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$2,799,998

202 539 W 28TH AVENUE

Vancouver · MLS® R3117681

3 bed · 3 bath · 1,884 sq ft · 2 parking

Townhouse · Single Family · built 2025 · 162 days on market

Listed by Tory Haakstad, Rennie & Associates Realty Ltd.

Realtor's description

FINAL RELEASE PRICING Welcome to Soto on W28, where luxury meets modern design. This 1884 sqft 3-bed, 2.5-bath penthouse offers a private in-suite elevator, double-car underground garage, in-home storage, and 9.5 ft ceilings on main. Designed by Yamamoto Architecture with open living spaces, floor-to-ceiling windows, Gaggenau kitchen, wine fridge, and engineered hardwood floors. Primary includes custom closets & steam closet in laundry. Outdoor living with large terrace + rooftop with bonsai-inspired tree. Quiet, tree-lined street steps to QE Park. Move-in ready. Furnished show home by appointment. Limited time buyer credit avail. Visit website for more info

Property details

Type: Townhouse, Single Family
Bedrooms: 3
Bathrooms: 3
Living area: 1,884 sq ft
Parking: 2
Year built: 2025
Strata fee: $942 / mo ($0.50 / sq ft)
Strata rules: Pets Allowed With Restrictions, Rentals Allowed With Restrictions
Days on market: 162
MLS®: R3117681

Features

Central location
Elevator
Pets Allowed With Restrictions
Rentals Allowed With Restrictions
All

Price check

2026 assessment: $2,692,000 · asking is +4.0%
Price per sq ft: $1,486 vs $1,027 median for townhouses in Vancouver for sale (475)

An estimate from public BC Assessment records, registered sales and the listings for sale right now, not an appraisal. Condition, renovations, views and lot all move real value.

Property insights

On market 162 days · no price changes so far

The market here

Listed now: 45 days; median for 494 townhouses for sale; this one 162 days

Townhouses in Vancouver. Sale prices register 1 to 3 months after a sale closes.

Property tax by year

Year	Assessed	Est. tax
2026	$2,692,000	$9,052

Estimate: the BC Assessment value times Vancouver's residential tax rate for that year (Province of BC, local government statistics). Leaves out the home owner grant, parcel taxes and utility charges; the city's tax notice is the real figure.

Monthly cost

$13,141/mo

Mortgage $12,199 · Strata $942

20% down at 4.34% fixed (Ratehub.ca), 25 years; strata fee from the listing.

estimated payment

$12,199/ monthly

loan $2,239,998

25-year amortization

down payment20% · $560,00020%+ down: no mortgage insuranceinterest rate4.34%Rates from Ratehub.ca (best 5-year fixed and variable), checked Oct 9, 2026. Semi-annual compounding; your lender's rate may differ.amortizationpayment frequency

total interest: $1,419,798
property transfer tax: $62,000; BC general rate
cash to close: $622,000; down + PTT
total paid: $3,659,797

Estimates only. Rates change daily and lenders qualify at the stress-test rate; first-time-buyer and newly-built PTT exemptions aren't applied. Talk to a mortgage broker before you offer.

If you rented it out

Rent: $2,506/mo
After all costs: −$11,011/mo
Cap rate: 0.5%; yearly net rent ÷ price

Rent / moDown payment %Rate %

Costs: mortgage $12,199 · strata $942 · insurance ~$175 · vacancy 3% · upkeep 5%.

Rent starts at CMHC's average for a 2-bedroom in South Granville/Oak, Vancouver (CMHC Rental Market Survey, October 2025). Averages include long-time tenants, so new leases usually ask more; houses usually rent for more than apartments. 25-year mortgage; rental purchases need at least 20% down.

BC rules for landlords

Short-term rentals are limited to the host's principal residence in most communities. gov.bc.ca
Rent increases are capped once a year at the province's set amount. gov.bc.ca
The speculation and vacancy tax applies in many areas to homes not lived in or rented out. gov.bc.ca
Vancouver also charges an empty homes tax. vancouver.ca
Selling within two years of buying can trigger the BC home flipping tax. gov.bc.ca

Location

The building's lot: 2,089 m² (22,486 sq ft) · PID 032-551-312. From ParcelMap BC; property lines are approximate, a survey is the legal boundary.

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Location

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Schools

Catchment schools, Vancouver School Board

Elementary Cavell Elementaryhomes in this catchment
700 m away · 500 20th Ave W, Vancouver · 604-713-4932
Secondary Eric Hamber Secondaryhomes in this catchment
900 m away · 960 W. 33rd Avenue, Vancouver · 604-713-8927

From the Vancouver School Board's published catchment maps. A catchment gives priority, not a guaranteed seat, and French immersion and choice programs work differently. The district confirms catchment: check with its school locator.

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