student-rental markets that support these leasehold condos.

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

Sources for the condo notes on University VW

• Province of BC University Endowment Lands (opens in a new tab) Web pagewww2.gov.bc.ca↗
• Province of BC Realtor Information 2026 03 12 (opens in a new tab) PDFuniversityendowmentlands.gov.bc.ca↗
• myuna.ca About Us (opens in a new tab) Web pagemyuna.ca↗
• elementslab.ca Wesbrook Study reducedsize secure2 (opens in a new tab) PDFelementslab.ca↗
• ubcproperties.com History (opens in a new tab) Web pageubcproperties.com↗
• Metro Vancouver Pacific Spirit Regional Park (opens in a new tab) Web pagemetrovancouver.org↗
• TransLink Rapidbus Projects (opens in a new tab) Web pagetranslink.ca↗
• TransLink Broadway Subway Project (opens in a new tab) Web pagetranslink.ca↗
• Vancouver School Board About Us (opens in a new tab) Web pagevsb.bc.ca↗
• Vancouver School Board About Us (opens in a new tab) Web pagevsb.bc.ca↗
• Vancouver Coastal Health UBC Hospital (opens in a new tab) Web pagevch.ca↗
• myuna.ca Facilities (opens in a new tab) Web pagemyuna.ca↗
• botanicalgarden.ubc.ca Official page (opens in a new tab) Web pagebotanicalgarden.ubc.ca↗
• ubc.ca Facts (opens in a new tab) Web pageubc.ca↗

UBC ground

• The 99-year prepaid leasehold structure: UBC Campus and Community Planning's Wesbrook Place case study states that residential and commercial properties on UBC's endowment lands are never sold outright, but are leased as prepaid 99-year leases, with the net revenue funding UBC's endowment. The remaining term on any home runs from the project's original lease date, not from the buyer's purchase date — Hampton Place (1990s, UBC's first campus neighbourhood) carries the shortest remaining terms; Wesbrook Place is the largest and newest.
• What the leasehold stock is: Named Wesbrook Village buildings include Eton by Polygon and Wesbrook Properties' rental buildings (Georgia Point, Vista Point, Granite Terrace, Mews) — built housing, not lots.
• Tapestry at Wesbrook Village — TENURE RECORD, never freehold land stock: two six-storey mid-rise buildings with 134 rental homes and 46 condominium homes, on UBC leasehold ground.

UEL ground

• The UEL's older residential streets are predominantly freehold lots originally granted by the Crown, carrying large, mature lots with many original mid-century homes plus high-end rebuilds.
• Serviced position, as the UEL states it: the UEL Administration's realtor information sheet stresses that the UEL is not part of the City of Vancouver or UBC and is governed by different bylaws, and that City of Vancouver water billing is not included on the UEL property tax bill — water is billed separately.
• Property-level hazard status (including foreshore/cliff areas near NW Marine Drive): confirm per property.

Bare-land strata

• The BC strata block that applies to the leasehold strata stock generally: depreciation reports on a 5-year cycle for strata corporations with 5 or more units since July 1, 2024; a minimum 10% contingency reserve fund contribution since November 1, 2023; rental-restriction bylaws void since November 24, 2022; only 55+ age bylaws valid (Strata Property Act ss. 123.1/123.2, with May 1, 2023 exemptions) — which is why Tapestry's MLS-wording 55+ position above remains UNSETTLED until a Form B is read.

Streets, schools and transit near University VW lots

• Municipality: none — the key identity fact. The UEL is an unincorporated community between the City of Vancouver and UBC on the Point Grey Peninsula; it is the only part of BC where the provincial government provides local services directly to an urban area, it has no elected municipal council, and the Minister of Municipal Affairs governs it under the University Endowment Land Act. UBC's campus lands are governed by the university. "University VW" is the GVR board sub-area name (VW = Vancouver West).
• For Metro Vancouver purposes the UEL sits in Electoral Area A; day-to-day services are delivered by the UEL Administration, guided by the UEL Official Community Plan and the Land Use, Building and Community Administration Bylaw. The UEL comprises four areas (A, B, C and D) and has a population of nearly 4,000.
• Nearby areas: West Point Grey, Dunbar-Southlands and Kitsilano (across Pacific Spirit Regional Park), and the Musqueam First Nation lands to the south.
• The residential neighbourhoods: the UEL's older streets east of campus, and UBC's planned neighbourhoods — Chancellor Place, East Campus, Hampton Place, Hawthorn Place and Wesbrook Place — home to roughly 15,000 residents under the University Neighbourhoods Association (UNA), which provides municipal-like services under its Neighbours Agreement with UBC.
• Pacific Spirit Regional Park wraps around the campus and UEL: roughly 860–874 hectares of forest with over 55 km of trails (34 km multi-use), operated by Metro Vancouver, including the Wreck Beach foreshore.
• Transit is bus-based and frequent: the UBC Exchange is one of TransLink's busiest bus hubs, and the R4 41st Ave RapidBus runs from UBC Exchange to Joyce–Collingwood Station. The Broadway Subway's Arbutus terminus is an interim endpoint — a future phase could extend rapid transit to UBC, with B-Line bus service continuing in the meantime.
• Schools (SD39): University Hill Elementary (5395 Chancellor Boulevard) and University Hill Secondary (3228 Ross Drive) serve the UBC/UEL area, and Norma Rose Point School (5488 Ortona Road) serves Wesbrook Village.
• Anchors: UBC Hospital, 2211 Wesbrook Mall (Vancouver Coastal Health, with an Urgent Care Centre); the Museum of Anthropology, 6393 NW Marine Drive; UBC Botanical Garden, 6804 SW Marine Drive; Wesbrook Village's centre on Birney Avenue / Webber Lane, anchored by a Save-On-Foods at 5945 Berton Avenue. UBC counts 60,309 students on its Vancouver campus.

Local rules that affect land buyers in University VW

• Governing frame — UEL (provincial), not a city: the UEL is governed under the University Endowment Land Act by the Minister of Municipal Affairs, administered by the UEL Administration under the UEL Official Community Plan and the Land Use, Building and Community Administration Bylaw. There is no municipal council, no city zoning bylaw and no city subdivision bylaw for UEL ground.
• Subdivision — City bylaw not imported: Vancouver's Subdivision By-law 5208 is a City of Vancouver instrument. A subdivision position for a specific UEL parcel: confirm with the UEL Administration.
• UNA services levy (UBC neighbourhoods): the University Neighbourhoods Association delivers municipal-like services (community centres, parks, recreation) to UBC's residential neighbourhoods under its Neighbours Agreement with UBC — confirm the UNA services levy and any neighbourhood-specific charges in the strata budget; the UNA, not a city, is the service provider.
• UEL property taxes — the rural regime, stated exactly: UEL properties do not pay City of Vancouver property tax. Because the UEL is taxed as a rural area, annual property taxes are payable to the Province's Surveyor of Taxes and are due and payable on July 2 of the year they are first levied; a penalty of 5% of the unpaid taxes is added to any portion unpaid on July 2, and a further 5% to any portion still unpaid on October 31 of that year (Taxation (Rural Area) Act, s. 11). Rural tax notices are mailed by May 31, and payment must be received by the due date to count as on time. UEL water is billed separately from the tax notice.
• Empty Homes Tax — does not apply here: Vancouver's Empty Homes Tax (3%) is a City of Vancouver tax on City ground.

Good to know about University VW lots

• The tax bill comes from the Province, on the rural calendar: a buyer who budgets on Vancouver's dates will miss this area's actual frame — Surveyor of Taxes, due July 2, 5% after July 2 and a further 5% after October 31, notices mailed by May 31, and water billed separately off the tax notice entirely.
• "Vancouver, BC" on the envelope proves nothing: the UEL Administration's own realtor sheet stresses the UEL is not part of the City of Vancouver or UBC and is governed by different bylaws — jurisdiction (UEL vs UBC lands vs, east of Blanca, the City itself) is the first diligence question on every address here, because permitting, bylaws and tax billing differ in each.
• The lease clock started when the project was built, not when you buy: Hampton Place, UBC's first campus neighbourhood (1990s), carries the shortest remaining 99-year terms — two otherwise similar condos in different UBC neighbourhoods can sit decades apart on the lease clock.
• The park is the boundary, not future phases: Pacific Spirit Regional Park's roughly 860–874 hectares wrap the campus and UEL — amenity and forest ground that explains both the setting and why there is no expansion land at the edges.

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

Sources for the land notes on University VW

• wesbrookproperties.com Office Retail Leasing (opens in a new tab) Web pagewesbrookproperties.com↗

What a duplex looks like in University VW

• The usual duplex form: Two products share this sub-area — (1) freehold detached houses on the UEL's older streets (large, mature lots; many original mid-century homes plus high-end rebuilds), and (2) leasehold strata condos and townhouses in UBC's planned neighbourhoods.

Local rules that affect duplexes in University VW

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